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HomeMy WebLinkAbout209 CHERRY STREET - MIXED USE - PDP230006 - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUESTAlternative Compliance 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT SECTION 3.2.1 - LANDSCAPING AND TREE PROTECTION STANDARDS 3.2.1(D) Land use code:Tree Planting Standards. All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within fifty (50) feet of any building or structure in order to establish at least a partial urban tree canopy. The groves and belts may also be combined or interspersed with other landscape areas in remaining portions of the development to accommodate views and functions such as active recreation and storm drainage. (1)Minimum Plantings/Description. These tree standards require at least a minimum tree canopy but are not intended to limit additional tree plantings in any remaining portions of the development. Groves and belts of trees shall be required as follows: • (a)parking lot landscaping in accordance with the parking lot landscaping standards as set forth in this Section and in Section 3.2.2. Access, Circulation and Parking; • (b)street tree planting in accordance with the Larimer County Urban Area Street Standards or other street tree planting as defined in subsection (2)(b) or (c) below; • (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. Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions: 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. (2)Street Trees. Planting of street trees shall occur in the adjoining street right-of-way, except as described in subparagraph (b) below, in connection with the development by one (1) or more of the methods described in subparagraphs (a) through (d) below: • (a)Wherever the sidewalk is separated from the street by a parkway, canopy shade trees shall be planted at thirty-foot to forty-foot spacing (averaged along the entire front and sides of the block face) in the center of all such parkway areas. If two (2) or more consecutive residential lots along a street each measure between forty (40) and sixty (60) feet in street frontage width, one (1) tree per lot may be substituted for the thirty-foot to forty-foot spacing requirement. Such street trees shall be placed at least eight (8) feet away from the edges of driveways and alleys, and forty (40) feet away from any streetlight and to the extent reasonably feasible, be positioned at evenly spaced intervals. • (b)Wherever the sidewalk is attached to the street in a manner that fails to comply with the Larimer County Urban Area Street Standards, canopy shade trees shall be established in an area ranging from three (3) to seven (7) feet behind the sidewalk at the spacing intervals as required in subsection (a) above. Wherever the sidewalk is attached to the street and is ten (10) feet or more in width, or extends from the curb to the property line, canopy shade trees shall be established in planting cutout areas of at least sixteen (16) square feet at thirty-foot to forty-foot spacing. • (c)Ornamental trees shall be planted in substitution for the canopy shade trees required in subsection (D)(2)(a) and (b) above where overhead lines and fixtures prevent normal growth and maturity. Ornamental trees shall be placed at least fifteen (15) feet away from any streetlight. 10’ Separation 156.5’ Length Alternative Compliance 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT Justification for Alternative Compliance: The proposed landscape plan shows enhanced foundation planting with proposed trees, working within the challenging site limitations of this property. This has been discussed with the Forestry Department as an acceptable alternative. The site is constrained for a number of reasons: • The existing water mainline on the north side of the property (Cherry St) runs along the existing curb line of the street. The entire parkway area is within 10’ of this water mainline, which is not able to move in location. See below. • Due to the location of the water mainline, the design proposes an 7’ attached sidewalk along Cherry St with an approximate 10’ landscape area between the building and back of sidewalk. The existing on-street parking and flowline are to remain in place. See below. Proposed Attached Sidewalk Existing Water Mainline Proposed Foundation Planting Water Mainline Separation Extents Street Tree and Foundation Planting Layout • The landscape plan shows (4) upright deciduous shade trees in the landscape area. These trees are located no less than 10’ from the existing water mainline and storm mainline. The trees are located no less than 4’ from the existing fiber optic line. • The Cherry St building frontage is 156.5’ in length. This length would require a total of 4 street trees at every 40’. • We are providing 4 trees along this frontage, but spaced to accommodate utility constraints. The trees are spaced at approximately 15’ to 30’ apart. • These design changes have been discussed extensively with the Planning and Forestry departments. It is the understanding of the applicant team that this is an accepted approach from these departments. See below. Alternative Compliance 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT • The existing large box culvert on the west side of the property, located within the “civic spine” corridor is a major constraint of this site. It is a city owned and operated utility structure that cannot move. • The building must be a minimum of 10’ from the edge of the box culvert, which creates little space for the streetscape on Mason Street (east side of property) due to the decreased area of build-able space within the property. • No trees can be planted within 10’ of the box culvert which then eliminates the entire west side of the site from being able to accommodate any trees within the property boundary. • See below. 