HomeMy WebLinkAboutDRAKE CROSSING, WALGREENS - MAJOR AMENDMENT/FINAL PLAN ..... APRIL 4, 2002 P & Z BOARD HEARING - 35-96A - REPORTS - MEMO / P & Z BOARDSteve Olt - Re: Street Oversizing fees fc -ive Through Facilities 9 Page 1
From:
Matt Baker
To:
Cameron Gloss
Date:
3129/02 5:43PM
Subject:
Re: Street Oversizing fees for Drive Through Facilities
Cameron --
The ITE Land Use 881 Pharmacy/Drugstore with Drive Through Window describes the uses in this
category "contain drive through windows". There does not seem to be any increase in total trips due to the
double drive through indicated. The trips for this land use seem to concentrate more during the PM peak
hour, but this is probably due to trip -chaining, where most people would pick up a prescription on their way
home from work. My determination would be that there are no additional impacts from a double drive
through for a pharmacy land use.
--Matt
>>> Cameron Gloss 03/29 4:36 PM >>>
Matt:
A proposed double (side -by -side) drive through at the new Drake Crossing Walgreens has prompted a
street oversizing question from our P&Z Board.
The continued hearing for this project is next Thursday night (April 4).
Is there an additional street oversizing fee for a single or double drivethrough on a retail store? I can see
one for a McDonalds, where the traffic volumes are quite high, but it's not so clear for a drive through
pharmacy.
Your thoughts?
Cameron
Sent By: Eogemark LLC; 303 573 5547; Apr-2-02 3:43PM; Page 1/1
COLORADO STATE BOARD OF PHARMACY
RULES AND REGULATIONS
Page 7
Errective: 12/30/01
1.00.17 A pharmacist or prescription drug outlet shall not pay or offer to pay or infer that
payment might be made of any sum of money or other thing of value to a
practitioner, health care facility, nursing care or assisted living facility, or any
other health care provider or entity as consideration for any referral to, or
promotion of, a prescription drug outlet. (Amended, effective 11130100)
1.00.18 PATIENT COUNSELING
a. When the patient seeks advice, or when, in the pharmacist's professional
judgment, the best interest of the patient will be served, the pharmacist shall offer
to advise the patient regarding the prescription.
b. An employer, employer's agent, employee, pharmacist or prescription drug
outlet shall not interfere with the professional judgment of the pharmacist to advise
the patient regarding a prescription. (Amended, effective 11/30/00)
1.00.19 REPEALED, EFFECTIVE 11/30/00
1.00.20 REPEALED, EFFECTIVE 11/30/00
1.00.21 Violation of board orders or negotiated stipulations or Diversion program
contracts. It shall be considered unprofessional conduct for a Colorado -licensed
pharmacist or intern to violate a lawful Board order or negotiated stipulation issued
in result of a formal complaint against the licensee or to violate a peer health
assistance diversion program contract entered into pursuant to Rules 18.02.11 and
18.02.18.
1-00.22 A pharmacist has a professional responsibility to report to the Board in a timely
manner any pattern of misconduct in the practice of pharmacy which constitutes a
danger to the health, safety or welfare of a patient or the public.
1.00.23 Severability clause If any word, clause, sentence, paragraph, or section of these
Rules of Professional Conduct shall for any reason be adjudged by any court of
competent jurisdiction to be unconstitutional or otherwise invalid, such judgment
shall not affect, repeal, or invalidate the remainder thereof, but shall be confined in
its operation to the word, clause, sentence, paragraph, section thereof so found to
be unconstitutional or otherwise invalid.
Cultur4 Abrary, and Recreational Service
Forestry Division
City of Fort Collins
MEMORANDUM
DT: April 3, 2002
TO: Planning and Zoning Board
FR: Tim Buchanan, City Forester T-t�
RE: Tree Transplanting
The Walgreens Submittal at Drake and Taft is proposing to transplant several large trees on the
site. These trees range from 4" to 12" diameter and include a mix of species.
To transplant large trees successfully requires good specifications, using proper methods and
providing after care. The applicant has indicated they wish to move the trees by a method
referred to as hand digging versus using a tree spade. Hand digging has the advantage of
excavating as large of a root ball as is necessary.
