DEPARTMENT: Development Services
SUBJECT: TPV #18-015 Tree Preservation Variance for South Comal Water Supply Corporation - Project 3
SUMMARY:
Request by Mr. Joseph Ortega, P.E., for approval of a tree preservation variance request from Unified Development Code 35-523 (h), “significant trees shall be preserved at eighty (80) percent and heritage trees at one hundred (100) percent preservation within both the 100-year floodplains and environmentally sensitive areas.” Staff recommends approval. (Herminio Griego, (210) 207-6042, herminio.griego@sanantonio.gov, Development Services Department)
BACKGROUND INFORMATION:
Project A/P# 2318369
Council District: 1
Consultant: Mr. Joseph Ortega P.E. of Pape-Dawson Engineers, Inc.
Staff Coordinator: Herminio Griego, Assistant City Arborist, (210) 207-6042
ANALYSIS:
The Development Services Department (DSD) has reviewed the information presented in Mr. Joseph Ortega’s letter dated January 30, 2018.
The Unified Development Code (UDC) - Article V, Section 35-523 (h), 100-Year Floodplain(s) and Environmentally Sensitive Areas states that, “Significant trees shall be preserved at eighty (80) percent preservation within both the 100-year floodplains and environmentally sensitive areas. Heritage trees shall be preserved at one hundred (100) percent preservation within both the 100-year floodplain and environmentally sensitive areas. Mitigation shall be prohibited in floodplains and environmentally sensitive area except when a variance is granted by the Planning Commission.”
The applicant is requesting a Variance Request to mitigate for removal of surveyed trees within the 100-year floodplain and environmentally sensitive areas in excess of the 80% minimum preservation of protected trees in place under the 2015 Tree Preservation Ordinance for development of the South Comal Water Supply Corporation - Project 3. DSD staff does agree with the applicant’s request to mitigate for tree stand canopy below 80% preservation for the following reasons:
1. Existing site conditions - The project is a 2.3 mile long twenty-four (24”) inch diameter water line. The alignment transects seventeen (17) different properties. Easements were predicated on the continued use of properties, with the exception of erecting permanent structures or planting trees, following the installation of the water line. In addition, the water line was routed close to property boundaries to support the property owners’ land use request. Due to existing site conditions, design and layout requirements the project is unable to preserve the minimum 80% of tree stand canopy on site. No heritage trees will be removed from either the floodplain or environmentally sensitive area. The project and preservation data are presented in the table below:
|
|
Floodplain |
Units |
Environmentally Sensitive Area |
Units |
|
Tree Canopy Data |
|
|
|
|
|
Total Project Area |
118,016 |
Ft2 |
5,951 |
Ft2 |
|
Preserved Canopy |
975 |
Ft2 |
166 |
Ft2 |
|
Removed Canopy |
2,377 |
Ft2 |
728 |
Ft2 |
|
Total Canopy |
3,352 |
Ft2 |
894 |
Ft2 |
|
Preserved % |
29 |
% |
19 |
% |
|
Required % |
80 |
% |
80 |
% |
|
|
|
|
|
|
|
Required Mitigation Calc |
|
|
|
|
|
Preserved (Ft2) |
975 |
Ft2 |
166 |
Ft2 |
|
Required (Ft2) |
2,616 |
Ft2 |
715 |
Ft2 |
|
Mitigation (Ft2) |
1,707 |
Ft2 |
549 |
Ft2 |
|
Total |
|
|
2,256 |
Ft2 |
2. Required mitigation for the tree stand is two thousand two hundred and fifty-six (2,256 Ft2) square feet as depicted in the table above:
3. Tree mitigation and canopy diversity - The applicant opted to provide 100% mitigation instead of 80% as part of going above the minimum requirements in the Unified Development Code. Therefore the mitigation is based on 100% x 4,246 Ft2 (required) - 1,141 Ft2 (canopy preserved) = 3,105 Ft2. The project will meet the floodplain and environmentally sensitive areas tree stand canopy mitigation requirements as follows:
a. A total of 3,105 Ft2 of canopy will be mitigated by a combination of reseeding the disturbed areas and paying into the Tree Mitigation Fund.
b. Reseeding - A total of 118,016 Ft2 will be replanted;
i. Using the drill seeding technique;
ii. A native seed mixture, and
iii. Ensuring eighty-five (85%) establishment.
c. Offset:
i. The reseeding received fifty (50%) percent credit, and
ii. Reduced the 3,105 Ft2 of tree stand canopy mitigation to 1,553 Ft2.
d. The owner will pay $5,928 into the Tree Mitigation Fund as follows:
i. Tree Stand Mitigation: (1,553 Ft2 / 875 Ft2 X 16.7 (conversion factor) = 29.64 diameter inches X $200.00 per inch = $5,920
DSD staff supports the applicant’s request to fall below 80% preservation requirements of tree stand canopy in the floodplain and Environmentally Sensitive Area based on the conditions of the site, design constraints, and exceeding mitigation and canopy requirements. The proposed Variance Request meets the intent and spirit of the Tree Ordinance therefore, staff recommends approval.