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HomeMy WebLinkAbout2019 04-08 EDAP Locational Map: 1601 James Circle North Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community 3/3/2019, 1:09:23 PM 1 inch = 752 feet Residential Labels Highways Streets City Parks Parcels # 1 ! . ! ( 1 1 4 # 1 ! . ! ( 1 : N EVA H CIRD LA N E VA DRARIG N EVA TNE CNIV WERD N EVA N E VA GN IWE ARF N EVA ECN N EVA AILEZA N EV A ENUJ N E VA EEL Memo Meg Beekman Community Development Director To: From: Stacie Kvilvang & Jason Aarsvold - Ehlers Date: January 23, 2019 Subject: Public Finance Policy Public Finance Policies are largely comprised of two (2) elements: 1. Provisions that ensure the City is complaint with the Minnesota statutes related to business subsidies (116J.993 116J.995); and 2. Locally established criteria for providing assistance The main statutory requirements include (i) assistance to commercial/industrial/office development with assistance of $25,000 or more (housing is exempt as are most redevelopment projects), (ii) number of jobs to be crated, and (iii) wage floor for jobs created (stated in a dollar amount or formula that generates specific dollar amount). At minimum, the City needs to develop a policy containing criteria that addresses these items. This policy must be approved after a public hearing. Once the policy is approved, the City may grant individual business subsidies for specific projects. For projects receiving assistance of $150,000 or more, the City must hold a public hearing. In all cases, any assistance defined as a business subsidy will require a Business Subsidy Agreement. The Business Subsidy Agreement outlines the amount and public purpose of the subsidy, job and wage goals, requirements for continued operation, and recapture requirements (if goals are not met). These elements will automatically be s new Public Finance Policy to ensure full compliance with the business subsidy statutes. Other public financing best practices that many cities include in their Policy that we assume Brooklyn Center may also want to consider are: 1. Developer has provided a development proforma that shows the financing gap (but for test) and the gap has been verified by City staff or their Municipal Advisor 2. Development will conform to all city zoning, comprehensive plan and planning requirements 3. All projects will meet design standards 4. Developer has past development/redevelopment projects of similar type/scope and the financial ability to complete the project Meg Beekman Public Finance Policy January 23, 2019 Page 2 5. Any TIF or abatement assistance is in the form of Pay-As-You-Go 6. Assistance will only be provided to projects that provide the highest and best use of the property 7. In TIF districts, Fiscal Disparities will be paid within the TIF district (no impact on other property owners) 8. All developers will pay applicable application fees and pay for fiscal and legal advisor time 9. No assistance will be given for overpayment of land 10. Just because an applicant meets any and/or all criteria doesn't mean assistance will be granted Any of the above referenced basic assumptions can be changed, deleted and/or others added if staff or the Council/EDA deem appropriate. To begin the process of preparing the remaining portion of the Policy (local criteria), staff needs to determine priorities of the City Council/EDA on wage floor, job goals and the projects for which they want to provide assistance and what criteria, if any, should be taken into consideration. In addition, there are other issues to consider and discuss as follows: 1. What does the City Council/EDA want to accomplish in providing public assistance (i.e. clean up of polluted or blighted sites, tax base increase, intensity of land use, targeted sector recruitment, preservation of primary retail nodes/corridors, etc.)