HomeMy WebLinkAboutCANYON PLACE (331 S. MELDRUM ST.) - PDP - PDP120023 - CORRESPONDENCE - (3). sub -title & the Statement of Ownership And Subdivision.
Topic: Site Plan
Comment Number: 40 Comment Originated: 11/14/2012
11/14/2012: Please correct the spelling of description in the legal description on sheet 1-1-1.
Comment Number: 41 Comment Originated: 11/14/2012
11/14/2012: There are line over text issues on sheet 1-1-1.
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford cDfcgov.com
Topic: Construction Drawings
Comment Number: 3 Comment Originated: 10/12/2012
11/15/2012: Please describe what your plans are regarding the parking stall striping on
Meldrum once the old access is closed. Unable to tell from the Utility Plans what is being
considered. No striping additions/changes noted on the plans.
10/12/2012: Hoping to add parking stalls on Magnolia without removing the existing painted
stalls. In doing so the new stall widths can be a little larger than typical but not smaller. Please
label stall widths that vary from standard widths.
Department: Zoning
Contact: Noah Beals, 970.416-2313, nbeals(o)fcgov.com
Topic: General
Comment Number: 3
Comment Originated: 11/0512012
11/05/2012: In the lighting plan fixtures DD and KK are not in compliance with the Land Use
Code restrictions on up -lighting see section 3.2.4 This will need to be corrected.
Also loading and unloading areas require a minimum of 5 foot-candles. The proposed lighting
plan for the loading/unloading area on the north side of the building is not meeting this.
Plaza in-between buildings needs increase to at least 1 foot candle.
Comment Number: 4 Comment Originated: 11/05/2012
11/05/2012: On sheet L1-1 in the Site Plan Information table please provide the Data for the
Parking Data and Bicycle Parking and Storage. Need to verify that this project meets the new
bicycle standards.
3. On the plat, please change label to "flood fringe", rather than 'high risk floodplain line."
4. The foodplain and flood fringe boundaries have been included on the plat, but notes should
also be included to indicate that the remainder of the site is in the moderate risk floodplain.
5. Add a note to sheet C1.00 and C2.00 referencing the Floodplain Exhibit on sheet C4.00.
6.On the Floodplain Exhibit, add "(picnic tables, bike racks, etc.)" after the word "FLOODWAY"
in note 8.
7. Also on sheet C4.00, label the BFE's and add the datum; i.e. BFE = 4997 NGVD29.
8. Add the elevations and datum to CSL's; i.e. 3490 4997.3 ft. NGVD29 to sheet C4.00.
9.On sheet C4.00, change the label "Existing City 100-year floodplain boundary" to "flood
fringe" boundary.
Comment Number: 1 Comment Originated: 10/09/2012
10/09/2012: Stormwater is ready for a public hearing.
Department: Technical Services
Contact: Jeff County, 970-221-6588,
Topic: Building Elevations
Comment Number: 43
11/14/2012: No comments.
Topic: Construction Drawings
Comment Number: 38
icounty()fcpov.com
Comment Originated: 11/14/2012
Comment Originated: 10/10/2012
11/14/2012: There is still aline over text issue on sheet C1.00.
10/10/2012: There are line over text issues on sheet C1.00 & C2.00.
Topic: Landscape Plans
Comment Number: 42
11/14/2012: No comments.
Topic: Lighting Plan
Comment Number: 29
Comment Originated: 11/14/2012
Comment Originated: 10/10/2012
11/14/2012: This has not been corrected.
10/10/2012: There are text over text & cutoff text issues on sheet E1-1.
Comment Number: 31
Comment Originated: 10/10/2012
11/14/2012: The sheet numbering of sheets E1.3 & E1.4 does not match the first 3 lighting
sheets, which are numbered with a dash (-) not a decimal.
10/10/2012: The sheet numbering of sheets E2.0 & E2.1 does not match the first 3 lighting
sheets.
Topic: Plat
Comment Number: 1
11/14/2012: The boundary closes.
10/09/2012: The boundary closes.
Comment Number: 3
Comment Originated: 10/09/2012
Comment Originated: 10/09/2012
11/14/2012: The reference needs to match in the sub -title, Statement of Ownership And
Subdivision & Basis Of Bearings statement. The reference has been added to the sub -title.
10/09/2012: Please add reference to the original plat of Fort Collins after Block 83 in the
Comment Number: u3 comment Originated: 10/10/2012
10/10/2012: KNOX BOX
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved
location(s) on every new building equipped with a required fire sprinkler or fire alarm system.
The top shall not be higher than 6 feet above finished floor.
