HomeMy WebLinkAboutHUMAN BEAN AT SPRING CREEK - PDP - 37-06 - CORRESPONDENCE -Be sure and return all of your redlined plans and make a submittal appointment
when you re -submit.
If you have any questions regarding these issues or any other issues related to this
project, please feel free to call me at (970) 221-6750.
Sincerely, ; •....,.;. ..,..::I , :.. .
Shelby Sommer J (lll! :71rr: , ;• /iI gy4 Ifl:+Yt
Associate City Planner
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Page 12
Number 46 1.
1_ - Created:12/27/2006, • -
[12/27/06] Please label storm sewer on the Drainage Plan including size,: length,
and type.
Number: 47 1 .11, • • • • : - Created:, .12/27/2006 - . • • • . . . . . •
[12/27/06] Please include a basin -and a water quality pond summary table on the
Drainage Plan. • .. 1, .
I'. ., .
Department: Stormwater-Water-Wastewaterlssue Contact: Roger Buffington
Topic: WaterMastewater usn.^rTm=l,:
Number. 30 Created: 12/26/2006
[12/26/061 Coordinate water service location with landscaping to provide minimum
separation distances. 11 f•
Number: 31 Created: 12/26/2006
[12/26/06] Add notes at connection of.sewer service to existing MH to core drill -
opening in MH and to re -shape bench ,to channelize flow. -
Number: 32 Created: 12/26/2006
[12/26/06] Show curb stop on water. service..
Number: 33 I ; ., _.. Created: 12/26/2006• ;
[12/26/06] On overall utility plan, label sewer;service clean -out las traffic rated.
Number: 34 ,: ,, a .-Created::12/26/2006.
[12/26/06] Include correct detail for;3/4-inchmeter; pit.
Number: 35 ;.. ' Created: 12/26/2006
[12/26/06] Provide evidence of a recorded easement from the property to the north
to this property for the offsite portion ,of. the sewer. service::
Department: Zoning ; Issue Contact: Peter Barnes
Topic: Zoning
Number. 2 Created: 12/15/2006
[12/15/06] The walk-up window should be labeled on the site plan.
i.x'apartzniciir: `.iidiElil'd i:l^ a�.'-.. .r .•::.. ..
Number:3 Created: 12/15/2006
[12/15/06] If there is going to be outdoor seating, then please show the location of
where this will be. Will it be the patio, in thelfront-of the -building. (I assume it's a
patio since it's not labeled) or will itr be elsewhere?
Number: 4 Created: 12/15/2006
[12/15/06] Label dimensions of building footprint on site plan. -- ~
rvrl:ui ijunnty ., . i
Page 11
[12/26/06] ADDRESS NUMERALS:,Addressinumeralsi shall be visible from the
street fronting the property, and posted with!a minimum of six-inch (6) numerals, on•a +
contrasting background. (Bronze numerals on brown brick are not
acceptable).97UFC 901.4.4
Department: Traffic Operations-), : ;Issue Contact:: Eric Bracke.
Topic: Traffic r... •,,._ a , T .
Number. 29 ;Created*12/22/2006,
[12/22/06] The TIS is acceptable �.
Department: Stormwater-Water-Wastewaterlssue•Contact:. Wes L• amarque
Topic: Floodplain :,;,:,r,,•:,:< „�. ,
Number: 43 Created:, 12/27/2006
[12/27/06] 1. It appears a very small.portion of the site is located in the Spring Creek
100-year floodplain. It is in the flood fringe, not the floodway. Please modify the
report to reflect this. ,,.,• I'll •,:,.-„ . - ,.,. ,. :
2. The City floodplain map included in the report has now been officially adopted by
FEMA, therefore there is a new map panel number. Please use FIRM Panel
08069C0987F, Community number. 0801021in the, report and include the attached
copy of the new map.
3. From the plan it appears some landscaping -will occur in the floodplain. Thissis
allowed in the flood fringe. Please include a note in both the report and the
Drainage and Erosion Control Plan: An'approved Floodplain Use Permit is required
prior to the start of any construction or site improvements in'the floodplain.: :
4. Please draw and label the floodplain line-on:the plat; drainage plan and
landscaping plan. We do not yet have the digital version of the new FEMA map,
however, you can use the City floodplain line since the two should -be .one and the
same.
