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HomeMy WebLinkAboutHOWES SIX TWO NINE - PDP210008 - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUEST June 3, 2021 Clark Mapes Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Howes Six Two Nine Alternative Compliance Please accept this request for Alternative Compliance to Section 3.2.1 (B) of the Land Use Code. Background The proposed Howes Six Two Nine project is a 0.436-acre development, bounded by Flats at the Oval on the south, an alley on the west, Howes Street on the east and the CSU University Services Center to the north. The in tent of this PDP application is to create a multi-family apartment project. The project also has an existing two-family building on-site. This Alternative Compliance request is in accordance with the review procedures set forth in Section 3.2.1 (D)(1)(c) of the Land Use Code as follows: Alternative Compliance to Section 3.2.1(D)(1)(c): Code Language: 3.2.1 (D)(1)(c) –Tree Planting Standards (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. 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 . 2 The Request: Howes Six Two Nine proposes an alternative plan that would provide columnar and ornamental trees in place of canopy shade trees in order to allow tree planting on a site with insufficient space for canopy shade trees. Justification • There are large existing, established canopy trees along Howes Drive which help to contribute to the canopy in this area. • Due to the limited space on this property, canopy trees would create maintenance issues as they are not appropriately sized for the site. • The use of ornamental and columnar trees allows for more trees to be planted on-site since they fit within the smaller area. • The proposed landscape improvements meet the intent of the full tree stocking requirements in an alternative way. • The proposed landscape improvements provide more landscape improvements than the existing landscape (for the existing building). Review Criteria The proposed alternative plan accomplishes the purpose of the Landscaping and Tree Protection Standards equally well or better than would a plan which complies with the standard. • The alternative plan proposes ornamental and columnar trees to fit the spaces appropriately. • There is significant existing deciduous canopy cover along Howes. • The proposed plant material fits the space appropriately without resulting in ma intenance issues (d ue to size). • The proposed plant material allows for more trees to be planted on-site since they have a smaller footprint. • The alternative plan enhances the overall property.