HomeMy WebLinkAbout- - - (6)Alternative Compliance
APEX-HAVEN APARTMENTS
SECTION 3.2.1 - LANDSCAPING AND TREE PROTECTION STANDARDS
3.2.1(D)(1)(c) Land use code:
“full tree stocking” shall be required in all landscape areas within fifty (50) feet of any building or structure as further
described below. 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 or structure. Such landscape areas shall extend
at least seven (7) feet from any building or structure wall and contain at least fifty-five (55) square feet of nonpaved ground
area, except that any planting cutouts in walkways shall contain at least sixteen (16) square feet. Planting cutouts, planters
or other landscape areas for tree planting shall be provided within any walkway that is twelve (12) feet or greater in
width adjoining a vehicle use area that is not covered with an overhead fixture or canopy that would prevent growth and
maturity.
Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions:
Tree Type Minimum/Maximum Spacing
Canopy shade trees 30’—40’ spacing
Coniferous evergreens 20’—40’ spacing
Ornamental trees 20’—40’ spacing
Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and
circulation as long as the minimum tree planting requirement is met. Canopy shade trees shall constitute at least fifty (50)
percent of all tree plantings. Trees required in subparagraphs (a) or (b) above may be used to contribute to this standard.
Justification for Alternative Compliance:
The proposed landscape plan* shows enhanced landscape planting with additional ornamental and columnar evergreen
trees along the building faces. The site is constrained for a number of reasons:
• Two existing landmark and landmark eligible buildings located centrally on the site.
• Existing detention pond at the South-west corner of building 2
• Existing emergency access easement and drive
Due to these constraint a limited amount of area is left for developing the high density multi-family building in order to
meet the requirements of the HMN code and purpose. This impacts the area where canopy trees can be planted where
they will grow in a healthy manner and not create conflicts with the existing buildings and new multi-family building.
The proposed landscape plan accomplishes the purpose of this requirement equally well or better in the following ways:
• The proposed landscape and site was reconfigured in order to protect and maintain as many of the large existing
evergreen trees at the south (front) of the property as possible.
• The proposed landscape plan provides 15 upsized mitigation trees when only 14 are required.
• Building 1, 2 & 3:
• Perimeter of buildings = 985 lf / 30’ average tree spacing 33 trees required
• A total of 37 trees (+4) have been provided within 50’ of the buildings. Of these:
• Deciduous Trees = 12 (32%)
• Ornamental Trees - 14 (38%)
• Evergreen Trees = 11 (29%)
The proposed landscape plan creates an enhanced site landscape condition with additional trees as well as a more
established looking canopy with the larger tree height and caliper trees. The percentage of canopy trees could be
increased by eliminating additional ornamental and evergreen trees, but this is counter productive in creating a dense
tree stocking in the landscape plan.
For all the reasons cited above, the Applicant requests an alternative compliance of the standard in LUC Section 3.2.4(D)
(1c) to allow for less than fifty (50) percent of the trees to be canopy shade trees. The Applicant proposes that the
alternative compliance is not detrimental to the public good, and promotes the purposes of the standard equal to or
better than a plan that could comply with the landscape requirement.
* This is for the 50’ within the proposed NEW Building 1 and Buildings 2 and 3. This doesn’t take into account the existing trees that are already on site for Apex Building.