5. Floodplain Admin. Contact: Susan Hayes, 41672233.
Department: Stormwater-Water-Wastewaterlssue Contact: Roger Buffington
Topic: Landscape Plan
Number. 36 Created: 12/26/2006
[12/26/06] Revise notes on required separation distances as noted on the redlined
plan.
Department: Stormwater-Water-Wastewaterlssue. Contact: Wes L•amarque,n
Topic: Stormwater
Number. 44 :, -.V. ::Created: 12/27/2006
[12/27/06] Since a new outlet pipewill be: -used; the�outfall: needvto meet current
standards. This may include additionalcerosioh�protection',and!realignmentrofithe, m;--1v , +"
outfall pipe to enter Spring Creek more•in'parallel'with flows.
Number: 45 Created: 12/27/2006
[12/27/06] Please revise water quality -outlet structure detail to the current City
standard. I can email an electronic copy to you.
Page 10
There are a couple of options concerning provision of electric service. The nearest
existing electric transformer is at the rear of the Vision Eyeland building. This
transformer is 120/208 volt 3 phase'. In order for this transformer to be the power
source to the Human Bean, there will need -tolbe an -off -site -easement from the, -
transformer to the lot line of the Human Bean for installation of the electric service
(by owner). The 2nd option is to tap the existing underground 13,800 volt power line
along the eastern end of this lot and install a new electric vault and pad type
transformer (at a cost of appx. $9;000:00 plus�normal'electdc:development�,; 1
charges). In this case, a location for, the new,vault & transformer would need -to be
coordinated with Light & Power Engineering. However there appears to be no
available location for this electrical equipment. For both options, normal electric
development charges plus electric system modification costs will be charged to the - -
developer. The developer will need to coordinate power requirements and costs ;
with Light &Power Engineering (221-6700).
Department: PFA Issue Contact: Carle Dann
Topic: Fire
Number: 37 Created: 12/26/2006
[12/26/06] REQUIRED ACCESS: A fire lane is required. This fire lane shall be
visible by painting and signage, and maintained unobstructed at all times. A fire lane
plan shall be submitted for approval prior to installation. In addition to the design
criteria already contained in relevant standards and policies, any new fire lane must
meet the following general requirements:
❑ Be designed as a flat, hard, all-weather driving surface (asphalt or concrete)
capable of supporting fire apparatus weights. Compacted road base shall be used
only for temporary fire lanes or at=nstruction-sites.; - : . .
❑ Have appropriate maintenance agreements that are legally binding and
enforceable.
❑ Be designated on the plat as' an Emergency Access Easement.
❑ Maintain the required minimum midth of 20 feet throughout the length of the fire
lane.
If a fire lane cannot be provided, the building:shall be fire sprinklered. 97UFC
901.2.2.1; 901.3; 901.4.2; 902.2.1 ; 1 • ... ; 1
Number: 38 Created: 12/26/2006
[12/26/06] WATER SUPPLY: Fire,hydrants;-where-required,,;must be the type
approved by the water district having;junsdiction and the Fire Department. Hydrant
spacing and water flow must meet minimum requirements based on type of
occupancy. Minimum flow and spaccing--requirements.include:_Commercial, 1,500
gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on
600-foot centers thereafter. These requirements may be modified if buildings are
equipped with automatic fire sprinkler.systems: - -
97UFC 901.2.2.2
Number: 39 i _ >; , I,Created:,12/26/2006.1.
Page 9
Number: 24 Created: 12/22/2006
[12/22/06] Please show the high point, grade break, line at the entrance., No more
than 750 square feet of paved surface shall drairroverthe-sidewalk;,driveway
approach.
Number: 25 Created:, 12/22/2006
[12/22/06] Please use different line weights for existing and proposed grading topo.
Rotate all upside down contour elevations. Correct any overlapping text that will not
scan well.
Number: 26 + .n .,, rCreated; 12/22/2006.._._,.._,!
[12/22/06] Please show and label all storm drain pipe elevations at inlets, outlets
and bend points.
Number: 27 } Created:, 12/22/2006 •
[12/22/06] Please add a LCUASS standard -commercial driveway detail to the detail
sheets.
Number: 28 ,. Created: 12/22/2006 ! .
[12/22/06] See Site Plan comments,on redlines.