A critical specification in transplanting trees is to dig a large enough root ball for the size of the
tree. Nursery and Arboriculture standards should be followed for root ball diameter per inch of
trunk diameter. Transplanting should occur during the dormant season with the best time being
the spring. Providing after transplanting care of watering, mulching, and insect and disease
control is very important to insure success. The transplanting process and operation should
receive professional supervision and management.
Moving several of the large trees at the proposed Walgreens site can be done successfully by
following professional specification and with good management and supervision. Any tree
transplanting operation can have some failure. Although, hand digging large trees is very costly
and requires special skills and equipment it can be done successfully.
215 North Mason Street • 3rd Floor • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6361 9 FAX (970) 221-6586
Certification of Performance
I, Jason D. Jones, certify that:
-I have personally inspected the trees and the property referred to in this
report and have stated my findings accurately. The extent of this appraisal is
stated in the attached report;
-I have no current or prospective interest in the vegetation or the property
that is the subject of this report, and I have no personal interest or bias with
respect to the parties involved;
-The analysis and opinions in this report are my own and based on current
and accepted methods and facts.
-My compensation is not contingent upon reporting a predetermined value or
reaching a conclusion that favors the cause of either party involved in this
case.
-My analysis, opinions, and conclusions contained in this report were
developed using commonly accepted arboricultural guidelines and methods.
-No one provided significant professional assistance to the consultant,
except as indicated within the report.
I further certify that I am a current member in good standing of the
American Society of Consulting Arborists and I am an International Society
of Arboriculture Certified Arborist. I hold a bachelors degree in Landscape
Horticulture and I have been involved in the study and care of trees for and
over 13 years.
Signed:
Dated:
• All trees should be pruned of deadwood as soon as possible. Only minimum live
tissue should be removed. Removal of deadwood and broken limbs will increase
tree vigor and overall health. Removal of more than 10 % of living wood may
limit the plant's ability to compensate for root loss.
• 1 year prior to transplant, all trees should be deep root fertilized with a high
quality low nitrogen slow release complete fertilizer in the root ball area to
increase the likelihood of fibrous feeder root formation in these areas and to
increase plant vigor at the time of transplant.
• All trees must be thoroughly irrigated 3-5 days before digging occurs. This will
ensure adequate soil moisture to hold root balls together and reduces tree stress
during relocation. .
Techniques of Transplanting
Several rules must be followed during the hand digging process to maximize chances of
survivability. If any one of these recommendations is not followed strictly it could prove
detrimental to the tree's survival. These specifications are as follows:
• All trees must have a minimum 12" diameter root ball for each 1" of trunk caliper
measured at 12" above soil level.
• All trees should be excavated initially by high pressure air or water excavation
and then carefully root pruned to minimize damage while digging.
• All trees are to be extracted during the dormant season. Under no circumstances
should any trees be transplanted after bud break or during times of active shoot
growth.
• Soil tests should be performed in the areas that trees will be moved to. If
necessary the soil should be amended appropriately.
• Under no circumstance should any tree's root ball be allowed to dry out during
the relocation process. Trees should be placed in the planting hole.immediately
after digging.
• Planting holes must be a minimum of 2 feet larger than the root bail. When
conditions permit, a planting hole of 2-3 times larger than the existing root ball is
recommended.
Selected References
American Association of Nurserymen. 1997. American Standard for Nursery Stock.
ANSI Z60.1-1996
Dirr, Michael A.. 1975. Manual of Woody Landscape Plants: Their Identification,
Ornamental Characteristics, Culture, Propagation and Uses. Fourth Edition. Stipes
Publishing Company, Champaign, Illinois.
Feucht, James R. and Butler, Jack D. 1988. Landscape Management, Planting and
Maintenance of Trees, Shrubs, and Turfgrasses. Van Nostrand Reinhold, New York,
New York.
Hartman, John R. and Pirone, Thomas P. and Sall, Mary Ann. 2000. Pirone's Tree
Maintenance, Seventh Edition. Oxford University Press, New York, New York.
Jackson, Marcus and Harsel, Bob and Fornes, Lorin. 1998. Transplanting Trees and
Shrubs. North Dakota State University Extension Service #F1147.
