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Home My WebLink AboutMAVERIK AT I 25 AND HIGHWAY 392 - PDP200001 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTLAND USE CODE SECTION 3.9.4 (B) Buffers abutting I-25 . Developments with a site perimeter which is adjoining the I-25 right-of-way shall provide a landscaped buffer of at least eighty (80) feet between the building or parking lot edge and the I-25 right-of-way. The buffer shall consist of informal clusters of deciduous and evergreen trees and shrubs planted in an offset pattern and shall consist of one (1) tree and ten (10) shrubs per twenty-five (25) lineal feet of frontage. Modification Requested: A landscapes buffer yard of 16’-6” has been provided between the edge of parking lot and I-25 right-of-way. Modification Request Standards Applied: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; and (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner’s ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; Explanation for Request Standards Applied: Justification 1 equally well explanation • The existing landscape area between the proposed edge of pavement and edge of off ramp ranges from 108’-137’ • This offramp/exit has recently been upgraded and expanded so no further reduction would occur with exit ramp upgrades. • Elevation changes from approximately 20-25’ exist between the edge of pavement up to the exit ramp. • The existing landscape area has 14 trees and many shrubs and forbes. • The proposed design meets the tree and shrub quantities that are required with the 80’ buffer within the 16’-6” buffer by adding 12 additional trees and 42 additional shrubs (trees are counted at a 10:1 conversion ration for shrubs required). • The additional trees will screen better for the vertical elevation change from I-25 than the shrubs would. Modification Request MAVERIK INC., STORE SS W VAN STOP STOP LOADING ZONE 10'-0" UTILITY EASEMENT MAVERIK GAS STATION BUILDING ENTRANCE PATIO SPACE EXISTING STORMWATER OUTFALL EXISTING STORMWATER OUTFALL INTERIOR PARKING AREA 20,545 SF FUEL PUMPS UNDER CANOPY FUEL PUMPS UNDER CANOPY MAIN ENTRANCE PROPERTY LINE PROPERTY LINE 1 3 4 4 2 1 3 2 16'-6" 12'-2" 8'-2" 12'-1" 6'-5" 23'-1" 11'-5" SAND FILTER 108'-4" 121'-7" 137'-2" 131'-11" 9'-2" 6'-3" PROPERTY LINE / I-25 R.O.W. 340'-0" Existing tree, typ. Area for 80’ I-25 buffer required by code Proposed shrubs, Heading south on the I-25 exit ramp - site on the right View looking west from I-25 exit ramp and Highway 392 with site on right Existing cottonwood trees and rabbit brush shrubs along property line/ROW Existing cottonwood trees along property line/ROW Approximate property line Approximate property line Existing evergreen trees and shrubs with screening wall Hwy 392 I-25 exit ramp I-25 exit ramp Frontage road Frontage road Modification Request MAVERIK INC., STORE Heading south on the I-25 exit ramp - site on the right View looking west from I-25 exit ramp with site in foreground Existing cottonwood trees and rabbit brush shrubs along property line/ROW Existing cottonwood trees and rabbit brush shrubs along property line/ROW Approximate property line Approximate property line Existing evergreen trees and shrubs Hwy 392 Existing evergreen tree I-25 exit ramp I-25 exit ramp Frontage road Frontage road Modification Request MAVERIK INC., STORE SS W W W W W SS SS SS SS W VAN STOP STOP LOADING ZONE 10'-0" UTILITY EASEMENT MAVERIK GAS STATION BUILDING ENTRANCE SOUTHWEST FRONTAGE ROAD DETENTION POND TRASH ENCLOSURE PATIO SPACE EXISTING STORMWATER OUTFALL EXISTING STORMWATER OUTFALL 54'-0" INTERIOR PARKING AREA 3,310 SF INTERIOR PARKING AREA 20,545 SF FUEL PUMPS UNDER CANOPY FUEL PUMPS UNDER CANOPY MAIN ENTRANCE PROPERTY LINE PROPERTY LINE PROPERTY LINE 2 3 1 3 4 3 1 2 1 2 1 W W VAN LOADING ZONE MAVERIK GAS STATION BUILDING SOUTHWEST FRONTAGE ROAD PATIO SPACE 54'-0" INTERIOR PARKING AREA 20,545 SF FUEL PUMPS UNDER CANOPY MAIN ENTRANCE 2 1 3 4 3 1 2 1 3 4 1 3 4 4 2 6'-5" 15'-3" 23'-1" 11'-5" SAND FILTER SAND FILTER SAND FILTER 9'-2" 6'-3" 5'-7" 30' 0 30' 60' LAND USE CODE SECTION 3.2.1(E)5(E) Parking bays shall extend no more than fifteen (15) parking spaces without an intervening tree, landscape island or landscape peninsula. Modification Requested: A tree is provided in a grate 5’-7” behind the flush curb line where a tree island would be required. Modification Request Standards Applied: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; and Explanation for Request Standards Applied: Justification 1 equally well explanation • The parking bay in front of the store has 18 spaces, exceeding the 15 stalls by only 3 spaces. • Due to concern over trip hazards with a parking lot island curb or mulch and/cobble being kicked out of a flush landscape island near the main entrance a tree grate has been provided in the plaza area directly behind where a tree island would be located. • The tree will serve the intent of the code by providing shade to the vehicles in the parking bay as it is south of the parking stalls. Landscape plan Modification Request MAVERIK INC., STORE 0 15 30 60’ 4 3 3 1 2 1 4 3 1 3 4 4 2 1 3 2 10'-6" 16'-6" 12'-2" 8'-2" 19'-2" 28'-3" 12'-1" 6'-5" 15'-3" 23'-1" 11'-5" 10'-0" UTILITY EASEMENT SAND FILTER SAND FILTER SAND FILTER SAND FILTER EXISTING STORMWATER OUTFALL 108'-4" 121'-7" 137'-2" 131'-11" 9'-2" 6'-3" PROPERTY LINE / I-25 R.O.W. 340'-0" 120' 0 120' 240' Justification 3 Exceptional physical conditions explanation • The I-25 right-of-way is set 80-125’ from the edge of the off ramp adjacent to the Maverik site. • If a 80’ buffer were provided on the Maverik site as required 22% of the lot would need to be utilized for the buffer requirement, preventing development of the site. • Site = 123,762 SF • Buffer area = 27,350 SF Required 80’ buffer area (22% of lot) Modification Request MAVERIK INC., STORE 0 60 120 240’ typ. I-25 Buffer Landscape 1 Tree And 10 Shrubs Required For Every 25’ LF Total Buffer Length = 340’ LF Required Trees = 14 Required Shrubs = 132 Provided Trees = 11 Existing + 12 Proposed = 23 Provided Shrubs = 42 Shrubs + 90 (10:1 Conversion For Extras Trees) = 132 Proposed trees, typ. Landscape plan Modification Request MAVERIK INC., STORE 0 30 60 120’