From: 	Jeff Tarling
To:	Jean Fraser
CC:	David Margolis-Pineo
Date: 	10/9/2013 4:35 PM
Subject: 	Munjoy Heights
Attachments:	MJH1.JPG; 501 Danforth St. Portland, ME  2012 (1).jpg; Chectnuit02.JPG; GB1.JPG

Hi Jean -
 
My preliminary review & recommendations for the proposed Munjoy Heights Project;
Also, I have reviewed other multi-unit development on the peninsula such as the Park Street
row houses, Federal Street townhouses and noted that they both include some type of
resident patio or private spaces, in both the Park Street & Federal Street projects the space
is at the rear of the street view.  The residential condo unit on High Street near Pleasant Avenue contains a useful private garden feature / green space is used as a common green space element.  The Munjoy Heights project may include either private or common green space or a mix of both. This type of feature may already be proposed for this project and looked at more in depth.
 
1) Tree Save -  Due to the site characteristics and proposed grading, only a small
percentage of the existing trees & vegetation is proposed to be saved as shown.
The environmental & scenic benefits of this grove of trees on Munjoy Hill is significant
in relation to the nearby neighborhood land use.  A more detailed study of the 
existing trees & vegetation on site and consideration to save or replace a larger
percentage of this green space is warranted.  
 
2) Landscape Planning - Related to item 1 above, is the need for the project to closer
review the landscape architecture of the project site and its relationship to the surrounding
neighborhood.  From a quick view, the skyline view towards Munjoy Hill will be altered 
(see attached photo MJH1) as shown from this view from Back Cove.  Views to the site and
from North, Walnut, and Washington Avenue should be considered and the appropriate steps
taken to help mitigate the impact.  Green space and treatment of the retaining walls would
benefit from 'Green wall' treatment and the use of naturalized materials where possible, this
would include the use of native stone, boulders to help with grading.  This was used nearby
at the Sheridan Heights project.  The project as shown does not appear to have the percentage
of useable green space for residential use.  The landscape component should include details
for patio, residential uses, that might include area for dog-walking, gardening, etc.  
Landscape & tree planting sites can be further explored once the details needed by Public Safety are better understood. 
 
LID features -  Low impact design features might include rain garden planter, pervious pavement, green roof or green wall.   The geo-technical impact of groundwater and runoff from the site and proposed retaining walls should be covered in the Engineering review.
 
3) Trail Access -  The applicant has expressed interest from the start to review options to continue the use known as "Jacks Path" with both City of Portland and Portland Trails staff.  Consideration to have the path located on the West side vs the East side may provide a better view and safer route with less driveway crossings.  Trail / path / sidewalk paving material consistency has been discussed and further information or recommendations needed.  The desire to access the Eastern Promenade via Jack Path is a natural for the surrounding neighborhood and future residents of this project.  Improved access via a switchback
ramp would improve connectability to East Cove Street / Washington Avenue also.
 
In review, the Munjoy Heights project needs a more in depth landscape plan and landscape architecture elements applied.  The main topics are tree save / replanting, landscape buffering, retaining wall treatments, LID features, pedestrian access, and green space use within the project.