HomeMy WebLinkAboutFORT COLLINS MUFFLER - PDP/FDP - 24-97 - SUBMITTAL DOCUMENTS - ROUND 3 - ALTERNATIVE COMPLIANCE REQUESTSpring Court Subdivision - Ft. Collins Muffler
Please contact me with any further concerns not previously addressed by staff. We
appreciate the opportunity to clarify issues prior to final approval.
ARCHITECTURE
� WEST, L.L.I.
ARCHITECTURE/PLANNING
March 6, 1998
Ms. Leanne Harter
Current Planning Department
City of Fort Collins
Ft. Collins, Colorado 80522
re: Spring Court Subdivision - Ft. Collins Muffler
Request for Alternative Landscape Compliance
Dear Leanne:
Referencing your initial project comments of October 2, 1997, specifically item 9.e discussing
the parking lot perimeter requirements along the east property line. We have developed the
final landscape to be in compliance with the Alternative Compliance requirements of Section
3.2.1.N. Following discussions with the various utility departments and Tim Buchanan it was
agreed the plan as submitted meets or exceeds the Design Standards requirements.
Several existing site conditions provided for the canopy tree buffer alternative design:
1. There is approximately a 5 foot vertical grade difference and existing structural
concrete retaining wall separating the two properties.
2. Existing Electric, Telephone and Sanitary Sewer utilities already exist serving
adjacent uses to the south in an easement area along the east property line. Modifications of
the existing utilities is not practical nor requested by City Staff.
3. Utility and landscape criteria require a minimum separation of 10' of tree plantings
to utility locations. This distance is not available.
4. The plan internalizes parking within the site and as such only allows for six parking
spaces. Additional landscape islands would compromise the minimal parking count and
conflict with additional storm drainage easements also required.
5. Four new trees have been upsized in caliper sizes as well as an additional tree
provided off -site to the neighbor to the south to mitigate the developments impact where it is
most desired and valuable.
To re -state, through the input from various Staff departments the plan represents the design
review procedure required by the City Plan, meets or exceeds the purpose of the perimeter
landscape requirements and satisfies the Alternative Compliance requirements of tree canopy
cover, enhancement of neighborhood continuity and connectivity, fosters non -vehicular
access, and demonstrates appropriate landscape design in an existing in -fill condition.
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