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HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTland planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com November 16, 2016 Alternative Compliance Request 3.2.1 Landscaping and Tree Protection Residential (D) Tree planting Standards. (1) Minimum Plantings. (c) "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. Reason for the Request Fire access requirements preclude our ability to provide full tree stocking on the east, south and west sides of the proposed residential building. While these elevations are visible from adjacent properties, they are not highly visible from the public street right-of- way. The property on which the proposed project is located is unusual in that the residential building faces West Elizabeth Street, but access to the parking structure is from a private drive located to the west. The proposed project wraps around the corner property known as Uptown Plaza. The land configuration creates more perimeter edges than a project would normally have and poses a site planning challenge to meet operational requirements for the parking structure and building as well as Poudre Fire Authority (PFA) perimeter access requirements. Furthermore, the project is located along West Elizabeth Street within the Targeted Infill and Redevelopment Area defined in City Plan. Both City Plan and the West Central Area Plan encourage high quality urban redevelopment along this community commercial spine. Full tree stocking is associated with suburban development and is not feasible to provide at this location in this highly urban project. Project Name Alternative Compliance Request – Tree Stocking November 16, 2016 Date Page 2 of 5 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com Alternative Compliance . Upon request by an applicant, the decision maker may approve an alternative landscape and tree protection plan that may be substituted in whole or in part for a landscape plan meeting the standards of this Section. (1) Procedure. Alternative landscape plans shall be prepared and submitted in accordance with submittal requirements for landscape plans. Each such plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the purposes of this Section than would a plan which complies with the standards of this Section. (2) Review Criteria. To approve an alternative plan, the decision maker must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a plan which complies with the standards of this Section. In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this Section as required above, the decision maker shall take into account whether the alternative preserves and incorporates existing vegetation in excess of minimum standards, protects natural areas and features, maximizes tree canopy cover, enhances neighborhood continuity and connectivity, fosters nonvehicular access or demonstrates innovative design and use of plant materials and other landscape elements. Justifications While technically the project falls short of meeting the requirement for “full tree stocking”, we believe the proposed project and associated landscape plan meet the intent of the Land Use Code in respect to the Purpose and the General Standard of 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, encourage water conservation and mitigate air pollution. General Standard. All developments shall submit a landscape and tree protection plan, and, if receiving water service from the City, an irrigation plan, that: (1) reinforces and extends any existing patterns of outdoor spaces and vegetation where practicable, (2) supports functional purposes such as spatial definition, visual screening, creation of privacy, management of microclimate or drainage, (3) enhances the appearance of the development and neighborhood, (4) protects significant trees, natural systems and habitat, (5) enhances the pedestrian environment, (6) identifies all landscape areas, (7) identifies all landscaping elements within each landscape area, and (8) meets or exceeds the standards of this Section. Project Name Alternative Compliance Request – Tree Stocking November 16, 2016 Date Page 3 of 5 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com In most suburban projects, the primary contributors to lower visual quality and heat build-up are parking lots. This project in contrast proposes 332 vehicular parking spaces in parking structures eliminating the need for shading and visual screening of parking areas. Furthermore on all three sides where full tree stocking is not provided the building is adjacent to similar commercial and residential uses that do not create conflicts between activity areas that need mitigation. If all sides of both the mixed-use building and the parking structure are considered highly visible, then full tree stocking for this site requires 20 trees around the perimeter of the mixed-use building and 19 trees around the parking structure for a total of 39 trees. In lieu of “full” tree stocking the project provides additional trees where there is space, specifically as screening /buffering along the parking structure’s north and south sides. The eastern and southern sides of the mixed use building have either low or no visibility from the public right-of-way due to the proximity of the existing apartments in the Fairview Shopping Center. If those facades are not considered highly visible, the tree stocking requirements are reduced to 10 trees around