Matheny, Nelda and Clark, James R. 1998. Trees and Development, A Technical Guide
to Preservation of Trees During Land Development. International Society of
Arboriculture, Champaign, Illinois.
Watson, Dr. Gary. 1996. Transplant Shock: Severity dependent on tree size and
restoration of root-rhoot balance. Minnesota DNR — Forest Disease Newsletter:
Transplant Shock. St. Paul Minnesota.
• All root balls are to be tightly bound with burlap and wire baskets or similar
before they are moved.
Post planting Care
Post planting follow up care is essential for successful transplanting operations. Even a
short period of drought stress or over watering could prove fatal to the trees. It is typical
that is takes approximately 1 year for every 1 inch diameter of trunk to reestablish a tree
completely after transplanting. After 3 to 5 years, most plants are reestablished enough to
be stable; however, they may not put on significant new top growth for quite some time
after this. The following recommendations must be followed to aid in long-term
reestablishment:
• Relocated trees are to be watered and mulched immediately after transplant.
• Trees should be monitored for irrigation needs and insect or disease organisms by
a qualified arborist twice monthly during the first 2 years of care.
• Trees should be monitored and treated for insect or disease once monthly during
the third year of care.
• Mulch layers 3 to 4 inches deep should be kept in the root zone areas of all trees
at all times. A 4 to 6 inch mulch free area should be maintained adjacent to the
woody stems.
• The root zone areas should be soil tested annually and fertilized accordingly.
• Only dead limbs should be pruned from the trees during the first five years of
reestablishment.
• Trees should be fertilized based only on the results of soil and/or tissues analysis
during the first five years of reestablishment
Conclusions
If trees of this size are handled properly and carefully during the relocation process, there
is a high likelihood of success. It is essential that extreme care is taken throughout the
development process and that all recommendations are adhered to. Ultimately, many of
the trees may benefit over the long-term and have longer useful lives by being placed in a
potentially more favorable and less restraining environment. I therefore conclude that
there is minimal chance of tree loss on this site if all parties involved in development are
willing to commit to the costs associated with large tree relocation.
Pre- excavation Preparations
In order to prepare the plants for the stresses involved in transplant, I recommend the
following procedures be carried out in advance of digging operations:
• All trees should be pruned of deadwood as soon as possible. Only minimum live
tissue should be removed. Removal of deadwood and broken limbs will increase
tree vigor and overall health. Removal of more than 10 % of living wood may
limit the plant's ability to compensate for root loss.
• 1 year prior to transplant, all trees should be deep root fertilized with a high
quality low nitrogen slow release complete fertilizer in the root ball area to
increase the likelihood of fibrous feeder root formation in these areas and to
increase plant vigor at the time of transplant.
• All trees must be thoroughly irrigated 3-5 days before digging occurs. This will
ensure adequate soil moisture to hold root balls together and reduces tree stress
during relocation.
Techniques of Transplanting
Several rules must be followed during the hand digging process to maximize chances of
survivability. If any one of these recommendations is not followed strictly it could prove
detrimental to the tree's survival. These specifications are as follows:
• All trees must have a minimum 12" diameter root ball for each 1" of trunk caliper
measured at 12" above soil level.
• All trees should be excavated initially by high pressure air or water excavation
and then carefully root pruned to minimize damage while digging.
• All trees are to be extracted during the dormant season. Under no circumstances
should any trees be transplanted after bud break or during times of active shoot
growth.
• Soil tests should be performed in the areas that trees will be moved to. If
necessary the soil should be amended appropriately.
• Under no circumstance should any tree's root ball be allowed to dry out during
the relocation process. Trees should be placed in the planting hole immediately
after digging.
• Planting holes must be a minimum of 2 feet larger than the root ball. When
conditions permit, a planting hole of 2-3 times larger than the existing root ball is
recommended.
• Any circling, kinked or girdling roots that are found should be severed during the
transplanting process.
• All planting holes must be pre -watered to prevent postplant water from migrating
away from the root ball.
• All trees must be planted at the same depth at which they were previously
growing.
• All trees are to be placed in the same orientation relative to the sun, as it was
facing in the previous location.