Department: Engineering Issue Contact: Susan Joy
Topic: Plat
Number: 40 + r - + - ! Created: 112/26/20061- ,.
[12/26/06] From Technical Services:; Plaftloses',rarea-checks,)legal-matches:.
Number: 41 Created: 12/26/2006
[12/26/06] From Technical Services::There is an exception .to lots 7 & 8 and this
plat only is involved with portions of those lots.
Number:42 Created:12/26/2006
[12/26/06] From Technical Services::'Is a:utility easement needed'on the .north..._
portion of lot 1 across the emergericy'and :access -easements?
Department: Light & Power Issue Contact: Doug Martine
Topic: Electric Utility
1�LIL_..'l' 1 C.o.i'•'ItilV1 :I IL. .i/�:•i'• f.t II•
Number: 6 Created: 12/18/2006
[12/18/06] Plat needs to show a 10 ft. utility easement along the east and west sides
of the property.
Topic: Landscape Plan
Number. 7 � Created � i2/18/20061 r:-ni�.c.�c, iJ a sir ,� !
[12/18/06] The electric system shown near.College Ave.'�on the -landscape-plan
sheet 3 of 4 is not correct (these fa'cilitie's=do•not-,exist..bs shown) .•'. ": •..
Page 8
Number. 15 , 'Created: 12/22/2006
[12/22/06] A CDOT Access Permit will be required for this project. Per discussions
with CDOT, a standard LCUASS driveway with radius curb on both sides will be
required. Please clearly show both sides of proposed driveway curb cut and call out
standard driveway with a detail addedito-the :detail -sheets. Any additional ROW or -
off -site easements must be dedicated .if. needed to construct the driveway to -
standard.
Number: 16 Created: 12/22/2006
[12/22/06] Please add the City standard street cut note, attached to red -lines, on the
Utility Plan sheet. A street cut mayibe,needed for the1driveway construction -as
determined by the City inspector in the field.: -
Number: 17 Created: 12/22/2006
[12/22/06] Solid rectangular black boxes are showing on the Utility Plan sheet.
Please correct and clarify what these are.
Number: 18 f I . - Created: 12/22/2006
[12/22/06] Please use heavy solid line for proposed improvements and a lighter
weighted line, ghosted line, for existing improvements on the site. Label existing
items to be removed. See redlines for clarification.
Number: 19 Created: 12/22/2006
[12/22/06] Clearly show, label and dimension the limits of ROW for College Ave. on
the Utility Plan sheet and Grading Plan sheet. Existing and proposed.
Number:20 'Created: 12/22/2006:
[12/22/06] Please show and label: any:existing.buildings or,improvements within 50
feet of the site on all 3 sides.
Number: 21 Created: 12/22/2006
[12/22/06] Please show and label any off -site easements needed by separate
document on the Utility Plan and Grading�P,lan :sheets!,
Number: 22 r �1 to c�•v=r s,�; Cceated:�;12/22/2006r:;J :=...:;.l,r.= ;.„ r
[12/22/06] Please show the existing•np.-rap;padtat ;the SD,outfall omthe:Utility:and
Grading Plan sheets. r:r:o.:;, :n : .
Number: 23 Created: 12/22/2006
[12/22/06] No less than four feet (4) of -sidewalk -may b&added to.an-existing,= r ? Sri
sidewalk per City Code. The sidewalk -on College:Ave., must: be removed. and:.
replaced to a sufficient width to satisfy, -Planning, staff: -Please contact
David Averill with Transportation Planning..for'minimum.sidewalk: width, attached or
detached, along College Avenue.::.Please.cleady show and. label.the.limits-of.new....... .
proposed sidewalk and connections to existing sidewalk to the north and south.
Page 7
[1/3/07] With all parking stalls ending at the curb line, which has less than 2 feet of
overhang, there is less than 12' of clear travel lane in the drive -through lane. This
conflict has to be resolved.
Number: 65 Created: 1 /3/2007
[1/3/07] The existing fence located within the property along the east property line
appears to be within one foot of the proposed back of curb line. Is the fence to
remain or will it be removed and reinstalled? Provide information on type and height
of fence. The fence has to meet the standards in Section 3.2.1(E.4) of the LUC.