2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20
Comment Number: 04 Comment Originated: 11/12/2012
11/12/2012: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
New buildings or building additions that cause the building to be greater than 50,000 square
feet will require a fire department, emergency communication system evaluation after the
core/shell but prior to final build out.
Where adequate radio coverage cannot be established within a building, public -safety radio
amplification systems shall be designed and installed in accordance with criteria established by
the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01
Comment Number: 05 Comment Originated: 11/12/2012
11/12/2012: FIRE ALARM & DETECTION SYSTEMS
In Group B occupancies having an occupant load of more than 100 persons above or below
the lowest level of exit discharge, fire alarm notification appliances shall be installed and
activated upon sprinkler water flow or a manual fire alarm system shall be installed.
Comment Number: 06 Comment Originated: 11/12/2012
11/12/2012: FIRE STANDPIPE SYSTEM & FIRE PUMP
Standpipe systems shall be provided in new buildings and structures in accordance with
Section 905 or the 2006 International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more than 30 feet
above the lowest level of fire department vehicle access, or where the floor level of the lowest
story is located more than 30 feet below the highest level of fire department vehicle access.
The standpipe system shall be capable of supplying at minimum of 100 psi to the top habitable
floor. An approve fire pump may be required to achieve this minimum pressure.
Comment Number: 07 Comment Originated: 11/12/2012
11/12/2012: PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from
the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals
on a contrasting background.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970.416.2418, wlamargue(a)-fogy-com
Topic: Floodplain
Comment Number: 3
11 /16/2012:
Comment Originated: 11/16/2012
1. None of my previous comments regarding the drainage letter were addressed. The
comments were fairly minor, but they can't be ignored.
2. A site plan was not included in this submittal, so I am not sure if those previous comments
were addressed.
parapet, and limited openings.
3. Fire -sprinkler required if more than 7000 square feet.
4. Exit stairs must provide an area of refuge.
5. Elevator must have standby power.
6. New Green Code requires:
a. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building
located within 1000ft to train tracks.
b. Low -flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required.
c. Low VOC interior finishes.
d. LEED type commissioning is required for commercial buildings 15k sq.ft. and larger.
e. See Green Code compliance guide for additional requirmements.
Department: Light And Power
Contact: Justin Fields, 970-224-6150, jfields(a)fcgov.com
Topic: General
Comment Number: 8 Comment Originated: 11/13/2012
11/13/2012: Informal discussions have been held regarding easements and equipment
placement and we expect that these issues will be resolved by final submittal.
Department: Outside Agencies
Contact: Seth Lorson, 970.224.6189, slorson fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/12/2012
10/12/2012: Comcast has facilities on this block and relocation is a the developer's expense.
This comment and diagram was provided at the staff review meeting. Contact: Don Kapperman
970-567-0245
Comment Number: 2 Comment Originated: 10/12/2012
10/12/2012: Larimer County Assessor is showing a different owner than the signature block
shows. This comment was provided at the staff review meeting. Contact: Megan Harrity
970-498-7065
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869,
Topic: General
Comment Number: 01
10/10/2012: ROOF ACCESS
ellynxwiler(a).poudre-fire.org
Comment Originated: 10/10/2012
New buildings four or more stories in height shall be provided with a stairway to the roof.
Stairway access to the roof shall be in accordance with IFC 1009.12. Such stairways shall be
marked at street and floor levels with a sign indicating that the stairway continues to the roof.
2006 International Fire Code 504.3
Comment Number: 02
Comment Originated: 10/10/2012
10/10/2012: FIRE DEPARTMENT CONNECTIONS
FDC's shall be installed in accordance with NFPA standards. The location of the FDC shall be
approved by the fire department.
to be kept the maximum distance from the tree trunk. Proposeo grading and excavation for
irrigation installation within the drip line of parkway trees shall be inspected prior to work by the
City Forester. Contractor is responsible to call for inspections.
Department: Internal Services
Contact: Russell Hovland, 970-416.2341, rhovland()fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 10/11/2012
10/11/2012: Building Permit Pre -Submittal Meeting
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi -family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early
to mid -design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting. Applicants of new commercial or multi -family projects are
advised to call 416-2341 to schedule a pre -submittal meeting. Applicants should be prepared
to present site plans, floor plans, and elevations and be able to discuss code issues of
occupancy, square footage and type of construction being proposed.
Comment Number: 2
Comment Originated: 10/11/2012
10/11/2012: Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Comment Number: 3
Comment Originated: 10/11/2012
10/11/2012: Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chap 4.
2. Multi -family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 171-2012. A copy of these
requirements can be obtained at the Building Office or contact the above phone number.
