HomeMy WebLinkAboutDOWNTOWN TRANSIT FACILITY - PDP - 9-00 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTexceeds the tree stocking requirement (see attached drawing.)
The plan, as submitted, serves the purpose of the code equally well or better than a plan
which complies with the code for the following reason:
Section 3.2.1(B) states the purpose and "the intent of this section (Landscape and Tree
Protection) is to require preparation of landscape plans and tree protection plans that ensure
significant canopy shading to reduce glare and heat build-up, contribute to visual quality and
continuity within and between developments, provide screening and mitigation of potential
conflicts between activity areas and site elements, enhance outdoor spaces, reduce erosion and
storm water runoff, an mitigate air pollution."
Area 1. The four trees added along the western property boundary will provide additional
protection against glare and heat build up along the bus loading areas and drive isles. They will
add to the visual enhancement and screening of the bus activity within the site. By placing the
four trees on the western boundary instead of in front of the building, conflicts with the security
and customer needs of the site as well as'with bus traffic through the site have been eliminated.
A landscape plan which fully complies with the Land Use Code would create the
previously mentioned conflicts based on site requirements. Therefore we believe the proposed
plan provides a better solution while complying with the intent of the Land Use Code.
Area 2. The existing six trees located directly east of the building reduce glare and heat build-up,
do not conflict with the historic gull wing canopy, screen adjacent developments from the site
and provide visual continuity along the pedestrian walkway through the existing alley (see
existing drawing). We feel the existing trees east of the building accomplishes the intent of the
Land Use Code in a way that is equal to having four trees planted within fifty feet of the building
without conflicting with the historic gull wing canopy.
Thank you for your consideration in this matter.
End of Request
Alternative Compliance Request - Full Tree Stocking Page 2 of
Alternative Compliance Request - Full Tree Stocking
Downtown Transit Center
Section 3.2.1 D (1) (c) Full Tree Stocking
Purpose: The intent of this section is to require adequate screening "along high use or highly
visible portions of the building."
Alternative Compliance Request
There are two locations along the perimeter of the Transit Center building which require that we
request alternative compliance for full tree stocking as defined in section 3.2. 1 (D)(1)(c) of the
Fort Collins Land Use Code which states ... 'full tree stocking shall be required in all
landscaped areas within (50) feet of any building or structure... Landscape areas shall be
provided in adequate numbers, locations and dimensions to allow full tree stocking to occur
along all high use or high visibility sides of any building.... Full Tree stocking shall mean formal
or informal groupings of trees planted according to the following spacing dimensions:
1. Canopy Shade Trees 30-40'spacing
2. Coniferous Evergreens 20'-30'spacing
3. Ornamental Trees 20'-30'spacing"
Area 1. We request alternative compliance for the full tree stocking tree requirement on the west
facade of the building. Trees have been intentionally left out of the area in order to preserve
views to the bus loading areas for security cameras, the dispatchers, and Transfort customers.
The overhanging branches of trees placed between the west facade and the bus drive/loading isles
would conflict with bus movement through site. The extrusion of the historic canopy also
restricts the placement of trees within the planting areas adjacent to the building (please refer to
the architectural elevations).
The west facade of the building is 160 feet in length. Four trees would be required along
the west facade to provide full tree stocking. To compensate, four extra trees have been shown
along the west side of the site near the kiss and ride. With the addition of those four trees, the
density of trees between the street and the west building facade is a ratio of one tree per 18 feet.
This ratio exceeds the tree stocking requirement. Similar to trees, the gull wing canopy along the
west facade provides the shading to reduce heat and glare build up (please refer to the
architectural elevations).
Area 2. We also request alternative compliance for the full tree stocking tree requirement on the
east facade of the building. We feel this area is not a "high use or high visibility area" as defined
in section According to section 3.2. 1 (D)(1)(c) of the Land Use Code.
The extrusion of the historic canopy on this side also restricts the placement of trees
within the planting areas adjacent to the building (please refer to the architectural elevations).
Within 60' of the east facade are 6 existing trees. Although some theses trees are up to
10' outside the 50' tree stocking area, the ratio of trees along this facade is one tree per 27' which
Alternative Compliance Request - Full Tree Stocking Page l of