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Home My WebLink AboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 4 - LANDSCAPE PLAN1 2 3 4 5 6 7 8 9 11 10 14 15 16 18 17 22 21 20 19 23 27 26 25 24 31 13 12 30 29 28 32 33 34 35 36 37 MONUMENT SIGN # TYPE DBH CONDITION MITIGATION NOTES REMOVE REASON FOR REMOVAL 1 LITTLE LEAF LINDEN 21.5" GOOD 3 SAVE IF POSSIBLE 2 HONEY LOCUST 17" GOOD 2.5 X BUILDING FOOTPRINT 3 LITTLE LEAF LINDEN 21"-28" FAIR 2 SAVE IF POSSIBLE BUILDING CANOPY AND WALLS 4 AMERICAN LINDEN 10" FAIR + 1 X BUILDING FOOTPRINT 5 SIBERIAN ELM 11"-21.5" FAIR - 0 WILD ORIGIN X CONCRETE WALK 6 GREEN ASH 19" FAIR + 2 X BUILDING FOOTPRINT 7 AMERICAN LINDEN 10" FAIR 1 X BUILDING FOOTPRINT 8 AMERICAN LINDEN 12.5" FAIR + 1 X BUILDING FOOTPRINT 9 AMERICAN LINDEN 7" POOR 1 X BUILDING FOOTPRINT 10 HACKBERRY 7" GOOD 1 X PARKING STRUCTURE 11 GREEN ASH 11" FAIR + 2 X PARKING STRUCTURE 12 ROCKY MNT. JUNIPER 6" FAIR 1 X PARKING STRUCTURE 13 ROCKY MNT. JUNIPER 6" FAIR + 1 X PARKING STRUCTURE 14 ROCKY MNT. JUNIPER 6" FAIR + 1 X PARKING STRUCTURE 15 CRABAPPLE 8" FAIR 1 X PARKING STRUCTURE 16 COTTONWOOD 38" GOOD 4 X PARKING STRUCTURE 17 ROCKY MNT. JUNIPER 5" FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE 18 ROCKY MNT. JUNIPER 5" FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE 19 ROCKY MNT. JUNIPER 5" FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE 20 CRABAPPLE 16" GOOD 2 X PARKING STRUCTURE 21 ROCKY MNT. JUNIPER 5" FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE 22 ROCKY MNT. JUNIPER 6" FAIR 1 X PARKING STRUCTURE 23 GREEN ASH 11" FAIR 1.5 X PARKING STRUCTURE 24 ROCKY MNT. JUNIPER 5" FAIR 0 X PARKING STRUCTURE 25 ROCKY MNT. JUNIPER 5" FAIR 0 X PARKING STRUCTURE 26 SIBERIAN ELM 9" FAIR - 0 WILD ORIGIN X PARKING STRUCTURE 27 CRABAPPLE 9.5" FAIR 1 X PARKING STRUCTURE 28 ROCKY MNT. JUNIPER 5" FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE 29 ROCKY MNT. JUNIPER 5" FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE 30 ROCKY MNT. JUNIPER 5" FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE 31 GREEN ASH 15" FAIR 2 X PARKING STRUCTURE SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS FO FO FO FO FO FO FO FO FO FO FO FO FO W FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE DECIDUOUS TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE CBF 8 CARPINUS BETULUS `FASTIGIATA` / PYRAMIDAL EUROPEAN HORNBEAN B & B 3"CAL *UPSIZED FOR MITIGATION COP 5 CELTIS OCCIDENTALIS `PRAIRIE SENTINEL` / PRAIRIE SENTINEL HACKBERRY B & B 3"CAL *UPSIZED FOR MITIGATION QRC 3 QUERCUS ROBUR `CRIMSCHMIDT` TM / CRIMSON SPIRE OAK B & B 3"CAL *UPSIZED FOR MITIGATION EVERGREEN TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE JGG 9 JUNIPERUS SCOPULORUM `GRAY GLEAM` / GRAY GLEAM JUNIPER B & B 6` HT. JSM 6 JUNIPERUS SCOPULORUM `MEDORA` / MEDORA JUNIPER B & B 8`HT * SEE PLAN FOR UPSIZED TREES JVT 12 JUNIPERUS VIRGINIANA `TAYLOR` / TAYLOR EASTERN REDCEDAR B & B 8`HT *UPSIZED FOR MITIGATION PPI 3 PICEA PUNGENS `ISELI FASTIGIATE` / FASTIGIATE SPRUCE B & B 6` HT. ORNAMENTAL TREE QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE MAD 2 MALUS X `ADIRONDACK` / ADIRONDACK CRABAPPLE B & B 2.5"CAL *UPSIZED FOR MITIGATION PTE 3 POPULUS TREMULOIDES ERECTA / SWEDISH ASPEN B & B 2.5"CAL *UPSIZED FOR MITIGATION MULTISTEM SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE CSA 65 CORNUS SERICEA `ARTIC FIRE` / ARTIC FIRE DOGWOOD 5 GAL EFB 11 EUONYMUS FORTUNEI `BLONDY` TM / BLONDY EUNONYMUS 5 GAL PFY 36 POTENTILLA FRUTICOSA `YELLOW GEM` / YELLOW GEM POTENTILLA 5 GAL RAG 22 RHUS AROMATICA 'GRO-LOW' / GRO-LOW FRAGRANT SUMAC 5 GAL SJF 66 SPIRAEA JAPONICA `FLAMING MOUND` / FLAMING MOUND SPIREA 5 GAL SMP 19 SYRINGA MEYERI `PALIBIN` / DWARF KOREAN LILAC 5 GAL SMK 26 SYRINGA PATULA `MISS KIM` / MISS KIM LILAC 5 GAL ANNUALS/PERENNIALS QTY BOTANICAL NAME / COMMON NAME SIZE RFG 13 RUDBECKIA FULGIDA SULLIVANTII `GOLDSTURM` / BLACK-EYED SUSAN 1 GAL ORNAMENTAL GRASSES QTY BOTANICAL NAME / COMMON NAME SIZE CAK 46 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL MSG 35 MISCANTHUS SINENSIS `GRACILLIMUS` / MAIDEN GRASS 1 GAL PVS 80 PANICUM VIRGATUM `SHENENDOAH` / BURGUNDY SWITCH GRASS 1 GAL PAL 18 PENNISETUM ALOPECUROIDES `LITTLE BUNNY` / LITTLE BUNNY FOUNTAIN GRASS 1 GAL PAS 15 PHYLLOSTACHYS AUREOSULCATA `SPECTABILIS` / GREEN-STRIPED BAMBOO 5 GAL *TREES TO BE UPSIZED PER MITIGATION REQUIREMENTS TREE SPECIES DIVERSITY DECIDUOUS TREES QTY BOTANICAL NAME / COMMON NAME SPECIES DIVERSITY (%) CBF 8 CARPINUS BETULUS `FASTIGIATA` / PYRAMIDAL EUROPEAN HORNBEAN 15.69 COP 5 CELTIS OCCIDENTALIS `PRAIRIE SENTINEL` / PRAIRIE SENTINEL HACKBERRY 9.80 QRC 3 QUERCUS ROBUR `CRIMSCHMIDT` TM / CRIMSON SPIRE OAK 5.88 EVERGREEN TREES QTY BOTANICAL NAME / COMMON NAME JGG 9 JUNIPERUS SCOPULORUM `GRAY GLEAM` / GRAY GLEAM JUNIPER 17.65 JSM 6 JUNIPERUS SCOPULORUM `MEDORA` / MEDORA JUNIPER 11.76 JVT 12 JUNIPERUS VIRGINIANA `TAYLOR` / TAYLOR EASTERN REDCEDAR 23.53 PPI 3 PICEA PUNGENS `ISELI FASTIGIATE` / FASTIGIATE SPRUCE 5.88 ORNAMENTAL TREE QTY BOTANICAL NAME / COMMON NAME MAD 2 MALUS X `ADIRONDACK` / ADIRONDACK CRABAPPLE 3.92 PTE 3 POPULUS TREMULOIDES ERECTA / SWEDISH ASPEN 5.88 TOTAL 51 PER CITY OF FORT COLLINS 3.2.1(D)3 PROPOSED PLAN MUST HAVE A SPECIES DIVERSITY OF (10-19 TREES > 50%, 20-39 TREES > 33%, 40-59 TREES > 25%, 60+ TREES > 15%). OF THE 51 TOTAL TREES PROPOSED ON SITE, NO SPECIES MAY HAVE MORE THAN 13 QUANTITY. HYDROZONE AREA (SF) WATER NEEDED (GALLONS/SF) ANNUAL WATER USE (GALLONS) HIGH 6024.00 18 108,432.00 MODERATE 8721.00 10 87,210.00 LOW 0 3 1572.0000 TOTAL 14,745 13.3750 197,214 ANNUAL WATER USE NOT TO EXCEED 15 GAL./SF. AVERAGE OVER THE SITE WATER USE TABLE DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Sam Coutts Layout: 6 LANDSCAPE NOTES AND DETAILS Printed On: 11/7/2017 6:52 PM File Name: LANDSCAPE NOTES AND DETAILS.