Loading...
HomeMy WebLinkAbout609 S COLLEGE AVE MIXED USE - BDR200004 - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUESTland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com 609 South College June 32, 2020 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 609 South College project meets the Procedure and Review Criteria. Reason for the Request As required in LUC 3.2.1 (D) (c) 609 South College meets all required elements for a typical landscape plan except the required amount of canopy shade tree plantings on site. The size of the lot, proximity of other buildings, and location of existing trees precludes our ability to provide at least fifty (50) percent of our tree plantings as canopy shade trees. The Hub on Campus Fort Collins Alternative Compliance Request – Landscape Plan May 31, 2017 Page 2 of 4 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Site Limitations The size of the lot, proximity of other buildings, and location of existing trees poses a challenge to meet planting standard requirements. 609 South College is a small lot located within the downtown zoning district of Fort Collins. The lot is approximately forty-three (43) feet in width and one hundred and ninety (190) feet in length. With a building that extends approximately thirty (30) feet in width and ninety (90) feet in length there is not much room left in the lot to fill all the required site planning and landscape elements, such as parking spaces, trash enclosure, bike parking, connecting walkways, and nine mitigation trees required for redevelopment. With an approximately 8,170 SF lot this leaves only ~ 3,300 SF that can be landscaped. There is an existing bur oak tree located within the back yard of the property. The tree is in good condition and its canopy extends over ~ 1,200 SF of the lot. The area directly underneath the oak tree has been designated as a critical root zone and left as open landscape. This area further reduces the amount of landscape available to tree planting to only 2,100 SF. One of the large remaining open areas to plant a tree is located within the front yard (facing College Ave.) of the lot. Due to the age, type of building, and quality of construction the existing home on the property has been considered historically significant. LPC and historic preservation has stated their preference to keep the existing street frontage and viewsheds of the building visible from College Avenue. With street trees already located within the tree lawn between the building and College Avenue we this area was requested to remain open and free from planters and tree plantings, removing another ~ 360 SF of landscape available to tree planting. A majority of the ~ 1,600 SF remaining landscape area available for tree planting is fragmented and within close proximity to buildings and walkways. The neighboring building to the south of the property is located within two (2) to five (5) feet from the property line. Within that remaining space and in some locations extending onto our property is a small required paved walkway. The planting area within 609’s property boundary is limited to a distance of only thirteen (13) to seventeen (17) feet, which also includes a walkway and drainage pan. As mentioned above, space for tree plantings and especially canopy shade tree plantings are limited on site. With only ~ 1,600 SF of landscape area available for tree plantings, most of which is fragmented and in tight corridors and 9 mitigation trees required for redevelopment there is clearly minimal space for canopy shade trees. 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 cover is created, diversified and maintained so that all associated social and environmental benefits are maximized to the extent reasonably feasible. These benefits include reduced erosion and stormwater runoff, improved water conservation, air pollution The Hub on Campus Fort Collins Alternative Compliance Request – Landscape Plan May 31, 2017 Page 3 of 4 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com mitigation, reduced glare and heat build-up, increased aesthetics, and improved continuity within and between developments. Trees planted in appropriate spaces also provide screening and may mitigate potential conflicts between activity areas and other site elements while enhancing outdoor spaces, all of which add to a more resilient urban forest. The alternative landscape plan proposed for 609 South College accomplishes the purpose of the standard in the following ways. Reduce Glare and Heat Build-up In most urban projects, the primary contributors to lower visual quality and heat build-up are parking lots. This project proposes 3 vehicular parking spaces and hardscape encompassing approximately 2,800 SF. In contrast, the canopy cover provided by existing and proposed trees encompasses approximately 3,200 SF (at the time of tree canopy maturity). Screening In many locations on site there is simply not enough space to incorporate the required amount of canopy shade trees on site but there is still effective and code complaint screening. The use of three ornamental and six evergreen trees allows for screening in locations where larger shade trees would not be a viable option, as stated in the limitations above. In addition, there are several existing large canopy trees on site, within the tree lawn along College Avenue, or along adjacent properties boundaries that also significant contribute to site screening. Enhanced Outdoor Spaces There are several locations in which larger shade trees would not be a viable option within a code compliant project, as stated in limitations above. Therefore, the use of several evergreen and ornamental trees in lieu of canopy shade trees provides an aesthetic quality that would not be viable if a code compliant plan was provide by reducing the overall quantity of trees which would allow for a code compliant 50% of the trees to be canopy shade trees. Erosion Control, Stormwater and Water Conservation The project provides several large shrub bed plantings in areas for rainwater discharge from buildings or imperious surfaces as well as a raingarden (low impact development (LID) landscape technique) to help reduce erosion and stormwater runoff. The raingarden has been engineered to ensure it is the appropriate size and soil substrate to capture and treat all required water falling on site. (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 609 South College accomplishes the Review Criteria of the standard in the following ways. The Hub on Campus Fort Collins Alternative Compliance Request – Landscape Plan May 31, 2017 Page 4 of 4 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com A & B. Since this project is redevelopment of an already developed site in the downtown zoning district of Fort Collins, the project lacks natural areas. The site does not lack significant natural vegetation. The project has an opportunity to protect a large and high-quality bur oak tree. Further, the projects provides nine mitigation trees required to complete the redevelopment project. In addition, the project provides an additional canopy tree within the already tightly constrained site to exceed code standards. C. As stated in the limitations above, there is very little room canopy shade trees within the site. A code compliant plan would provide significantly less trees than are proposed with the plan provided. By incorporating additional evergreen and ornamental trees we are able to provide more canopy cover and increase the number of proposed trees within the redevelopment. By providing a smaller percentage, less than code compliant 50% of shade trees we are able to comply with the intent of the code and exceed the provided canopy coverage with a code compliant plan. D. The alternative landscape plan (shade tree compliance) connects with surrounding development as it allows for a more compatible design fitting with the overall historic character of the neighborhood and surrounding land uses. The site plan provides access for users from the Dalzell Alley to College Avenue. E. 609 South College encourages non-vehicular access by providing four fixed bicycle parking spaces and one enclosed bicycle parking space. The location and intended use of the building, a rental space for visiting musicians encourages visitors or employees to walk or bike to College Avenue or South Mason Street to shop, eat, or talk alternative transportation. F. 609 South College is required to treat water on site through stormwater management practices. Since the building has been reviewed by the Landmark Preservation Commission, LID planters that alter the look of the historic façade are a discouraged treatment method. Instead, the plan has integrated a drain pan into the design of the landscape to move water to a raingarden within the front lawn that utilizes landscape to treat water. 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. The project utilizes evergreen and ornamental trees to plant additional trees and provide additional canopy cover. The proposed plan provided more trees than a plan that would be code compliant, as due to the limitations of space a reduced amount of shade trees would could be fit within the constrained plan.