HomeMy WebLinkAboutHOWES/CANYON MIXED-USE (CORTINA) - PDP - 45-02 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTi
stocking trees. The developer plans to preserve and protect all of the existing trees,
except two. These two trees shall be relocated. The remaining existing trees provide
neighborhood continuity and important solar shading. The location and spacing of these
existing trees offer opportunities for enhanced pedestrian movement. Planting additional
trees would interfere with pedestrian circulation and the below -grade parking structure.
It is important to limit plant roots and irrigation over this structure. We propose that the
large, mature existing trees satisfy the standards of street trees and full -tree stocking.
Alternative Compliance Request Number Three:
Section 3.1.2(E)(2)(d) Foundation Plantings requires that exposed walls have at least
50% of the wall be landscaped with planting beds. This standard cannot be met
because of the layout of the building and sidewalks. In order to be consistent with the
vision of the downtown area, the building has been placed on the corner, of the site.
This project demonstrates that neighborhood continuity and connectivity have been
preserved and enhanced by utilizing 8-foot wide sidewalks adjacent to the building and
preserving the existing trees and parkways. The design objectives of the landscape plan
are to provide an attractive streetscape and also to enhance the pedestrian experience
within the site. The urban location and character of the project minimize the quantity and
location of plant materials. Rather, architectural columns, art display areas, pre -cast
planters, window boxes, seat walls, Italian -style light fixtures and enhanced paving
create the atmosphere of this project. Simple, strong plants are use as backdrops for
the architecture and urban exterior of the building. This approach to landscape design is
often utilized in downtown areas where pedestrian movement is a priority over large-
scale foundation plantings. Therefore, 5-foot wide foundation plantings are not possible
or functional.
In addition, planter boxes will be placed along the ground floor windows. We feel that
the proposed layout serves the standard equally well because it saves existing
tree/parkways and enhances the pedestrian experience.
November 19, 2002
Cameron Gloss
Current Planning Department
City of Fort Collins
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80521-0580
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VF RIPLEY
ASSOCIATES INC.
Landscape Architecture
Urban Design
Planning
401 West nlounlain Avenue
Suite 201
Fort Collins. CO 80521-2604
PHONE (970) 224-5828
FAX (970) 224-1662
Re: Alternative Compliance Canyon/Howes Mixed -Use Project Development Plan
Dear Cameron,
This letter is in regard to three (3) Alternative Compliance Requests to LUC Section
3.2.1 Landscaping and Tree Protection, Sections (C) General Standard, (D) Tree
Planting Standards and (E) Landscape Standards. Specific sub -sections are addressed
as follows.
Alternative Compliance Request Number One:
Section 3.1.2(D)(1)(a) and Sections (E)(4)(a) and (b) regarding parking lot landscaping.
The LUC requires that trees be provided at 40 feet spacing in parking lot setback areas
and that screening be provided in the form of fences, walls and/or landscaping. The
small parking lot located at the southwest corner of the site contains 8 spaces, a
mechanical building, and a trash enclosure. This new parking lot will sit directly above
the underground parking structure; therefore any plant material with extensive roots,
such as trees and large shrubs would be unfeasible. Irrigation above the garage
structure would be detrimental as well. Three of the parking spaces are already
screened in a "carport' under the mechanical building. We believe that the use of an
attractive fence in combination with various sizes of cobble mulch, surrounding the
vehicular use area, demonstrates an innovative alternative design. Therefore, we
propose a combination of cobble mulch and a solid fence for screening within the 5- foot
landscape setback.
Alternative Compliance Request Number Two:
Section 3.1.2(D)(1)(b) and (c) regarding street tree planting and 'lull tree stocking". This
section of the LUC requires that trees be planted within 50 feet of the building as well as
providing street tree planting in the street right-of-ways. There are many existing trees
around the building. These large trees can act as street trees as well as full -tree