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. Sam Coutts 419 Canyon Ave., Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 CORE CAMPUS INVESTMENTS PARTNERS LLC. Chad Matesi / Mark Goehausen 2234 W. North Avenue Chicago, IL 60647 p. 773.969.5741 ENGINEER ARCHITECT APPLICANT / LAND PLANNER KIMLEY-HORN Lesley Netzer 1001 Warrenville Road, Suite 350 Lisle, IL 60532 p. 630-487-5555 WARE MALCOMB Grant Brandenburg 1900 Spring Road, Suite 210 Oak Brook, IL 60523 p. 630-570-6765 DEVELOPER LANDSCAPE NOTES AND DETAILS PROJECT DEVELOPMENT PLAN HUB ON CAMPUS FORT COLLINS 04 PDP 4 11/08/17 03 PDP 3 05/31/17 02 PDP 2 02/22/17 01 PDP 11/30/16 FORT COLLINS, CO SC R16-046 6 OF 19 STREET TREE NOTES 1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN 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 IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. 2. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE. 3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITY CODES AND POLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSED ARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPE CONTRACTOR. 4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY DIVISION. ALL STREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE. 5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREET SIGNS AND STREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDS. 1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT. 2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. 3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING. IMPORT TOPSOIL AS NECESSARY TO PROVIDE EIGHT (8) INCHES OF TOPSOIL IN ALL PLANTING AREAS. 4. SOIL AMENDMENTS: THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOUGHLY 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. SOIL AMENDMENT SHALL BE CLASS II ORGANIC AMENDMENT OR APPROVED EQUAL. 5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE. 6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION. 7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS. 8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES: 40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS 15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS 10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES 6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES. 4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES 4 FEET BETWEEN TREES AND GAS LINES 9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a). 10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN. 11. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY OWNERS ASSOCIATION. THE PROPERTY OWNERS ASSOCIATION IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS. 12. LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS AND TRAFFIC CIRCLES ADJACENT TO RESIDENTIAL LOTS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTY OWNER OF THE RESIDENTIAL LOT, AND THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS. 13. THE DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN IS COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN. 14. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION. 15. ALL PLANTING AND MULCH BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF FOUR INCHES WITH GEOTEXTILE WEED BARRIER BELOW. SEE PLAN FOR MULCH TYPE AND LOCATION. 16. IRRIGATED TURF SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS HYBRID VORTEX OR APPROVED EQUAL. 17. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" ROLLED TOP STEEL SET LEVEL WITH TOP OF SOD OR APPROVED EQUAL. GENERAL LANDSCAPE NOTES PLANT SCHEDULE A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN 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 IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. TREE SPECIES DIVERSITY TREE PROTECTION NOTES TREE DIAMETER AT BREAST HEIGHT (INCHES) AUGER DISTANCE FROM FACE OF TREE (FEET) 0-2 1 3-4 2 5-9 5 10-14 10 15-19 12 OVER 19 15 1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR REMOVAL. 2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE. 3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE. 4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE. 5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES. 6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE. 7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED. 8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW: 9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR A SURVEY WILL BE CONDUCTED OF THE TREES TO BE REMOVED TO ENSURE THAT NO ACTIVE NESTS ARE PRESENT. METAL FENCE DETAIL SCALE: NTS 25'-0" TYP. OPTIONAL MASONRY COLUMNS METAL PICKETS 7'-0" 6'-6" 4 L-CO1-FEN-09 PREVAILING WIND NOTES: SET S0 THAT TOP OF ROOT 1-2" HIGHER THAN FINISHED GRADE MARK NORTH SIDE OF TREE IN NURSERY AND ROTATE TREE TO FACE NORTH AT THE SITE WHENEVER POSSIBLE 2 STRAND 12 GAUGE GAL. WIRE (TWIST TO TIGHTEN) & GROMMETED NYLON STRAPS THREE (3) TWO INCH LODGE POLE STAKES DRIVEN (MIN. 24") FIRMLY INTO UNDISTURBED SOIL OUTSIDE OF PLANTING HOLE BEFORE BACKFILLING STAKE ABOVE FIRST BRANCHES OR AS NECESSARY FOR FIRM SUPPORT REMOVE ALL WIRE, TWINE BURLAP, MESH AND CONTAINERS FROM ENTIRE ROOT BALL AND TRUNK PLAN VIEW - THREE STAKES 3 X BALL DIA. TREE PLANTING DETAIL - WOOD POSTS SCALE: NTS SCARIFY SIDES OF HOLE LEAVING 1:1 SLOPE ROUND TOPPED SOIL BERM 4" HIGH X 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. (OMIT IN TURF AREAS) BACKFILL WITH BLEND OF EXISTING SOIL AND A MAXIMUM 20% (BY VOL.) ORGANIC MATERIAL PLACE FIRMLY BUT DON'T TAMP OR COMPACT AROUND ROOT BALL. WATER WATER THOROUGHLY TO SETTLE AND REMOVE AIR POCKETS. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. 4" DEEP MULCH RING PLACED A MINIMUM OF 6' IN DIAMETER. 