From: 	Jeff Tarling
To:	Jean Fraser
CC:	Barbara Barhydt;  David Margolis-Pineo
Date: 	12/12/2013 4:18 PM
Subject: 	URGENT Re: 79 Walnut Street Development Hearing Report
Attachments:	UFUG Cover Change.pdf; Kathleen McKeon Public comment 12.4.20139 Walnut Street Development.rtf; 11.20.13 Munjoy Heights Landscape Review.rtf

Jean -
 
I have reviewed the recent updates / revisions to the proposed 79 Walnut Street project and offer the following comments & recommendations.  (See earlier review comments for overall view points)
 
Landscape components update: 
 
a) Street-trees - the project proposes 67 new trees ranging from Red Maple, London Planetree, 'Crimson Spire' Oak and Amelanchier.  Approval Conditions would include the following:  27 Red Maple, 17 Amelanchier, 22 London Planetree, and one 'Crimson Spire Oak'.   Recommendations: select Maple cultivar such as 'Redpointe', 'Karpick', 'Bowhall' Red Maple, the Amelanchier proposed is a good native species with wildlife values, London Planetree is the main tree planted throughout the 'Woonerf' (22 trees), unfortunately this species is on the edge of its range here in Portland.  On Spring and Danforth Street most of the London Plantrees planted in the late 1970's have declined do to 'frost cracks' or the freeze / thaw cycle caused by late Winter fluctuating temperature.  Since Planetrees present some risk of survival, either an alternative species or a 5 year guarantee of replacement should be considered.  Several of the 'Woonerf' tree planters are sub standard in size due to space restrictions.  These include: between lots 6-7, 12-13, near the parking spaces and center island.  These trees planted in the
Woonerf and between driveways are risky places to plant trees and have them survive especially in Northern climes with snow storage and deicing salts.  Recommend removing these four trees or extending the replacement guarrenttee to five years and or insure the paving / landscape will be improved and vacant tree wells repaired.
 
Conditions:
 
* Diversify Red Maple planting as 'recommended' in earlier comments.  This would include Yellow Birch, Swamp White Oak, Eastern Larch all species that provide a broader range of wildlife interest / seed source.  
 
*ALL trees must meet city standards: 2.5" caliper for street / shade trees and 2" caliper for ornamental trees like the Amelanchier.
 
* Plantree - Alternate species or 5 year guarrenttee 
 
* Reduce 4 of the London Planetrees in 'Woonerf' due to limited root zone, planter space and / or extend replacement to five years.

b) Landscape: The proposed landscape treatment contains very little turf areas and a large percentage of planted landscape in the non-built areas.
 
Conditions:
 
* Shrub planting - Upgrade the Bearberry (AU) from 1 Gallon to 3 Gallon plant size to ensure greater coverage,
* ALL plant types and sizes MUST contain quantities recently shown as "TBO" on a final landscape plan.
 
Recommendation:
Further consider reducing the non-native shrub count such as the proposed 65 Lilac shrubs and unknown amount of Hydragea (TBD) proposed, to further diversify the wildlife values & native plant types: consider Aronia, Kalmia, Itea, Rhodora, Viburnum or other native plants as alternatives.  The landscape plan as proposed DOES include an extensive number
of native Winterberry (289) and Blueberry (198) Bayberry (167).   
 
TREE SAVE / OPEN SPACE / SCENIC VALUES -
 
Response on 'clear cutting' and loss of open space from my earlier review comments cover this:
 
"Due to it's hillside location and elevation the proposed Munjoy Heights project is visible 
from a number prominent locations: Back Cove, Baxter Boulevard, I-295 Northbound are
some of the locations where the change from existing tree line to buildings will alter the 
overall skyline and character of Portland's Munjoy Hill.  The scale or height of the 
proposed residential units in relationship to the scale of the landscape when installed will
take several years to grow into view.  Ideally, a mixture of staggered building heights vs the straight line row might have helped to interrupt the skyline view as shown in the recent perspective." 
 
a) Tree replacement & scenic values -  In review of the existing tree survey conducted by Southern Maine Forestry the majority of species on site were invasive Norway Maple.  This stand has a low ecological value (compared to native woodlands) but a high scenic & moderate environmental value (shade for cooling the urban heat island on this Westerly exposure).  Tree-saves and replacement trees to achieve similar to existing is challenging given the sites compact shape, steep slopes and building density.  Recent view shed perspectives show the amount of change.  Quantitative values and achievable goals to address "scenic beauty" loss are unclear.  This is partially due to the sites prominence and limitations due to size and slope.  Tree-save areas are very limited and restricted to the corners and edges of the proposed project.  Tree replacement given the space available with the density proposed is projected in the recent landscape plan.  
 
Recommendations would include a review of tree specie types and sizes to best meet environmental, ecological and scenic values. Native plant species are highly recommended for the edges and spaces outside of the "Woonerf" planting.
  
Species include: Yellow Birch, Red Maple, Amelanchier, and trying to introduce a few conifers and fruit trees.This could be accomplished by 'tweaking' slightly the proposed tree list by the project team and the City Arborist. 'Tree Save' areas should follow recommendations restricting or limiting site work with tree protection measures including fencing, root zone protection and practices such as cleanly cutting damaged roots.  This is typically shown on the final plan and included in the pre-construction meeting.
 
Review update -
 
Land Bank & Local 'open space' -  The existing 'Jack Path' improved by Portland Trails and the City of Portland was listed as a 'Priority' by the Portland Land Bank Commission.  The fragmented open lots were not included.  The proposed project does continue the spirit of the 'Jack Path' through the development in a more urban, built environment.  While on a regional
level 'in-filling' of residential development is encouraged both in the State of Maine's "Beginning With Habitat" program and US Forest Service's "Forests on the Edge" recommendation in order to hopefully save more habitat valuable rural / sub-urban lands.  The proposed development does remove a great percentage of existing vegetation on Munjoy Hill adjacent to the Eastern Promenade.  "Scenic Beauty" loss does occur on a local level and from easterly views from Baxter Boulevard vicinity including I-295 Northbound as it travels through Portland.  Determining the weight of these values from an emotional viewpoint and a quantitative value are unknown to the extent of the current ordinance language.  The existing tree evaluation included in the project package appears to be accurate.  Field visit noted a large Sugar Maple and Apple all within the driveway area along with several American Elm trees.  Invasive plants that entered the site after past land clearing and development including grading dominates the site with a large percentage of Norway Maple and Japanese Knotweed.
 
Recommendation: increase the native plant percentage of proposed landscape planting, noted above, to improve wildlife values.  Future considerations: determine threshold values to 'Scenic Beauty', local habitat with Planning Board and Land Bank.
 
Tree Save areas should follow city standard guidelines for protection.  This includes limit of work signage and construction fencing, storage of materials
 
Background information on habitat and forest loss on a regional scale, See info links:
 
http://www.fs.fed.us/openspace/fote/maine-casestudy-ew-062506.pdf

http://www.beginningwithhabitat.org/toolbox/compplan_topics.html

To be effective, a comprehensive planning committee should regularly ask itself: "will this set of measures in fact encourage most of the development during the next decade to locate in growth areas, and away from rural areas?" -Comprehensive Planning: A Manual for Maine Communities ( http://mainegov-images.informe.org/spo/landuse/docs/compplanning/2005manual_mediumres.pdf )
http://www.beginningwithhabitat.org/toolbox/compplan_guide.html
 
http://www.beginningwithhabitat.org/toolbox/stand_density.html