? 2. Will priority be placed upon City redevelopment goals (i.e. Opportunity Site, etc.)? 3. How much flexibility does the City/EDA want in a policy (i.e. do you want to have definitive yes or no's) 4. Is there any use or development that the City/EDA would not consider providing assistance to? 5. Will the City ever waive fees (i.e. park dedication, building permits, etc.)? 6. Should the number of years of assistance be limited (less than statutory maximum); and 7. What is the criteria that should be reviewed and/or weighted to determine if assistance should be provided Please contact Stacie at 651-697-8506 or Jason at 651-697-8512 with any questions. MEMORANDUM Date:April 4, 2019 To:Mr. Nathan Reinhardt, CPA, MBA Finance Director City of Brooklyn Center From:Luke Payne, P.E. Douglas Arnold, P.E. Subject:Brooklyn Center Municipal Liquor Store Pedestrian Safety Enhancements Brooklyn Center, Minnesota Introduction The City of Brooklyn Center is proposing to construct an approximately 9,500 square foot municipal th liquor store on the pad site of Lot 5, Block 1 Shingle Creek Crossing 5 Addition located at 1350 Shingle Creek Crossing. Exhibit 1provides the area of the proposed development. Kimley-Horn understands that the City Council has expressed concerns regarding pedestrian safety related to the proposal. The original development approval proposed multi-tenant retail for this site, while the revised use would concentrate access to a single entry. The anticipated parking field for the th proposed liquor store is located on the southwest corner of 56 Avenue North (Shingle Creek Crossing) and the Internal Road, with the front door of the liquor store located on the northwest corner of the building (southeast corner of Shingle Creek Crossing and Internal Road). Controlling pedestrian movements in a shopping center is challenging, as patrons often take the most direct route to their destination regardless of the facilities in place. In order to improve pedestrian safety, Kimley-Horn recommends that a marked crosswalk be installed along the south leg of Shingle Creek Crossing and Internal Road. In addition, Kimley-Horn recommends a decorative fence be installed along the east side of the parking field to prevent patrons from “short cutting” across the road and channelizing them to the crosswalk. To further improve pedestrian safety at this location through striping and geometric improvements, the City could consider the following: Install a raised crosswalk along the south leg of Shingle Creek Crossing and Internal Road – Note that this would require additional storm sewer improvements to ensure proper drainage. Reduce the northbound approach on the south leg of Shingle Creek Crossing and Internal Road by one lane to reduce pedestrian crossing distance and mitigate vehicular speed – Note this would require modification to existing private agreements pertaining to the site. It is anticipated that most customers of the liquor store will park in the field west of the store as that is the closest available parking and most convenient for access. Customers that choose to park in the existing parking areas north of Shingle Creek Crossing are expected to utilize the existing raised crosswalk located +/- 200 feet east of the Internal Road. However, we recommend pedestrian movements be monitored after opening, and if a significant number of pedestrians cross