the mixed-use building for a total of 29 trees required. In spite of fire access requirements limiting full tree stocking, the project proposes to plant 51 trees on the site. Of the 51 proposed trees, 36 of those are proposed to be upsized in size to create additional canopy coverage and screening quicker. There are also two mature existing trees proposed to be preserved along the most visible façade of the building on Elizabeth Street. As mentioned above, the perimeter fire access lane limits the placement of trees along the east and west sides of the building. However, when the east side of The Hub is looked at in context with adjacent multifamily building, the fire lane is essentially an alley between two buildings. Alleys are not typically considered highly visible areas as this code outlines. When the west side of The Hub is looked at in context with the adjacent Uptown Plaza, which is still under construction currently, there are an additional 16 trees being planted by Uptown Plaza within 50 feet of The Hub. According to LUC 3.2.1(D)(1)(e) full tree stocking is required in all landscape areas within 50 feet of any building. That means the Applicant can count the 16 trees provided by Uptown Plaza towards their tree stocking count. In addition, the project proposes the following site amenities that address visual quality, continuity and pedestrian enhancements: • Street trees, special paving, accent plantings, seating, street furniture and bike racks along the West Elizabeth Street frontage. These amenities enliven the streetscape, provide opportunities for social interaction and contribute in a positive way to the visual quality of West Elizabeth Street. • Along the east, west and south sides of the residential building the project proposes to soften the impacts of the perimeter fire access through the Project Name Alternative Compliance Request – Tree Stocking November 16, 2016 Date Page 4 of 5 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com innovative use of a grass paver system that allows for vehicular use while still allowing grass, and possibly flowering perennials, to grow. • Pedestrian connections to the west and to the east will connect to existing pedestrian walk systems along the private drive to the west and through the Matador apartment complex to the east and south. Connectivity in the general vicinity is enhanced by providing a large urban plaza around the project for pedestrians. This plaza will contain enhanced paving, moveable site furniture, moveable planters and site pedestrian level lighting. • Water quality treatment is being provided through the use of permeable pavers throughout the loop pedestrian plaza. • All plant material will be native or indigenous to Fort Collins and xeriscape principles will be utilized in all planting areas to reduce water consumption and minimize maintenance. The urban character of the proposed project is supported by the Community Commercial Zone District. It is also supported by the recently updated West Central Area Plan, the Targeted Infill and Redevelopment Area defined in City Plan, and the Economic, Livability and Transportation policies related to parking, public amenities, infill and redevelopment, services, housing variety, community appearance and design, pedestrian connectivity, and transit found in City Plan. Pertinent excerpts include: Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. Policy LIV 5.4 – Contribute to Public Amenities Explore options for private development to help contribute to the additional public amenities needed in areas where infill and redevelopment occurs. Public amenities will be key to transforming outdated areas into distinct places with identifiable character and more marketable frontage that promotes redevelopment. Needed amenities usually include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new secondary streets; and landscaping and signage for identity and wayfinding. Options for helping developers with these amenities include tax increment financing, improvement districts, and context-sensitive design and engineering standards for streets and development. The West Central Area Plan indicates that this project site is located “in an area expected to build out with a high degree of urban character in accordance with the Community Commercial Zone District. Redevelopment is encouraged to provide street-facing patios and other features that would animate the streetscape. Mixed-use development is strongly encouraged to provide housing opportunities above commercial space.“ In conclusion, we believe this Alternative Compliance Request is justified because the project as designed is supported by policies in City Plan, the West Central Area Plan and the Community Commercial Zone District. The project fosters continuity and Project Name Alternative Compliance Request – Tree Stocking November 16, 2016 Date Page 5 of 5 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com connectivity through pedestrian connections to West Elizabeth Street as well as to the east and west. The project is innovative in utilizing this odd shaped urban infill site in creative ways that are consistent with City Plan. The top quality architectural design of the buildings along with the attractive and functional urban streetscape provided along the West Elizabeth Street frontage make a positive contribution to this commercial core neighborhood beyond what “full” tree stocking would accomplish.