• Rigging or lifting devices should be securely attached to the root ball only. Under
no circumstances should the trees trunks or branches be used for lifting purposes.
Tree #11
Species: Greenspire Linden (Tilia cordata `greenspire
Condition: Fair
Diameter: 11 inches
Height: 25 ft.
Width: 18 ft.
Species tolerance to transplant: Medium -high
Special Considerations: This tree is growing in a very root
confining area. This is likely to increase root concentration in root
ball area. This tree has a lean to the south and is should be
straightened when replanted. This tree should tolerate relocation
well. Extra care should be taken to not injure roots when the
parking lot excavation is performed.
Discussion
In this day and age we have many resources available to aid in plant relocation. Very
large trees are moved on a regular basis with very successful outcomes. Many trees
much larger than the ones on this site have been moved with favorable results. It is my
opinion that all of the trees that are being proposed for relocation have an excellent
chance for survival and reestablishment if done properly. However, it is important to
realize that transplanting any tree of any size removes a large portion of roots. This
requires extra energy to be expended and can predispose the trees to a variety of other
damaging factors that could lead to decline or death. There are no guarantees for survival
with any tree transplant no matter how large or small the specimen. I propose to furnish a
detailed care manual outlining all of the maintenance that will need to be performed to
maximize vigor during the reestablishment process. Many of the trees could conceivably
have longer useful lives by being relocated to a more conducive environment at this time.
It is my professional opinion that all of these trees have a high probability of being
transplanted and reestablished successfully if my recommendations for digging, moving
and after care are followed. Even trees much smaller and healthier often die during
transplant due to poor handing and installation. It is truly not so much the plant and its
size that determines success but the care that is taken that influences the outcome of tree
transplanting operations.
Recommendations and Specifications for Transplanting
If the trees on this site are to be relocated successfully, it is important the proper tools and
techniques are implemented. I have broken these recommendations down into
chronological order starting 1 year prior to the time of excavation following through five
years of after care.
Tree # 8
Species: Honey Locust (Gleditsia triacanthos)
Condition: Fair
Diameter: 10 inches
Height: 25 ft.
Width: 12 ft.
Species tolerance to transplant. High
Special Considerations: This tree is in great need of
pruning as soon as possible. It is showing signs of stress
and has some mechanical injuries on the main stem. This
tree would likely have benefit from fertilization this spring
to improve vigor. The relative low vigor of the plant is a
concern for moving; however, the species tends to
transplant very well in general. It is imperative that the trunk be well protected from
mechanical injury during the transplant process.
Tree # 9
Species: Amur Maple (Acer ginnalla)
Condition: Good
Diameter: 14 inches
Height. 18 ft.
Width: 15 ft.
Species tolerance to transplant. Medium -high
Special Considerations: This is the largest tree to be
relocated. There are several broken and dead limbs that
should be removed immediately. This tree would benefit
from root pruning this fall to prepare for excavation next
spring. This is a very vigorous specimen that is being
transplanted to a very favorable environment. If great
care is taken in digging and moving, this tree will relocate well.
Tree #10
Species: Norway Maple
Condition: Good
Diameter: 8 inches
Height. 18 ft.
Width: 18 ft.
Species tolerance to transplant: Medium -high
Special Considerations: This tree is a high vigor
specimen that should transplant well. Deadwood should
be pruned from the crown of this tree as soon as possible.
This tree could also be successfully moved with a tree
spade.
Tree 4
Species: Pinion Pine (Pinus aristasta)
Condition: Good
Diameter. 3 inches
Height: 7 ft.
Width: 4 ft.
Species tolerance to transplant. Medium
Special Considerations: This tree was recently installed and is
not established in this site yet. Relocation and reestablishment of
this tree has a very high probability of success. The tree is
currently receiving too much water and should be placed in a dry
area for long-term success.
Tree S
Species: Crabapple (Malus sp.)
Condition: Excellent
Diameter: 2.5 inches
Height: 6 ft.
Width: 4 ft.
Species tolerance to transplant. Medium -high
Special Considerations: This tree was recently installed and is not
established in this site yet. Relocation of this tree has very high
probability of success and complete reestablishment should occur
within 2-3 years.
Trees 6 and 7
Species: 2 Austrian Pine (Pinus nigra.)