33’ Setback - Building to Property Line Property Line Existing Box Culvert Connection to existing south property Approx. 16’ setback from curb Approx. 7.5’ attached sidewalk Garage Entry, no trees at corners due to site triangles and separation requirements185’ Bldg LengthAlternative Compliance 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT • Existing constraints and overall site hardships do not allow for standard street tree plantings on Mason St. • Required utility service lines and storm water spacing requirements for trees from these lines leave no area for street tree grates or a tree parkway on Mason St. • Therefore, the proposed design provides an attached 7.5’ sidewalk with approximately 8’ landscape foundation planting between the building and back of sidewalk. • The design proposes reconstructing the curb and gutter on Mason Street to widen the streetscape condition. This will provide a larger pedestrian connection and allow for planting and trees along the building frontage. • In addition to utility lines on Mason, the box culvert has create an extremely tight spacing the building on the east/west dimension due to minimum separation requirements from the culvert. • The total building frontage length of Mason St. is 185’ in length. This would require a minimum of 5 trees along the frontage without constraints. Due to the utility constraints, existing street light, and drive entry for the garage, only 3 proposed trees are possible. • These design changes have been discussed extensively with the Planning, Forestry, and Stormwater departments. It is the understanding of the applicant team that this is an accepted approach from all departments. Alternative Compliance 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT The proposed landscape plan accomplishes the purpose of this requirement equally well or better in the following ways: • The proposed landscape plan shows the required 4 trees on the Cherry St frontage, but with modified spacing to accommodate significant utility infrastructure. • The proposed landscape plan shows 3 of the 5 required trees on the Mason St frontage, while accommodating the extensive utility, light, and traffic infrastructure for this site. The frontage continues the language of foundation planting along the entire street, with native and xeric plantings. It is understood that the trees provided in the plan meet the intent of this land use code section while complying with required separations from all departments. • The Mason St frontage trees will utilize a root barrier per coordination with Forestry to ensure protection between the trees and the storm main on Mason St. • The proposed landscape plan shows landscape areas in all locations possible, including the enhanced ‘civic spine’ connection on the west side of the property. • The proposed landscape plan intends to use xeric and pollinator plantings to enhance biodiversity and bring as much plant life as possibly to the site. • The existing conditions of the site include no landscape areas, no living trees (one dead tree on site), and no enhanced pedestrian space. The proposed landscape plan provides plantings and pedestrian-friendly spaces to the best of our ability. The Land Use Code 3.2.1(B) states in regards to the purpose of this code sections that “... These benefits include reduced erosion and stormwater runoff, improved water conservation, air pollution mitigation, reduced glare and heat build-up, increased aesthetics, and improved continuity within and between developments”. • The proposed landscape plan meets or exceeds these points of purpose by providing a significant amount, over 5,500 SF, of landscape area compared to the existing condition, which contains no improved landscape area. This 5,500SF of low to very low water use xeric and native plants will be an example of water conservation and increased aesthetics of the neighborhood. For all the reasons and information cited above, the Applicant requests an alternative compliance of the standard in LUC Section 3.2.1.D(1) and (2) to allow for less than the required minimum tree planting and less than the required street tree plantings. The Applicant proposes that the alternative compliance is not detrimental to the public good, and promotes the purposes of the standard equal to a plan that could comply with the landscape requirement.