Comment Number: 4
Comment Originated: 10/11/2012
10/11/2012: Canyon Place Development— project specific concerns:
1. Building code requires a 5-story office building be of Type II -A construction to achieve 5
stories. This is a 1-hour fire -rated non-combustible building.
2. Any exterior walls closer than 10 feet to the property line must provide fire -rated walls, roof
this plan are planted, pruned or removed on the public right-of-way. This includes zones
between the sidewalk and curb, medians and other city property. This permit shall approve the
location and species to be planted. Failure to obtain this permit may result in replacing or
relocating trees and a hold on certificate of occupancy.
• Contact the City Forester to inspect all street tree plantings at the completion of each phase
of the development. All trees need to have been installed as shown on the landscape plan.
Approval of street tree planting is required before final approval of each phase.
Comment Number: 9
Comment Originated: 10/09/2012
10/09/2012: Please add the tree protection specifications found in 3.2.1 G
Comment Number: 10 Comment Originated: 11/13/2012
11/13/2012: Please add tree protection and mitigation information identified during the onsite
meeting with the City Forester.
Comment Number: 11
Comment Originated: 11/13/2012
11/13/2012: Please add additional standard landscape notes that can be obtained from the City
Project Planner. These can address such topics as mulch, edging, type of irrigation, plant
quality etc.
Comment Number: 12 Comment Originated: 11/13/2012
11/13/2012:
Please add this note. Tree pruning and removal work shall be done by a Fort Collins licensed
arborist. Prior to pruning existing street trees to provide clearance for the construction of the
building, contact the City Forester. Pruning of City street trees to be approved by the City
Forester and performed by a licensed and certified arborist.
Comment Number: 13
Comment Originated: 11/13/2012
11/13/2012: Position the location of the edge of the planting beds in the parkway well away from
tree trunks. Keep new shrubs and perennials as least 6 feet from the tree trunks. Use 1 gallon
size plants with less density near trunks and in the root zone on existing trees.
Comment Number: 14 Comment Originated: 11/13/2012
11/13/2012: Are tree grates to be used around any of the new trees in the parkway? If so note
and specify.
Comment Number: 15 Comment Originated: 11/13/2012
11/13/2012: Please provide tree species diversity for new trees as described in 3.2.1 D 3. List
percentages in the plant schedule.
Comment Number: 16 Comment Originated: 11/13/2012
11/13/2012: Using Skyline Honeylocust is probably the best choice for street trees in sidewalk
cut outs.
Comment Number: 17 Comment Originated: 11/13/2012
11/13/2012: Consider if it is feasible to reposition the parking lot entrance drive off of Canyon
street to preserve a better mix of species.
Comment Number: 18
Comment Originated: 11/13/2012
11/13/2012: Please add this tree protection note: Grading within the drip line of trees in the
parkway shall be kept to a minimum. Grade to be changed not more than 1 inch near tree
trunks and not more than 2 inches in the outer area under the canopy. Do not cultivate soil in
preparation for planting within the drip line zone of existing parkway trees. New irrigation lines
Department: Forestry
Contact: Tim Buchanan, 970.221-6361, tuchanan()fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 10/09/2012
10/09/2012: The applicant should contact the City Forester for an on -site meeting to evaluate
construction impact to existing trees and to determine mitigation for trees that will be removed.
Hardscape placement around existing City street trees will need to be closely reviewed. Shrub
bed placement and edging around existing City street trees will also need to be evaluated.
Comment Number: 2 Comment Originated: 10/09/2012
10/09/2012:
Removed trees will need to be mitigated as discussed in 3.2.1 F by planting the required
number of upsized trees. Upsized trees as follows. The city Forester can provide the number
of mitigation trees at the on -site meeting.
Canopy Shade Tree- 3.0 inch caliper
Ornamental Tree- 2.5 inch caliper
Conifer Tree- 8 feet height.
Comment Number: 3
Comment Originated: 10/09/2012
10/09/2012:The final landscape and tree protection plan will need to identify all exiting trees as
to size, condition and type with intent to save, remove or transplant.
Comment Number: 4
Comment Originated: 10/09/2012
10/09/2012: Please list trees and other landscape plants as to size, quantity and percentage
used in the plant schedule.
Comment Number: 5 Comment Originated: 10/09/2012
10/09/2012: Please provide tree species diversity as described in 3.2.1 D 3
Comment Number: 6 Comment Originated: 10/09/2012
10/09/2012: Please keep new shrubs at least 5-6 feet away from existing street trees to prevent
root damage at planting.
Comment Number: 7
Comment Originated: 10/09/2012
10/09/2012: Consider using Hotwings Tatarian Maple in place of Amur Maple as it is similar and
does better in the Fort Collins environment.