Condition: Excellent
Diameter. 3 inches
Height. 7 ft.
Width: 4 ft.
Species tolerance to transplant: Medium -high
Special Considerations: These trees were recently installed and are not established in
this site yet. Relocation will be easy and reestablishment of these trees should be rapid.
These trees are placed too close to the existing building for long-term success in their
current location.
Assignment
A new Walgreen's store has been proposed for the Drake Crossing shopping center in
Fort Collins. In order to construct the building, it will be necessary to relocate several
large trees to different places on the property. I have been asked to report on the
likelihood of survival of these trees through the transplant process, to recommend
methods to maximize chances of long-term survival, and to recommend an after care
program for all of the trees on the site. I have also been asked to monitor the site through
the development and to aid in the process of tree relocation and existing tree preservation.
The following report gives detailed information on the trees proposed for relocation and
the information needed to successfully dig and care for these plants in the most
appropriate way. This information is intended to give all parties involved in the
development process the ability to maximize the outcome of relocation efforts. This
report does not include the necessary information for implementation of a tree
preservation plan for the trees to remain.
Analysis and Observations of the Site
I visited the site on March 29 h and again on April 3`d. I reviewed the site map and
identified all of the trees to be relocated. The majority of the plants on this site are
approximately 20 years old at this time and are in overall good condition. According to
the site plans, most of the existing trees on the property are not in areas that will conflict
with the proposed new development. There are a total of 14 trees that do conflict, 11 of
which are in good enough condition to warrant relocation to other areas of the landscape.
The largest trees on the site are intended to remain and should be protected during the
development process. A plan for existing tree preservation should be prepared at a later
date prior to site development. The following list of trees indicates tree size, condition,
and any special notes or recommendations that should be followed for the specific plant.
Tree species survivability during transplant is also rated and is taken from published
material on tree transplanting survival rates as it relates to tree species.
Trees #1 thru 3
Species: Norway Maple (Acer platanoides)
Condition: Fair to Good
Diameter: 10 inches
Height: 20-25 ft.
Width: 20-25 ft.
Species tolerance to transplant: Medium -High
Special Considerations: All of these trees are
growing in very confined areas. Deadwood should
be pruned from south tree as soon as possible.
These trees have a high potential to survive
transplant if moved properly.
�t
Effective Tree and Shrub Care ,
Executive Summary of Report
I have been retained by Galloway, Romero and Associates to act as a consultant
regarding the existing trees located at Drake Crossing ; I Have evaluated the: site and
attached a full report on the survivability of the proposed trees, to be relocated on the site.
&the project is approved, my seivices.will continue to be contracted to ensure the
appropriate methods are implemented to preserve: existing trees while transplanting, and
throughout all other phases of the development process. I am a certified arborist, a
member of the American Society of Consulting Arborists, hold a Bachelors of Science in
Landscape Horticulture and have been involved in:the tree care industry for 13 years. My
duties are to act as an independent and objective consultant and make recommendations
based, strictly on research based facts and industry guidelines.
It has been my past experience that if an arborist is involved in all phases of`planning,
f development and implementation tree preservation on `development sites is usually very
.successful. This particular project calls for moving several trees that are larger in size
than,can be. successfully moved by mechanical transplanting techniques. The developer
has therefore committed to dedicating the extra resources necessary to hand dig and:
relocate these trees and stay within all industry°guidelines.
If trees of this size are handled properly and carefully during the. elocation process', there
is a high likelihood of success. It is essential -that extreme care is taken throughout the
development process and that all recommendations are adhered to. Ultimately, many of
the trees may benefit over the long-term and have longer'useful lives by being placed in a
potentially more favorable and less restraining environment. htherefore have concluded
in the following reporf thaf there is minimal chance of tree loss on this site if all parties
involved in development'are willing to commit to the costs associated with large tree
relocation.