1" MULCH OVER ROOT BALL. DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK BOTTOM OF ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL 1 L-PL2-PLA-02 STAKING NOTES: STAKE TREES PER FOLLOWING SCHEDULE, THEN REMOVE AT END OF FIRST GROWING SEASON AS FOLLOWS: 1 1/2" CALIPER SIZE - MIN. 1 STAKE ON SIDE OF PREVAILING WIND. (GENERALLY N.W. SIDE) 1 1/2" - 3" CALIPER SIZE - MIN. 2 STAKES - ONE ON N.W. SIDE, ONE ON S.W. SIDE 3" CALIPER SIZE AND LARGER - 3 STAKES PER DIAGRAM WIRE OR CABLE SHALL BE MIN. 12 GAUGE, TIGHTEN ONLY ENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNK MOVEMENT. NYLON STRAPS SHALL BE LONG ENOUGH TO ACCOMMODATE 1 1/2" OF GROWTH AND BUFFER ALL BRANCHES FROM WIRE GUYING PLAN PLANT SO THAT TOP OF ROOT BALL IS 2" HIGHER THAN FINISHED GRADE GROMMETED NYLON STRAPS GALVANIZED WIRE TWIST TO TIGHTEN THREE (3) TWO INCH LODGE POLE STAKES DRIVEN (MIN. 24") FIRMLY INTO UNDISTURBED SOIL OUTSIDE ROOTBALL. SCARIFY SIDES OF PLANTING HOLE LEAVING 1:1 SLOPE PRUNING NOTES: DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS AND BROKEN BRANCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE PRUNED. HOWEVER, DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN 3 X BALL DIA. PREVAILING WIND 4" DEEP MULCH RING PLACED A MINIMUM OF 6' IN DIAMETER. DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK CONIFER TREE PLANTING DETAIL - WOOD POSTS SCALE: NTS BACKFILL WITH BLEND OF EXISTING SOIL AND A MAXIMUM 20% (BY VOL.) ORGANIC MATERIAL TAMP SOIL AROUND ROOT BALL W/ FOOT PRESSURE SO THAT IT DOESN'T SHIFT. WATER THOROUGHLY TO SETTLE AND REMOVE AIR POCKETS. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. ROUND-TOPPED SOIL BERM 4" HIGH X 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. (OMIT IN TURF AREAS) REMOVE ALL WIRE, TWINE BURLAP, MESH AND CONTAINERS FROM ENTIRE ROOT BALL AND TRUNK 2 L-PL2-PLA-16 PRUNING NOTES: DO NOT HEAVILY PRUNE SHRUB AT PLANTING. PRUNE ONLY DEAD OR BROKEN BRANCHES. IF FORM IS COMPROMISED BY PRUNING, REPLACE SHRUB PLACEMENT NOTES: SET SHRUB PLUMB. SPACE PLANTS, AND PLACE FOR BEST EFFECT SET TOP OF ROOTBALL 1-2" HIGHER THAN ADJACENT GRADE SCARIFY SIDES AND USE 1:1 SLOPE 3" DEEP MULCH RING 3' IN DIA. PLACE ON GEOTEXTILE WEED BARRIER. 1" OF MULCH ON TOP OF ROOT BALL REMOVE CONTAINER (INCLUDING FIBER CONTAINERS), BASKETS, WIRE, ETC. FROM THE ROOT BALL. BREAK UP ENCIRCLING ROOTS WITH SHARP KNIFE OR SPADE. SPLIT BOTTOM OF ROOT BALL. PLACE ON UNDISTURBED SOIL TO PREVENT SETTLEMENT. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE SHRUB. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. BACKFILL WITH BLEND OF EXISTING SOIL AND A MAX. 20% (BY VOL.) ORGANIC MATERIAL. WATER THOROUGHLY TO SETTLE AND REMOVE AIR POCKETS 2 X BALL DIA. 4" HIGH WATER SAUCER SHRUB PLANTING DETAIL 3 SCALE: NTS L-PL2-PLA-14 4"X6" CEDAR POST 2"X6" CEDAR PLANK PLAN ELEVATION CEDAR PRIVACY FENCE NTS 6'-0" 8'-0" 1" GAP, TYP. 5 L-CO1-FEN-15 UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE W W W SD SD SD SD SS SS SS SS SS SS SS SS SS W W W W W SD SD SD SD SD SD SD G G G G G G G G G G G G G G G SD SD SD SD G G G G G G G G G G G G G G G G G G G SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SD SD SD SD SD QRC - 1 1 - QRC 