Comment Number: 8 Comment Originated: 10/09/2012
10/09/2012: Please add standard landscape notes including -the following.
The soil in all landscape areas, including parkways and medians, shall be thoroughly
loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly
incorporated into the soil of all landscape areas to a depth of at least six (6) inches by tilling,
discing or other suitable method, at a rate of at least three (3) cubic yards of soil amendment
per one thousand (1,000) square feet of landscape area. Exception within the drip line of any
existing tree.
0 A permit must be obtained from the City forester before any trees or shrubs as noted on
Comment Number: 4
Comment Originated: 10/10/2012
11/13/2012: Per the utility coordination meeting, applicant was going to contact XCEL energy
and Fort Collins Light and Power to discuss their specific needs. Does the plat provided with
this submittal represent these discussions? 10/10/2012: Additional easements may need to
be proposed for existing utilities that will no straddle the new lots as well as any proposed
easements needed for the development. A utility coordination meeting can be set as early as
the next couple of weeks if applicant desires.
Topic: Site Plan
Comment Number: 6 Comment Originated: 10/10/2012
11/13/2012: What is the height of the Stucco wall adjacent to the sidewalk? Is it 6' at this
location or is stepped down? 10/10/2012: Ensure that site distance can be achieved at the
proposed driveway approach onto Canyon Avenue. The site plan indicates a stucco wall
adjacent to the access drive and it'shall not obstruct drivers view of sidewalk.
Comment Number: 7 Comment Originated: 10/10/2012
11/13/2012: The fountain will need to be shown on the plans with a callout on the plans similar to
"Final fountain location to be determined by separate revocable encroachment permit, location
not approved per this plan." 10/10/2012: The proposed fountain along West Magnolia needs to
be located within the site boundaries and may not exist in the public right of way.
Comment Number: 8
Comment Originated: 10/10/2012
11/13/2012: The stone benches will need to be shown on the plans with a callout on the plans
similar to "Final fountain location to be determined by separate revocable encroachment
permit, location not approved per this plan." 10/10/2012: Stone benches can not be approved
in the Right of Way as a part of these plans. A separate encroachment permit will need to be
submitted and reviewed after these plans have been approved. Benches should be
positioned as to leave a clear and consistent path for the sidewalk without pedestrians needing
to change direction to avoid them.
Comment Number: 10 Comment Originated: 10/10/2012
11/13/2012: Further discussion with staff has eliminated the need for scoring or banding
between the different materials. However, Concrete will need to be 6 inches thick within right of
way and a not or callout needs to be added to plans. 10/10/2012: Concrete in the right of way
will need to be 6 inches thick. Scoring, banding or different materials should be used along
the right of way line to delineate the concrete that is in the right of way and the concrete outside
of the right of way.
Department: Environmental Planning
Contact: Lindsay Ex, 970.224.6143, lex(a)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/10/2012
10/10/2012: No comments.
Driveway onto Carryon Avenue, Site & Landscape Plans need iu nave the driveway radiuses
revised. 10/10/2012: Sheet C3.00 Driveway curb return radius onto Canyon Avenue does not
appear to be consistent with site plan. Please label the radius size. The radius appears to be
much larger than what is allowed per the standard driveway details for a type I as indicated on
the plans.
Comment Number: 19
Comment Originated: 10/10/2012
11/13/2012: On the final plans please include a striping plan on an existing sheet or add a
sheet for striping, include dimensioning from stop signs and crosswalks. 10/11/2012: Per
Discussions with Transportation and Parking Services staff a handicap space will be required
on each end of the block face (East and West end of Magnolia, South end of Meldrum).
Additionally, parking spaces may not exist within 20' of a cross walk and 30' from a stop sign
on the approach. Please revise parking striping plan. Contact Randy Hensly (416-2058) for
additional details. 10/10/2012: Sheet C3.00 - Provide detail and delineate between existing
and proposed parking spaces and how the striping will match between the two. Contact Randy
Hensley in parking services (416-2058) to discuss downtown parking requirements and if
additional handicap spaces are needed adjacent to your building. If handicap spaces are
required then depending on their location additional ADA access ramps may be required along
the street frontage to provide access to the building.
Comment Number: 20
Comment Originated: 11/14/2012
11/14/2012: Sheet C3.00 -Thank you for providing sidewalk chases to minimize drainage from
a private driveway. However, please design, construct and provide details per City of Fort
Collins standard sidewalk chases. Verify with Stormwater the width of the sidewalk chase.
