TABLE OF CONTENTS
Purpose of
Report…………………………………………………..…..Page 3
Discussion…………………………………………………………..…..Page 3
Appendix A – Contacts
Appendix B – Developer
Payback Agreement (from Municipal Code)
Appendix C – City Wetland
Buffer Requirements (from Municipal Code)
Appendix D – Letter size maps
Appendix E - Blank Corps 404 Permit Form with Instructions
PURPOSE OF REPORT The purpose
of this report is to discuss the two features of the site that will likely have
the greatest impact on its development.
These items are the construction of a major flood channel through the
site, and the site soils. Additional
items are discussed as matters of information.
DRY CREEK CHANNEL DISCUSSION The site is currently subject to
significant flooding during high flows in Dry Creek resulting from an upstream
drainage basin area of slightly under 62 square miles. The City of
The City of
The cost of construction of
the facilities above Vine Drive and the railroad bridge have depleted the funds
available for construction and the City has notified the Developer it did not
include funds for construction of this portion in the 2006-2007 budget. A monthly stormwater fee payment is required
on all properties in the City. It
amounts to $4100/month for
The opportunity still exists
for construction by the Developer under a payback agreement calling for
reimbursement by the City.
The current citywide acreage
drainage fee is $3070/acre.
Precise channel alignment
studies are underway to facilitate the design and construction of a 60” water
line by the City of
Corps of Engineers Permit. (I need to
check this info.)Whatever the location of the
channel, a Corps of Engineers 404 permit and approval by the City’s Natural
Resource Department will be required.
During the review process the Corps will contact the EPA, U.S. Fish and
Wildlife Service, Colorado Division of Wildlife, Colorado Health Department,
and the Colorado Historic Preservation Office.
After evaluation of the comments from these agencies, wetland
determinations and environmental evaluations, the Corps will determine the need
for a public hearing. The Corps will
then make its requirements known and issue or deny the permit. The process could take as much as 120 days
after receipt of the application. The
City will be submitting for the permit soon.
Ultimately, the
Corps will issue the 404 permit to a single party or to multiple parties for a
2 year period unless a longer time is requested. It seems it would be advisable for the permit
to be issued to the City of
The Corps makes
periodic inspections during the life of the permit and a final one at the end
of construction.
The City
Department of Natural Resources imposes conditions on the development when
local attitudes and sentiments deem it necessary to be more restrictive than
the Corps. These are generally written
into a subdivision development agreement.
The Department also makes inspections both
during and at the end of construction.
FEMA Status FEMA has approved the City’s CLOMR for the
project and it is assumed no additional contact will be required until the
completion of construction except for some discussions related to bridge
crossings. Upon completion of construction
the City will submit as-built plans and a LOMR requesting that FEMA revise the
Dry Creek flood plain map. FEMA then has
90 days to accomplish the revision.
The developer can begin and
complete subdivision site construction after City approval of subdivision
construction drawings and can get a permit for construction of buildings prior
to FEMA approval of the flood plain map revision by complying with stringent
conditions outlined in the City Code.
However the process is much simpler if done after approval of the LOMR.
The City has a developer
reimbursement process in place in the event the channel gets built by the
developer. It revolves around getting an
agreement approved before design begins based on sound estimates, then
submitting evidence of payment of all contractors upon completion of
construction.
The City of Greeley is in the
process of building a 60” steel cylinder water line from north of Fort Collins
to Greeley. They have elected to go
through
Soils Investigation Discussion A preliminary
soils investigation has been completed.
High ground water and the presence of collapsible soils are issues that
will require attention. Much of the site is wet due to a high water table that
varies from 1 foot to 6 feet below the ground surface depending on the time of
year and the location on the site.
Anecdotal evidence indicates it is corrosive in nature near the hangars,
possibly caused by an upstream polluter. There are known sinkholes throughout
the property. The implication for
development is that at least larger buildings will probably require pilings to
bedrock in most areas of the property. Soils testing included drilling 23 holes
into bedrock, up to 25 feet deep.
Frequent soil samples were collected for laboratory analysis. Small slotted plastic pipes were installed in
approximately half of the holes so the depth to groundwater could be
monitored. The Soils Engineer will make preliminary
foundation and pavement thickness recommendations based on his field
observations, laboratory results and experience in the area.