1 - QRC SALES/LOBBY/ MAIL ROOM RETAIL RESIDENTIAL W ELIZABETH ST FAIRVIEW APARTMENTS UPTOWN PLAZA EXISTING TREE TO REMAIN EXST. TRANSFORMER TO REMAIN 5' TREE GRATES, TYP. WALL, TYP. OFF-SITE RETAINING WALL PER UPTOWN PLAZA PLANS RETAINING WALL LID RAIN GARDEN TRANSFORMER, TYP. ANY GROUND DISTURBED BY UTILITY WORK SHALL BE SODDED W/ IRRIGATED TURF ANY GROUND DISTURBED BY UTILITY WORK SHALL BE SODDED W/ IRRIGATED TURF 1 - PPI EXISTING FENCE TO REMAIN LID RAIN GARDEN 3 - PTE 29 - PVS 4 - PFY 2 - RAG 1 - COP 17 - CSA PFY - 3 RAG - 2 COP - 1 MSG - 9 LID RAIN GARDEN 6 - SMP 8 - PFY 2 - JGG PPI - 1 MSG - 5 RAG - 4 COP - 2 PFY - 3 7 - CSA 3 - RAG 1 - COP 3 - RAG 1 - PPI 7 - PVS 4 - MSG 1 - CBF 5 - SMK 11 - EFB CSA - 5 CBF - 1 MSG - 6 CBF - 1 SMK - 6 CBF - 1 MSG - 6 PVS - 30 CBF - 1 PAL - 18 5 - MSG 7 - PVS SJF - 14 CAK - 9 SJF - 4 CAK - 4 CAK - 15 SJF - 21 RFG - 13 CAK - 10 SJF - 13 SJF - 3 PVS - 7 CSA - 8 CSA - 5 CSA - 3 CBF - 1 CSA - 5 5 - JVT 7 - CSA 3 - CSA 4 - JVT RAG - 8 CBF - 2 8 - CAK 2 - JSM 11 - SJF 6 - SMK 3 - JVT MAD - 1 6 - SMP 1 - JGG 1 - JGG 5 - PAS 1 - JGG 9 - PFY 1 - JGG 7 - SMP 1 - JGG 5 - PAS 1 - JGG 9 - PFY 1 - JGG 5 - PAS SMK - 3 JSM - 3 SMK - 2 MAD - 1 SMK - 4 JSM - 1 5 - CSA RAMS CROSSING, LLC RAMS CROSSING, LLC RAMS CROSSING, LLC EMERGENCY ACCESS GATE FENCE DECIDUOUS TREES COMMON NAME CBF PYRAMIDAL EUROPEAN HORNBEAN COP PRAIRIE SENTINEL HACKBERRY QRC CRIMSON SPIRE OAK EVERGREEN TREES COMMON NAME JGG GRAY GLEAM JUNIPER JSM MEDORA JUNIPER JVT TAYLOR EASTERN REDCEDAR PPI FASTIGIATE SPRUCE ORNAMENTAL TREE COMMON NAME MAD ADIRONDACK CRABAPPLE PTE SWEDISH ASPEN SHRUBS COMMON NAME CSA ARTIC FIRE DOGWOOD EFB BLONDY EUNONYMUS PFY YELLOW GEM POTENTILLA RAG GRO-LOW FRAGRANT SUMAC SJF FLAMING MOUND SPIREA SMP DWARF KOREAN LILAC SMK MISS KIM LILAC ANNUALS/PERENNIALS COMMON NAME RFG BLACK-EYED SUSAN ORNAMENTAL GRASSES COMMON NAME CAK FEATHER REED GRASS MSG MAIDEN GRASS PVS BURGUNDY SWITCH GRASS PAL LITTLE BUNNY FOUNTAIN GRASS PAS GREEN-STRIPED BAMBOO PLANT KEY * TREES CBF, COP, QRC, JSM, JVT, MAD AND PTE SHALL BE UPSIZED PER MITIGATION REQUIREMENTS, SEE SHEET 6 - LANDSCAPE NOTES AND DETAILS FOR FULL PLANT SCHEDULE SYMBOL DESCRIPTION WOOD MULCH PLANTING AREA (MODERATE HYDROZONE) IRRIGATED TURF (HIGH HYDROZONE) ROCK MULCH (MODERATE HYDROZONE) ROCK COBBLE LEGEND FO FO G G SS SS T T UE UE W W = FIBER OPTIC UTILITY = GAS UTILITY = STORM DRAIN UTILITY = SANITARY SEWER UTILITY = TELEPHONE UTILITY = UNDERGROUND ELECTRIC UTILITY = WATER LINE UTILITY = PROPERTY BOUNDARY DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Sam Coutts Layout: 5 LANDSCAPE PLAN Printed On: 11/7/2017 6:52 PM File Name: LANDSCAPE NOTES AND DETAILS.