Topic: General
Comment Number: 1 Comment Originated: 10/10/2012
11/13/2012: Applicant acknowledges this comment and requirement and will work with City Staff
as their plans progress. 10/10/2012: The planning objectives indicated that a basement is
proposed for the building. Consideration of the design and construction in relation to the
property lines/right of way lines must be taken into account. No tie backs, footings or structures
(permanent or temporary) are to encroach onto or into public right of way or utility easements.
Comment Number: 16 Comment Originated: 10/10/2012
11/13/2012: Please add a note to final plans explaining that if any walk is removed or damaged
that it will need to be replaced with 5' min. width sidewalk. 10/10/2012: All sidewalk that is
removed and replaced per the construction plans or during construction must be constructed to
a minimum width of 5' per commercial local standards.
Topic: Plat
Department: Current Planning
Contact: Seth Lorson, 970-224.6189, slorson cDfcgov.com
Topic: General
Comment Number: 2 Comment Originated: 10/12/2012
10/12/2012: Staff is discussing the proposal for the fountain in the ROW and will contact you as
soon as we have a determination.
Topic: Lighting Plan
Comment Number: 5 Comment Originated: 11/13/2012
11/13/2012: The DID and KK fixtures are oriented upward. Please see LUC L.2.4(D). Also,
some of the DID fixtures are in the ROW. This can be added to the greater conversation
regarding improvements in the ROW.
Comment Number: 10 Comment Originated: 11/16/2012
11/16/2012: As discussed, please submit a request and evidence for alternative compliance
for the site lighting standards per LUC Sec. 3.2.4(E).
Topic: Plat
Comment Number: 8 Comment Originated: 11/13/2012
11/13/2012: The signature block for planning should be titled "DIRECTOR OF COMMUNITY
DEVELOPMENT AND NEIGHBORHOOD SERVICES". This does not have to be done prior to
Final Plan.
Topic: Site Plan
Comment Number: 6 Comment Originated: 11/13/2012
11/13/2012: Please label the "public plaza" element on the plan as required in LUC 4.16(E)(1)
(c)
Comment Number: 7 Comment Originated: 11/13/2012
11/13/2012: Please provide parking data and bicycle parking data. Bicycle parking is required
1 space per 4,000 square feet = 54,000 s.f. / 4,000 = 13.5 spaces. These need to be provided
at 20% enclosed and 80% fixed.
Comment Number: 9 Comment Originated: 11/15/2012
11/15/2012: The site plan notes that the project is in the NCB zone district when it is actually in
the D - Downtown (Canyon Avenue Subdistrict) zone district. Please revise.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970.221-6603, agingerich(a)fcgov.com
Topic: Construction Drawings
Comment Number: 15 Comment Originated: 10/10/2012
11/13/2012: Ensure that Handicap Ramp details are included on final submittal. 10/10/2012:
Sheet C2.00 - Sidewalk and handicap ramp will need to be removed and replaced to standard
5' in width and ramp will need to be constructed to most current ADA standards in the proximity
of the sanitary sewer service:
Comment Number: 17 Comment Originated: 10/10/2012
11/13/2012: With the assumption that the Civil Plans are showing the correct configuration of the
City of-`
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov. com/developmentre view
November 16, 2012
Steve Schroyer
Blue Ocean Enterprises
416 W. Oak St. .
Fort Collins, CO 8521
RE: Canyon Place (331 S. Meldrum), PDP120023, Round Number 2
'Please see the following summary of comments from City staff and outside reviewing agencies for your
submittal of the above referenced project. If you have questions about any comments, you may contact the
individual commenter or direct your questions through the Project Planner, Seth Lorson, at 970-224-6189 or
slorson@fcgov.com.
Comment Summary:
Department: Advance Planning
Contact: Clark Mapes, 970-221.6225, cmapes fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 11/13/2012
11/13/2012: Where the plaza encroaches across the right-of-way, a continuous clear direct
sidewalk path should be maintained to continue the fabric and pattern of the sidewalk system in
the area. Any features such as benches and a fountain should be located accordingly. Tree
cutouts in the plaza should be 6x6', not 44% for tree health.
Topic: Landscape Plans
Comment Number: 1
Comment Originated: 11/13/2012
11/13/2012: Standards allow for either turf grass or ground cover plantings in the parkway.
However, the parkways currently have turf and large trees, which are well established and
highly functional in this high -activity area. It appears that the best solution is to retain this
existing parkway landscaping. The landscape plan appears to show shrub planting underneath
existing large trees. This could be disruptive for the trees, the shrubs could reduce the
functionality of the parkway. If accent shrub planting is desired, there is an opportunity at the
corner for accent planting - it's more sunny, and appears due for replacement of the current
landscaping.