Number: 66 Created: 1 /3/2007
[1/3/07] An existing storm drain is shown on the Site Plan. Remove. Show on
Landscape Plan and on utilities plans.
Number:67 =. Created: ..1/3/2007
[1/3/07] Show proposed light fixtures,on Site Plan. ; I --
Number: 68 Created: 1 /3/2007
[1/3/07] Proposed sewer line needs to be shown on Landscaping Plan, not Site
Plan. i .: , , . . ...
Number:69 t ..:_.-.Created:-1/3/2007-
[1/3/07] Hand railing shown on island next to building should extend further to direct
pedestrians to cross driving lanes at pedestrian crossing.
Number: 70 - ` • . } Created: 1/3/2007
[1/3/07] Project description discusses a, pedestrian.plaza in the southwest comer of
the site. With the water quality pond in this location, another location needs to be
integrated into the design, linking College Ave. sidewalk and the coffee shop.
Department: Engineering Issue Contact: Randy Maizland
Topic: Engineering
Number: 13 )? 1 -.'Created: 12/22/2006
[12/22/06) Refer to the Cover sheet,— Please add Stuart Street to the Vicinity Map.
Move the Month and Year, updated, underneath the title. Provide benchmark data
(2) to cover sheet per LCUASS Appendix E. Provide Geotechnical Engineers
address and phone along with a reference to: the-latest.,soils:.report:=Enlarge text -as-:
shown on the redlines for scanabilo F-
Number: 14 Created: 12/22/2006
[12/22/06] Refer to the Plat — Please remove PDP from the title. Clearly show, label
and dimension College Avenue ROW.'on;the-Plat; ibkisting-and-proposed: Will deed,
to provide a minimum of 141 feet of:ROW ifor'ai 6` Lane rarterial_standard section• •, .
(57.5 half ROW). Provide a copy of referenced document for ROW dedication on
College Bk 1094, pg. 574. Show any off -site easements needed and label by
separate document.
Page 6
Number. 49 - . . - Created: -12/28/2006
[12/28/06] The vault on the western edge of the site is not a Light & Power
transformer. Please clearly identify and label. Can this be rotated to gain
clearance? .. : 1 7 •
Department: Current Planning Issue Contact: Dana Leavitt
Topic: Site Plan :.... • ....:.
Number. 56 Created: 1 /3/2007
[1/3/07] Remove proposed grading contour lines from plan. Landscape Plan and
Grading Plan sufficient.
Number:57 Created:1/3/2007
[1/3/07] Show all existing surface conditions and label. Show existing trees with
canopy/dripline. Include driveway-acceWand`plant.material:at-the north, property-
boundary adjacent to College Ave: Show and label proposed improvements, i.e.:
asphalt or concrete pavement, type -.of walks; island -surface;, -curb -cuts,- etc. .
Number. 58 Created: 1 /3/2007
[1/3/07] Difficult to read site plan ---not.enough:clarity between existing conditions'
and proposed improvements. Proposed improvements need to stand out from the
existing conditions. Recommend using a grey scale line type for existing conditions.
Number: 59 ino-' =, ; •• •Created:,1/3/2007 J •,
[1/3/07] Insufficient buffer along east p.roperty.line...Unless turning radius templates
preclude using a consistent outer traffic_flowline,-the .parking -lot, edge can: be offsett-a
minimum of 5 feet per Section 3.2:2(J),of?the LUC...., . , . • . .
Number. 60 Created: 1 /3/2007
[1 /3/07] Show traffic flow patterns through site, using flow arrows.
Number:61 - - 'Created: 1/3/2007 -.
[1/3/07] The parking bay is dimensioned to;1,9 feet.:,Upon measuring.the.depth, it
appears to be 18 feet. Resolve deficiency.
Number. 62 Created: 1 /3/2007
[1 /3/07] The accessible parking space. does not have accessible ramps/curb cuts or :. (...: .
a "safe travel route" as noted by note..#.1; :.Cover..Sheet :lhtegrate•required. elements -
into site design.
Number: 63 ; :.,(,.,,,,,Created:(1/3/2007= ..., ,. :.
[1/3/07] Accessible parking space requires signage at the head of the stall.
However, with the current layout, the sign is not protected from vehicles pulling into
the parking stall and coming to a halt at the;curbline.. Resolve conflict.
