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HomeMy WebLinkAboutHOMESTEAD AT CLARENDON HILLS - PDP190007 - SUBMITTAL DOCUMENTS - ROUND 3 - ALTERNATIVE COMPLIANCE REQUESTAugust 5, 2020 Jason Holland Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Homestead at Clarendon Alternative Compliance Please accept this request for Alternative Compliance to Section 3.2.1 (B) of the Land Use Code. Background The proposed Homestead at Clarendon project is a 2.2-acre development, bounded by Clarendon Hills Drive on the south, Shields Street on the west, Langdale Drive on the east and Front Range Community College property to the north. The intent of this PDP application is to plat 8 single family detached lots. The project has an existing parkway that was constructed prior to the current parkway standards. This Alternative Compliance request is in accordance with the review procedures set forth in Section 3.2.1 (B) of the Land Use Code as follows: Alternative Compliance to Section 3.2.1(B): Code Language: 3.2.1 (B) – Landscaping and Tree Protection (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 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 Request: Homestead at Clarendon proposes an alternative plan that would provide right-of- way trees behind the public sidewalk and/or located on private property. 2 Justification • There is an existing, established parkeway along Clarendon Hills Drive. It is located outside of the limits of disturbance for the proposed development therefore there is not a proposal to remove and replace it with a wider parkway. We believe it unnessary and undesirable to remove and replace curb, gutter, parkway and sidewalk along Clarendon Avenue when the existing improvements are in excellent condition. • There is a utility easement that runs along the front of all the lots. This location is prohibited for tree placement due to the separation requirements from utilities. This is to ensure that utility lines are not damaged by tree roots as well to provide safe access to City workers if/when future repairs are required. • Trees have been placed in five different areas to meet the right-of way requirement and spacing. #1: Deciduous trees are included in informal clusters to the west of Lot 1. #2: Deciduous trees are located just behind the sidewalk along Clarendon to generally mirror the location they would have been placed if located within the parkway. #3: Deciduous trees are located within the landscaped pond area along the streetscape frontage. #4: Deciduous trees are located in the ROW parkway along Langdale Drive. #5: Deciduous trees are located on private property, directly behind the utility easement on lots in specific locations to ensure a generalized distribution of canopy along the streetscape. • In order to meet the intention of the parkway tree planting requirements, we have included 18 deciduous or ornamental trees along the street frontage which exceeds the number of street trees that would have been required in traditional tree lawns with the previous plan. • The proposed landscape improvements along Clarendon Hills Drive is consistent with the character of the existing parkway on the south side of Clarendon Drive, which does not include street trees (all trees are located behind the sidewalk). • The proposed landscape improvements provides more landscape than the existing streetscape in the Clarendon subdivision which has attached walks, no parkway and trees located on private property. 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 more trees than required in a traditional parkway. • Significant canopy cover is proposed. 3 • Canopy cover is distributed along the streetscape to create consistent coverage. • Trees are located in close proximity to the street. • The alternative plan enhances landscape neighborhood continuity.