Other Factors
The channel will require up
100 feet of R/W with a depth up to 6 feet to accommodate 943 cubic feet per
second of flood flow during a 100 year storm. The sides will slope at a
4:1 ratio for 25 or so feet allowing
room for a minimum 10 foot wide maintenance road on one side. The moderate side
slopes will simplify maintenance, and utilization for recreation. Wetlands, grass and trees will be installed
in the portion of the channel above the Dry Creek diversion. The channel downstream of this will be
grassed. The channel bottom will most
certainly soon support a natural growth of cattails as occurs in the existing
channel adjacent to Timberline Road as shown in the photograph above. The
cattails will support wildlife, which may become an amenity to future
development.
Bridges
The existing City
neighborhood plan shows two proposed
roads crossing the airport. One is
Appendix A
CONTACTS
CITY OF
Web page: fcgov.com/utilities
Voice: 970-221-6700 FAX: 970-221-6619
Contacts:
Jim Hibbard, P.E. - Water Engineering and Field Service Department Manager,
Owen Randall, P.E .- Senior Utility Engineer, 970-221-6619, orandall@fcgov.com
Link Mueller, P.E. - Special Projects Manager, 970-224-6039, lmueller@fcgov.com
Dean Saye - Special Projects Manager, 970-221-6212, dsaye@fcgov.com
Bob Smith - Storm Water Planning Manager, 970-224-6021, bsmith@fcgov.com,
Glen Schlueter - Civil Engineer, 970-224-6065, gschlueter@fcgov.com
Drainage responsibilities are shared by the above cited department representatives with Messrs. Randall, Mueller and Saye most directly involved in the design and scheduling aspects and Messrs. Smith and Schlueter involved in the ancillary functions relating to drainage policy and administration. Glen is a first contact to work out a payback agreement should the channel be built by a developer.
CITY OF
Contact: Doug Moore
Voice tel: 970-224-6143 FAX: 970-224-6177
e-mail: dmoore@fcgov.com
Web page: fcgov.com
The domain of the Natural Resources Department with regard to this project is similar to that of the Corps of Engineers and the U.S. Fish & Wildlife Service and has the authority to enforce additional and stricter standards with respect to protection of natural habitats and features both onsite and in the vicinity of the site. An example would be requirement of buffer zones of from 50’ along irrigation ditches to 2640’ from bald eagle nest sites.
The standards are spelled out in a recently adopted amendment to Section 11 Article 3.4.1 of the Land Use Code dealing with “Natural Habitats and Features”. This amendment will probably not show up on the City’s web page for some time but can be obtained from the City, and a copy is included in this report as Appendix C. The amendment allows for some negotiated trade offs.
The requirements applicable to a project are determined during the planning process and become part of the development agreement.
Inspections of the site are made by City representatives on a periodic basis during and at the end of construction.
CORPS OF ENGINEERS
Contact: Scott Franklin Alternate contact: Rena
Voice tel: 303-979-4120 FAX 303-979-0602
e-mail: j.scott.franklin@nwo.02.usace.army.mil
Web page: www.nwo.usace.army.mil
The mission of the Corps as related to this project is to enforce the provisions of Section 404 of the Clean Water Act as passed by Congress and deals with the placement of fill in wetland areas.
A full description of the authority of the Corps and its
mission can be found at their web page.
More detailed permit requirements can be found by clicking on “permits”,
“
The permit may be issued to a party or parties for as long as 4 years if requested. Renewal of a permit can be requested but it can be denied resulting in loss of the permit, or additional requirements may be imposed. The permit requirements may be completed by second parties but the permitee is held responsible by the Corps.
The Corps addresses wetland mitigation and environmental
impact issues in addition to holding any required public hearings. It also requests approvals from the EPA,
Colorado Division of Wildlife,
The currently known endangered species of concern are Ute Ladies’ Tress Orchid, Colorado Butterfly Plant and the Preble’s Meadow Jumping Mouse. None have been found on the property.
The Corps makes periodic inspections during construction, and a final inspection at the end.
FEDERAL EMERGENCY
MANAGEMENT AGENCY (FEMA)
Web page: www.fema.com
Outside consultant:
Michael Baker, Jr., Inc.
Voice tel: 303-986-5848
Contact: David Jula
e-mail: djula@mbakercorp.com
A CLOMR could be required to install bridges across Dry Creek.
APPENDIX B
DEVELOPER PAYBACK AGREEMENT
(from Municipal Code)
http://www.colocode.com/ftcollins/municipal/chapter26.htm#artVIIdiv2
then scroll to
Section 26-545 Credit for Construction of
APPENDIX C
CITY WETLANDS BUFFER REQUIREMENTS
APPENDIX D
LETTER SIZE MAPS
APPENDIX
E
CORPS OF ENGINEERS 404 PERMIT FORM
AND
INSTRUCTIONS