Number: 64 ..Created: •1/3/2007
Page 5
Department: Current Planning Issue Contact: Shelby Sommer
Topic: Modification of Standard
Number: 9 E - . , : ; . . Created: 12/20/2006
[12/20/06] The justification for the -modification of standard request to allow less
than 5 feet of vehicular use area setback along the rear property line (Modification
request #4) is not specific as to why you cannot satisfy the standard. Please clearly
justify this modification request and show the dimensions of the proposed setback
on the site plan. 1
Number. 11 Created: 12/20/2006
[12/20/06] Modification of Standards -request #2 (vehicle use area between the
building and street) and request #3,(locate-the building more than 25 feet behind the
right-of-way) should actually be submitted as a "Request for Exception to the Build -
to Line Standards." Please refer to LUC Section 3.5.3(13)(2)(d) for the standards
pertaining to build -to line exceptions:-.Your•request will be evaluated,perthe, • -..
proposal's conformance with these standard(s),and a:modification of standard
request will not be required if these altemative standards can be achieved.
Department: Current Planning Issue Contact: Dana Leavitt
Topic: Modification of Standard
Number. 54 Created: 1 /3/2007
[1/3/07] Summary of Request, Request -For Buffer Modification states that a 45-50
foot buffer between Spring Creek and all'vehicular circulation will be provided. The
buffer is measured from top of embankment (Section 3.4.1(E) - Buffer Zone Table,
Note 3.C). The buffer zone proposed is much less than the distance cited in the
summary. This part of the request should be removed so that. the isummary -
statement is accurate.
Number: 55 Created: 1 /3/2007
[1/3/07] Buffer Zone Standards 1 ;e.response:is:in;conflictwith-plans regarding -the -
preservation of significant existingrrees. 3 Upon -resolving -grading, utility and
landscape plan issues, this statement may need to be modified. If so, address.
Department: Current Planning Issue Contact: • Shelby Sommer
Topic: Site Plan �,o!.;1ii io rxo •.ia :, .ci:c,,,_,;a ,_• ;.;r. _.:,
Number. 10 „ I ` e :c Createiii`12/20/2006 :.�` :: '.•
[12/20/06] Please clearly label walk -up -'window, patio seating, sidewalk widths,
Spring Creek, existing retaining wall, building dimensions, etc. Also, on the site and
landscape plans please use differentline. weights and label existing features and
proposed improvements, including existirig;trees, proposed -light poles/fixtures etc.-
.
Number. 48 Created: 12/28/2006
[12/28/06] How will pedestrians access the building safely from the proposed
parking area (especially with handicap accessibility)? Perhaps you should continue
the pedestrian crossing across bothidrive-through:aisles. . ..
Page 4
Department: Current Planning Issue Contact: Dana Leavitt
Topic: Landscape Plan
Number. 71 Created: 1/3/2007
[1/3/07] Clearly show difference between existing and proposed conditions. Plant
symbols do not stand out. Existing conditions that will be removed do not need to be
shown.
Number: 72 Created: 1/3/2007
[1/3/07] Show lighting fixtures on Landscape Plan.
Number: 73 Created: 1/3/2007
[1/3/07] Show all utilities on Landscape Plan so that conflicts between utilities and
landscape materials can be identified and/or avoided.
Number: 74 Created: 1/3/2007
[1/3/07] Identify significant existing trees to remain and protect per Section
3.2.1(F&G) of the LUC. There are two trees along the College Ave. frontage to be
considered and one tree off -site on the slope of the Spring Creek embankment .
adjacent to the existing/proposed storm drain pipe to be addressed. Proposed
grading impacts both street side trees.
Number: 75 Created: 1/3/2007
[1/3/07] Plant symbols are not shown at mature size. Use appropriately sized
symbols consistently throughout plan.
Number. 76 Created: 1/3/2007
[1/3/07] Use different species of tree and placement in front lawn area. Consider
pedestrian plaza in planting scheme.
Number: 77 Created: 1/3/2007
[1/3/07] Parking islands do not have sufficient plant materials. Shrubs and ground
covers are more appropriate and require less maintenance than irrigated turf.
Number: 78 Created: 1/3/2007
[1/3/07] The proposed plant material along the south property line is not robust
enough to provide an adequate buffer. Large openings in the buffer will occur where
trees will be located. Additional plant materials in denser planting groups will
provide the type of buffer described in your Request for Buffer Modification.