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. Sam Coutts 419 Canyon Ave., Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 CORE CAMPUS INVESTMENTS PARTNERS LLC. Chad Matesi / Mark Goehausen 2234 W. North Avenue Chicago, IL 60647 p. 773.969.5741 ENGINEER ARCHITECT APPLICANT / LAND PLANNER KIMLEY-HORN Lesley Netzer 1001 Warrenville Road, Suite 350 Lisle, IL 60532 p. 630-487-5555 WARE MALCOMB Grant Brandenburg 1900 Spring Road, Suite 210 Oak Brook, IL 60523 p. 630-570-6765 DEVELOPER LANDSCAPE PLAN PROJECT DEVELOPMENT PLAN HUB ON CAMPUS FORT COLLINS 04 PDP 4 11/08/17 03 PDP 3 05/31/17 02 PDP 2 02/22/17 01 PDP 11/30/16 FORT COLLINS, CO SC R16-046 5 OF 19 NORTH 0 10 20 40 SCALE: 1"=20'-0" A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN 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 IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. 32 GREEN ASH 13" FAIR - 1.5 X PARKING STRUCTURE 33 AUSTRIAN PINE 15.5" GOOD 2 OFF PROPERTY X PARKING STRUCTURE 34 AUSTRIAN PINE 14" GOOD 1.5 OFF PROPERTY X 35 AUSTRIAN PINE 16" GOOD 2 OFF PROPERTY X REMOVED BY UPTOWN PLAZA PLANS 36 AUSTRIAN PINE 18" FAIR 2 OFF PROPERTY X REMOVED BY UPTOWN PLAZA PLANS 37 CRABAPPLE 19" FAIR + 2 X PARKING STRUCTURE TREE MITIGATION LEGEND TYPE COUNT REQUIRED MITIGATION TREES TREES PRESERVED 2 TREES TO BE REMOVED 35 39 TOTAL 37 39 LOCATION COUNT MITIGATION TREES PROPOSED TO BE PLANTED ON-SITE 39 MITIGATION TREES PROPOSED TO BE PLANTED OFF-SITE 0 PAYMENT IN LIEU (ASSUMES $450 PER TREE) 0 TOTAL 39 SEE LANDSCAPE PLAN FOR UPSIZED TREES TREE MITIGATION SUMMARY PROVIDED TREE MITIGATION DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Sam Coutts Layout: 4 TREE MITIGATION PLAN Printed On: 11/7/2017 6:52 PM File Name: TREE MITIGATION PLAN.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. Sam Coutts 419 Canyon Ave., Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 CORE CAMPUS INVESTMENTS PARTNERS LLC. Chad Matesi / Mark Goehausen 2234 W. North Avenue Chicago, IL 60647 p. 773.969.5741 ENGINEER ARCHITECT APPLICANT / LAND PLANNER KIMLEY-HORN Lesley Netzer 1001 Warrenville Road, Suite 350 Lisle, IL 60532 p. 630-487-5555 WARE MALCOMB Grant Brandenburg 1900 Spring Road, Suite 210 Oak Brook, IL 60523 p. 630-570-6765 DEVELOPER TREE MITIGATION PLAN PROJECT DEVELOPMENT PLAN HUB ON CAMPUS FORT COLLINS 04 PDP 4 11/08/17 03 PDP 3 05/31/17 02 PDP 2 02/22/17 01 PDP 11/30/16 FORT COLLINS, CO SC R16-046 4 OF 19 NORTH 0 10 20 40 SCALE: 1"= 20'-0" TREE PROTECTION NOTES TREE DIAMETER AT BREAST HEIGHT (INCHES) AUGER DISTANCE FROM FACE OF TREE (FEET) 0-2 1 3-4 2 5-9 5 10-14 10 15-19 12 OVER 19 15 1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR REMOVAL. 2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE. 3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE. 4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE. 5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES. 6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE. 7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED. 8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW: 9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR A SURVEY WILL BE CONDUCTED OF THE TREES TO BE REMOVED TO ENSURE THAT NO ACTIVE NESTS ARE PRESENT.