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HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 3 - 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 The Hub on Campus Fort Collins May 30, 2017 Alternative Compliance Request LUC 3.2.1 (N) 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. Introduction The Land Use Code allows for an alternative compliance landscape plan given that it meets (1) Procedure and (2) Review Criteria as stated above. Presented in this alternative compliance request is, first, the reason for the request (including the limitations of the project site) and second, the justifications for the request. The justifications individually outline how the Hub on Campus Fort Collins meets the Procedure and Review Criteria. Finally, this request presents themes and principles echoed throughout City planning documents in support of the project. Reason for the Request The Hub on Campus Fort Collins Alternative Compliance Request – Landscape Plan May 31, 2017 Page 2 of 6 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 Vehicular and emergency access requirements, and relocation of existing utilities preclude our ability to provide full tree stocking on the east, south and west sides of the proposed mixed use building, as well as the west, south and east sides of the proposed parking structure. While these elevations are visible from adjacent properties, they are not highly visible from the public street right-of-way. Site Limitations 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. The property on which the proposed project is located is unusual in that the proposed project wraps around the corner property known as Uptown Plaza. The residential building faces West Elizabeth Street, and the parking structure is located on another parcel behind Uptown Plaza. The only public access to the smaller parcel to the south is from Elizabeth through the main parcel. This access way is required to meet certain width requirements, which in turn, limits the placement of trees on the site. As mentioned above, relocation of existing utilities also limits the placement of trees on the site. Four existing utility lines bisect the main parcel where the mixed-use building is proposed and occupy the smaller parcel where the parking structure is proposed. Relocation of all four lines is necessary on each parcel for any redevelopment to occur on this site. Since these utility lines all have minimum separation requirements of 10 feet from each, as well has 10 feet from trees, a minimum 50 foot wide swath of land would be required on each parcel to accommodate trees and utilities alone. The main parcel is 220 feet wide, leaving 170 feet for vehicular and pedestrian access, water quality and a building. The smaller parcel is only 75 feet wide. Clearly, any redevelopment of the site leaves less room for landscaping. Justifications (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. The Applicant believes the proposed project and associated landscape plan better accomplishes the Purpose of Section 3.2.1 Landscaping and Tree Protection than a plan that complies with Section 3.2.1 as described below. LUC 3.2.1 (B) 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 The Hub on Campus Fort Collins Alternative Compliance Request – Landscape Plan May 31, 2017 Page 3 of 6 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 spaces, reduce erosion and stormwater runoff, encourage water conservation and mitigate air pollution. The alternative landscape plan proposed for The Hub on Campus Fort Collins accomplishes the purpose of the standard in the following ways. Glare and Heat Build-up / Visual Quality In most suburban projects, the primary contributors to lower visual quality and heat build-up are parking lots. This project in contrast proposes 305 vehicular parking spaces in parking structures eliminating the need for canopy shading and visual screening of parking areas. A Greenwall paneling system on the façade of the parking structure reduces glare and heat build-up, while adding to the visual quality of the structure. Screening Parking Structure: Full tree stocking screens the parking structure on its north side, which faces West Elizabeth, although buffered by Uptown Plaza. A Greenwall system on the south façade of the parking structure mitigates the absence of trees by allowing for the opportunity of vertical landscape screening. As for the east and west sides of the structure, large shrubs are proposed in lieu of trees, due to utility separation requirements. Architecturally, the parking garage design looks and feels like a commercial building with openings that mimic window patterning and material changes that relate to the mixed-use building. The added detailing on the structure aid in softening the utilitarian connotation of a parking structure, and help to connect the structure into the context of Uptown Plaza to the north. Mixed-Use Building: The main mixed-use building accomplishes full tree stocking on the north side of the building, which is the most visible and highest use portion of the building. On the east side of the main building, there are foundation plantings and an existing fence for screening. The west side provides ornamental plantings on either side of the access drive. A pedestrian level Greenwall and decorative fence on the property line give a vertical element to the landscape. The