HomeMy WebLinkAboutCIVIC CENTER OFFICE BUILDING - PDP - 29-99 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTThe plan, as submitted, serves the purpose of the code equally well or better than a plan
which complies with the code for the following reasons:
The street tree placement, as proposed, integrates the building with the site and landscape design.
The landscape plan considers the building's character, form and function, and it accentuates
specific architectural features. A plan which complies with the code would merely line the streets
with trees with no consideration given for features which make the project unique. The code does
not consider site relationships or subtleties which help to integrate the design.
A plan that is in compliance with the street tree requirement would provide two (2) more street
trees in front of the building entrance and two (2) more street trees at the northeast and southeast
corners of the site, or a total of six more street trees.
In order to ensure significant canopy shading, to reduce glare and heat build-up, and to offset the
decreased number of street trees, we have provided eight shade trees around the circular water
quality pond near the northwest corner of the building. All of these trees are above and beyond
those required for "full tree stocking" purposes.
The proposed street tree planting scheme also serves the purpose of the code by: reducing
conflicts between activity areas and site elements; by contributing to the visual quality and
continuity within and between developments; and by enhancing outdoor spaces.
Thank you for your consideration in this matter.
End of Request
Alternative Compliance Request - Street Tree Spacing Page 2 of 2
Alternative Compliance Request - Street Tree Spacing
Civic Center Office Building
Section 3.2.1 Landscaping and Tree Protection
Purpose: The intent of this section is to require preparation of landscape 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 stormwater runoff, and mitigate air pollution.
Alternative Compliance Request
There are three locations along the perimeter of the Civic Center Office Building site which
require that we request alternative compliance for street tree spacing as defined in section
3.2. 1 (D)(2)(a) of the Fort Collins Land Use Code which states ... "Wherever the sidewalk is
separated from the street by a parkway, canopy shade trees shall be planted at thirty-foot to
fortyfoot spacing (intervals) in the center of all such parkway areas. Such street trees shall be
placed at least eight (8) feet away from edges of driveways and alleys, and forty (40) feet away
from any street light."
Area 1. We request alternative compliance for the street tree requirement in the area adjacent to
the main entrance of the building on the east facing facade. Street trees have been intentionally
left out of the area in order to preserve views to the building entrance. This portion of the
building has a significant level of architectural detail and deserves to be seen and framed when
viewed from Mason Street. Please refer to the architectural elevations.
Areas 2 and 3. We also request alternative compliance for the street tree requirement at the
northeast and southeast corners of the site. Street trees have been kept away from the comers for
the following reasons. First, existing or proposed street lights are located on both corners (as
required by the Light and Power Department). The code requires a minimum 40 foot separation
between street lights and shade trees and a minimum fifteen (15) foot separation between
ornamental trees and street lights. The proposed shade trees provide the required setback to the
street lights. The code would allow ornamental trees to be closer to the street lights, but we feel
that they would interfere with pedestrian traffic on the sidewalks because of their low branching
habit.
The proposed street tree configuration also preserves views to the southeast corner of the
building, which incorporates significant architectural elements. In reviewing the building
elevations you'll notice that this corner includes a considerable amount of sandstone, cornice
treatments, and interesting window elements.
Alternative Compliance Request - Street Tree Spacing Page I of 2