Number: 79 Created: 1/3/2007
[1/3/07] No seed mix or types of turf have been shown. The bottom of the water
quality pond will need "water tolerant" grasses. Provide information to address this
issue.
Number: 80 Created: 1/3/2007
[1/3/07] Surface drainage improvements are to be shown on the Landscape Plan.
Page 3
[1/3/07] The 18 inch storm pipe outfall -is that existing pipe to remain or new pipe.
The existing tree next to the pipe may be impacted by the installation of a new pipe.
Clarify outfall pipe and accurately show the type of tree and dripline so that it can be
determined if this tree can be saved. If not, contact Tim Buchanan to discuss tree
mitigation strategies. Section 3.2.1(F&G) have to be considered and addressed in
locating any need pipe. Coordinate with Landscape Plans in regard to preservation
or removal of this and any other trees on -site.
Department: Current Planning Issue Contact: Shelby Sommer
Topic: General
Number. 1 Created: 12/14/2006
[12/14/06] The following departments have indicated that they have no concerns
with this proposal: GIS, Park Planning, Water Conservation, County Assessor.
Number: 5 Created: 12/18/2006
[12/18/06] Rick Lee with the Building Department has attached the Current Building
Codes and Standards that will be enforced with this proposal.
Number: 8 Created: 12/19/2006
[12/19/06] Bonnie Ham (Growth Coordinator - US Postal Service): Developer must
provide a mailbox in an agreed upon:location. , , - I : .
Department: Current Planning Issue Contact: Dana Leavitt
Topic: General
Number. 53 Created: 1/3/2007
[1/3/07] General Note # 11, Cover Sheet refers to the Utility Plan for exact geometry
of parking areas. Utility plans do not show any geometry or layout information.
Provide complete layout information on Site. Plan.
Department: Current Planning Issue Contact: Shelby Sommer
Topic: Landscape Plan
Number: 12 Created: 12/22/2006
[12/22/06] Per Section 3.2.1(E)(5)(d).connecting'walkways through parking lots
shall have one canopy shade tree per:40,linea6feet,.of such walkway planted!in,
landscape areas within 5 feet of such walkway. Since your proposed "connecting
walkway" crosses the drive aisle and cannot feature any landscaping, please add a
minimum of one canopy shade tree in'the pedestrian/patio area adjacent to the
building (if there is room) and/or add more canopy shade trees in the landscape area
between the street and drive -through.
Number. 52 Created: 12/28/2006
[12/28/06] Please see the redlined landscape plan from Forestry for comments from ,
Tim Buchanan.
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
0
M. Torgerson Architects Date: 1/4/2007
Troy Jones
Fort Collins, CO 80524
Staff has reviewed your submittal for HUMAN BEAN AT SPRING CREEK PDP -
TYPE II, and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Shelby Sommer
Topic: Context Diagram
Number. 51 Created: 12/28/2006
[12/28/06] The context diagram does not show the surrounding context of the site.
Please revise to show how this site fits into the larger picture by showing the bus
stops/routes, bike trail etc.
Topic: Elevations
Number: 50 Created: 12/28/2006
[12/28/06) The building elevations for the front and back are the same. Where are
the doors, walk up window etc? Also, are both side elevations exactly the same?
Only one side is shown.
Department: Current Planning Issue Contact: Dana Leavitt
Topic: Elevations
Number: 81 Created: 1 /3/2007
[1/3/07] Is the gate on the trash enclosure solid or open? The elevation does not
specify. If open, show spacing of vertical bars, indicating that compliance with
building code and ADA standards has been met.
Number. 82 Created: 1 /3/2007
[1/3/07] Bollards are shown on the "side elevation" and nowhere else, not on any
plans or other elevations. Which is correct? Revise drawings accordingly.
Number. 83 Created: 1 /3/2007
[1/3/07] Walk-up window will have to be accessible. Indicate on elevations with
dimensioning which service window is accessible.
Topic: Engineering
Number. 84 Created: 1 /3/2007
[1/3/07] Clearly delineate the location of the existing water line along the front of the
property in relation to the existing vegetation. Locate existing trees and shrubs
accurately, including dripline of tree.
Number. 85
Created: 1 /3/2007
Page 1