access drive is paved with permeable pavers to add warmth to the space. There is an existing fence on the southern property line and a proposed shrub bed helps further screen any headlights from the parking garage. Enhanced Outdoor Spaces The combination of a large existing Linden tree, street trees, permeable pavers and pedestrian scale landscape beds on the Elizabeth facing facade create an enhanced outdoor space for residents, customer and the community. In addition, residents with interior units will have access to nature on their balconies via two interior landscaped courtyards. A large rooftop amenity area provides residents with outdoor recreation space and lounge areas. Erosion Control, Stormwater and Water Conservation The Hub on Campus Fort Collins Alternative Compliance Request – Landscape Plan May 31, 2017 Page 4 of 6 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 The project provides several low impact development (LID) landscape techniques to help reduce erosion and stormwater runoff. As stated above, the entire access drive, and majority of the entry plaza, is paved with permeable pavers to collect and treat stormwater while enhancing the pedestrian sense of place. In addition, the project provides an LID raingarden on the eastern side of the main building and an LID bioswale on the northern side of the parking structure. In combination with water quality, the landscape design utilizes native species to ensure a low water use landscape. (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 (A.)preserves and incorporates existing vegetation in excess of minimum standards, (B.)protects natural areas and features, (C.)maximizes tree canopy cover, (D.)enhances neighborhood continuity and connectivity, (E.)fosters nonvehicular access or (F.) demonstrates innovative design and use of plant materials and other landscape elements. The alternative landscape plan proposed for The Hub on Campus Fort Collins accomplishes the Review Criteria of the standard in the following ways. A & B. Since this project is infill of an already developed site, it does not offer much in terms of existing vegetation or natural areas. However, the project does protect one mature Linden tree on the frontage of Elizabeth. Further, the projects provides 36 upsized caliper trees despite tree mitigation requirements require only 32 trees to be upsized. C. The combination of upsizing all trees and the protection of the mature Linden tree creates additional canopy coverage and screening quicker. There are also an additional 16 trees proposed as part of the Uptown Plaza development within 50 feet west of The Hub. These trees add to overall screening and canopy coverage of the The Hub by virtue of proximity. D. The alternative landscape plan connects the southern Matador Apartment complex by tying into a pedestrian walkway to the east of the parking structure. This walkway creates a continuous pedestrian loop for the adjacent developments and aids in providing a pedestrian route to the public frontage on Elizabeth. E. The Hub fosters non-vehicular access by providing an additional 49 bicycle parking spaces. The extra bike parking encourages residents and retail customers to consider alternative, non-vehicular modes of transportation when accessing the project. F. The Hub utilizes numerous innovations in the landscape industry. There is a The Hub on Campus Fort Collins Alternative Compliance Request – Landscape Plan May 31, 2017 Page 5 of 6 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 Greenwall vertical landscape system on the southern side of the parking garage and western façade of the mixed-use building for added screening. A decorative fence and ornamental plantings provide a pedestrian scale to the eastern and southern sides of the mixed-use building. These facades 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 and Uptown Plaza. In addition to these Review Criteria, 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 pedestrian experience along West Elizabeth Street. • 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 these connections. • Permeable pavers provide water quality treatment throughout the access drive and main entry plaza. Bioswales and raingardens are also located on site. • All plant material will be native or indigenous to Fort Collins and the implementation of xeriscape principles in all planting areas reduces water consumption and minimize maintenance. City Planning Document Support 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 The Hub on Campus Fort Collins Alternative Compliance Request – Landscape Plan May 31, 2017 Page 6 of 6 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 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.“ Conclusion In conclusion, the Applicant believes this Alternative Compliance Request is justified for the following reasons. The request meets the Procedure and Review Criteria of an Alternative Compliance request. The project as designed meets the Purpose of the code. Policies in City Plan, the West Central Area Plan and the Community Commercial Zone District support this project. The project fosters continuity and 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 streetscape provided along the West Elizabeth Street frontage make a positive contribution to this commercial core neighborhood beyond what a typical landscape plan would accomplish.