1030 West Vine Drive, Fort Collins, Colorado 80521
. 107M 'V34 ee07 C-- ievm "4_AQ99 P_mmil• nrh^n n"(Rnt
J
Proposed Tree
Relocation at Drake Crossing
Prepared for:
Galloway, Romero and Associates
5350 DTC Parkway
Greenwood Village, Colorado
Prepared by:
Jason D Jones
Consulting Arborist
April 4, 2002
-4 h-
E D G E M A R K
Development LLC
April 4, 2002
Cameron Gloss
City of Fort Collins Current Planning
281 North College Avenue
Fort Collins, CO 80522-0580
RE: Letter of Commitment to Monitor Transplanted Trees
Walgreen's at Drake Crossing Shopping Center — Case #35-96A
Dear Mr. Gloss:
Please accept this letter as my formal commitment to the City of Fort Collins to
provide a monitoring plan to aid in the relocation and preservation of existing
trees on the proposed Walgreen's site. Every effort is being take to protect and
preserve the trees. In the event that a transplanted tree does not survive, a
replacement tree of like type and of an upgraded size (Y caliper) will be
provided. General Notes #3 and #10 on the Landscape Plan state my
commitments to these items.
I have contracted with a certified arborist from the City Forester's recommended
list. An assessment report with recommendations to maximize chances of long-
term survival of the trees has been prepared by Arborworks and is submitted to
you under separate cover. Copies of the report will be available to each member
of the Planning and Zoning Board at the public hearing.
Sincerely,
Richard M. Sapkin
Managing Partner
Cc: P & Z Board Members
410 17th Street • Suite 1705 • Denver. Colorado • 80202-4430 • Telephone: 303.571.4650 • Facsimile: 303.571.4651
Issue #3: Are there any Land Use Code sections authorizing the Planning and
Zoning Board to limit the proposed drive-thru to only one lane?
Staff has determined that there are no sections in the City's Land
Use Code that directly relate to the exclusion of drive-thru lanes or
limit the number of drive-thru lanes regarding the proposed
relocation of the Walgreens Drug Store in the Drake Crossing
Shopping Center in the NC — Neighborhood Commercial Zoning
District.
Issue #4: Please ask the applicant/developer to provide the State statute requiring a
mandatory second drive-thru lane to accommodate a customer's
extended time consultation with a pharmacist.
Actually, what apparently was cited at the Planning and Zoning
Board public hearing on March 21st was a section out of the
Colorado State Board of Pharmacv — rules & reaulations. Attached is
a copy of Section 1.00.18a. Patient Counseling (effective 12/30101).
The applicant/developer should be prepared to respond to this
request.
Issue #5: Will there be additional street oversizing fees applied to this development
proposal because of the one or more drive-thru lanes?
Matt Baker of Engineering has responded to this question. There
does not seem to be any increase in total trips due to the double
drive-thru proposed and, therefore, his determination is that there
are no additional impacts from a double drive-thru for a pharmacy
land use. Street oversizing fees are based on traffic impacts
associated with development. A copy of Matt's determination is
attached.
Commu..,y Planning and Environmental - _rvices
Current Planning
Citv of Fort Collins
MEMORANDUM
Date: April 3, 2002
To: Planning and Zoning Board Members
From: Steve Olt
Thru: Cameron Gloss
Re: Walgreens @ Drake Crossing Shopping Center (First National Bank
Plaza) — Major Amendment - #35-96A
The purpose of this memo is to provide information addressing several issues
expressed by Planning and Zoning Board members at their retreat on Friday, March 29,
2002. This is in preparation for the discussion of the Walgreens @ Drake Crossing
Shopping Center item that has been continued to the Board's public hearing on April 4,
2002.
Issue #1: Please ask Tim Buchanan, the City Forester, to provide a brief
memorandum, or be present at the April 4t" Planning and Zoning Board
public hearing, to address the likely survival rate for trees proposed to be
relocated and transplanted on the site. Tim should be prepared to discuss
the methods available to help the trees survive, i.e. — limiting the time of
year the trees are moved and the type of equipment needed for the
removal and transplanting.
Tim Buchanan has stated that he would be present at the Board's
public hearing on April 4th to answer Board members questions.
Also, attached is a memo from Tim regarding the proposed tree
relocation and transplanting program.
Issue #2: Please ask the applicant/developer to put into writing the commitment to
monitor the success of transplanted trees and any required mitigation in
the event of loss of tree(s).
The applicant/developer is willing to provide a document setting
forth the proposed tree monitoring program and methods of
mitigation, if necessary.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020