Shingle Creek Crossing closer to the front door, the following options could be considered: Install a raised crosswalk on the east leg of Shingle Creek Crossing. Reduce the east leg of Shingle Creek Crossing by one lane to reduce the pedestrian crossing distance and help reduce speed of vehicular traffic. This option should be further evaluated to determine whether existing private agreements restrict the proposed lane modifications. Exhibit 1 provides the existing and proposed parking fields, as well as the existing and proposed marked crosswalk locations. In addition to these recommended improvements, Kimley-Horn has evaluated additional measures at the intersection of Shingle Creek Crossing and Internal Road to help improve pedestrian safety, including all-way stop control and a Rectangular Rapid Flash Beacon (RRFB). Neither all-way stop control or an RRFB are recommended since they do not meet warrants for installation. Following provides a summary of each option: All-Way Stop Control at Shingle Creek Crossing & Internal Road Kimley-Horn performed an analysis of future forecasted volumes and based on our analysis we anticipate the intersection would operate at acceptable level of service under all-way stop control at this location. In addition, the eastbound queue is not anticipated to impact the upstream intersection th of Xerxes Avenue North and 56 Avenue North (queue is anticipated to be +/- 80 with a distance of 150 feet between intersections). However, the forecasted volumes do not meet the minimum volume warrants provided in the Minnesota Manual on Uniform Traffic Control Devices (MnMUTCD) for the installation of all-way stop control. In addition, all-way stop control should be installed where approach volumes are generally balanced among all legs of the intersection. Installing an unwarranted all-way stop control increases unnecessary delay for the major movements, adding additional stops which may encourage faster speeds between intersections. According to MnMUTCD all-way stop control is not intended to serve as a traffic calming measure. Pedestrian Hybrid Beacon along Shingle Creek Crossing Another consideration to enhance pedestrian safety along Shingle Creek Crossing is the installation of a pedestrian hybrid beacon, or Rectangular Rapid Flash Beacon (RRFB) to better control pedestrian crossings. The MnMUTCD provides guidance on when such a device should be installed based on traffic volumes. Based on a crossing distance of 50 feet, and a major road volume of 500 vehicles per hour, the number of pedestrians needs to be at least 350 in the peak hour in order to warrant the installation of a flashing beacon. The existing and projected pedestrian volumes are anticipated to be far less than 350 in an hour. 6040 MUNICIPAL LIQUOR SITE PLAN BROOKLYN CENTER SHINGLE CREEK CROSSING PROPOSED HEAVY DUTY CONCRETE PAVEMENT PROPOSED LIGHT POLE (SEE LIGHTING PLANLANDSCAPE AREA, SEE LANDSCAPE PLANS6. GENERAL CONTRACTOR IS TO COORDINATE WITH APPROPRIATE UTILITY COMPANIES PRIOR TO CONSTRUCTION, ADJUSTMENT OR RELOCATION8. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS AND SPECIFICATIONS FOR ACTUAL LOCATION OF ALL UTILITY ENTRANCES, TO INCLUDE,LIMITED TO, DRAINAGE, UTILITIES, PAVEMENT, STRIPING, CURB, ETC. REPAIRS SHALL BE EQUAL TO, OR BETTER THAN, EXISTING CONDITIONS.14. CONTRACTOR SHALL FOLLOW ALL LOCAL, STATE AND FEDERAL REGULATIONS IN DISPOSING OF DEMOLISHED MATERIALS REMOVED FROM THIS SIDEWALKS, SIGN POLES, UNDERGROUND GAS, SEPTIC TANKS AND ASPHALT, SHOWN AND NOT SHOWN, WITHIN CONSTRUCTION LIMITS AND 5. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR ACTUAL BUILDING AND SIDEWALK DIMENSIONS, PORCH AND RAMP LOCATIONS.7. CONTRACTOR SHALL PROVIDE PIPE BOLLARDS FOR PROTECTION OF ALL ABOVE GROUND UTILITIES AND APPURTENANCES IN DRIVE AREAS. CONTRACTOR SHALL COORDINATE INSTALLATION OF UTILITIES IN SUCH A MANNER AS TO AVOID CONFLICTS AND ASSURE PROPER DEPTHS SANITARY SEWER LATERALS, DOMESTIC AND FIRE PROTECTION WATER SERVICE, ELECTRICAL, NATURAL GAS AND TELEPHONE SERVICE. CONTRACTOR IS RESPONSIBLE TO DOCUMENT ALL EXISTING DAMAGE AND NOTIFY CONSTRUCTION MANAGER PRIOR TO CONSTRUCTION PROPOSED STANDARD DUTY ASPHALT PEDESTRIAN CURB RAMP. SEE DETAIL. 11. CONTRACTOR SHALL TOUCH-UP PAINT AS NECESSARY ON ALL LIGHT POLE BASES, FIRE HYDRANTS AND CURBS WHICH ARE CURRENTLY 10. CONTRACTOR IS RESPONSIBLE FOR REPAIRING THE DAMAGE DONE TO ANY EXISTING ITEM DURING CONSTRUCTION, SUCH AS, BUT NOT PROPOSED PARKING SPACES (SWSL) 4. THE EARTHWORK FOR ALL BUILDING FOUNDATIONS AND SLABS SHALL BE IN ACCORDANCE WITH GEOTECHNICAL RECOMMENDATIONS.IMPROVEMENTS, DRAIN PIPES, SANITARY SEWER PIPES, POWER POLES, AND GUY WIRES, WATER METERS AND WATER LINES, WELLS, PROPOSED HEAVY DUTY ASPHALT 19. PLANS SUBMITTED FOR PERMITTING SHALL MEET THE CITY'S CODES AND ALL APPLICABLE BUILDING CODES IN EFFECT AT THE TIME. PROPOSED CONCRETE SIDEWALK EXISTING HEAVY DUTY ASPHALT 13. CONTRACTOR TO REMOVE OR RELOCATE, WHEN APPLICABLE, ALL EXISTING BUILDINGS, FOUNDATIONS, BASEMENTS, CONNECTING 2. CONTRACTOR SHALL MATCH PROPOSED CURB AND GUTTER, CONCRETE AND PAVEMENT TO EXISTING IN GRADE AND ALIGNMENT. STANDARD PARKING STALL ARE ACHIEVED, AS WELL AS COORDINATE WITH ANY UTILITY COMPANIES FOR APPROVED LOCATIONS AND SCHEDULING OF ARCHITECTURAL APRON FOR FIXTURE LEGEND) EXISTING LIGHT POLE PAVEMENT HATCH LEGEND: PAINTED AND WITHIN THE LIMITS OF THE FOOD COURT IMPROVEMENTS. COST SHALL BE INCLUDED IN THE BASE BID. PROPERTY LINE H 20. ALL PARKING ISLAND OUTSIDE CURBED RADII ARE TO BE 10'. INSIDE RADII TO BE 3', UNLESS OTHERWISE NOTED. T R 3. CONTRACTOR SHALL REMOVE EXISTING PAVEMENT AND CONCRETE IN ACCORDANCE WITH SPECIFICATIONS. O N 17. CONTRACTOR TO REFER TO LANDSCAPING AND IRRIGATION PLAN FOR RELOCATIONS AND ADDITIONS. 15. ALL PAINT USED FOR PARKING STRIPING SHALL BE PER CITY OF BROOKLYN CENTER SPECIFICATIONS. SYMBOL LEGEND: 9. CONSTRUCTION SHALL COMPLY WITH ALL GOVERNING CODES AND BE CONSTRUCTED TO SAME. # 1. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF ALL PROPERTY CORNERS. 16. DIMENSIONS SHOWN ARE TO FACE OF CURB UNLESS NOTED OTHERWISE. WHERE NEEDED,TO ALLOW FOR NEW CONSTRUCTION AS SHOWN. LIMITS OF PAVEMENT IMPROVEMENTS. CONTRACTOR TO CONNECTTO EXISTING PAVEMENT WITH FLUSH TRANSITION SUCH THATPROPOSED CONCRETE SIDWALK. ALL SIDEWALKS 6' WIDE UNLESSPEDESTRIAN CROSSWALK 6' WIDE UNLESS OTHERWISE NOTED.TRASH ENCLOSURE WITH HEAVY DUTY CONCRETE PAVEMENT. SEELANDSCAPED AREA, SEE LANDSCAPE PLANS. CONTRACTOR TO HANIDCAP PARKING SIGN PER LATEST MUTCD STANDARDS CONCRETE APRON, SEE STRUCTURAL PLANS FOR DETAIL EXISTING FIRE HYDRANT TO REMAIN. PROTECT IN PLACE SALVAGE AND REPLACE STOP SIGN 30"X30" (R1-1)(TYP.) EXISTING LIGHT POLE TO REMAIN. PROTECT IN PLACELIGHT POLE. SEE LIGHTING PLAN AND DETAIL SHEET. OF EXISTING UTILITIES AS DESIGNATED ON PLANS. 9' x 20' (TYP.) - SWSL/4" - RESTRIPE IF NECESSARY 21. ALL LIGHT FIXTURES SHALL BE METAL HALIDE. EXISTING DRAINAGE PATTERNS REMAIN INTACT TIE-INS/CONNECTIONS TO THEIR FACILITIES. SITE PLAN NOTES AREA STRIPED AT SYSL/4" AT 45' @ 2 O.C. NOTED OTHERWISE. SEE DETAIL SHEET. PROPOSED TYPE MNDOT B618 CURB. ARCHITECTURAL PLANS FOR DETAIL. MATCH EXISTING CURB AND GUTTER PAVEMENT MARKINGS. SEE DETAIL. STANDARD DUTY ASPHALT PAVING CONNECT TO EXISTING SIDEWALK EXISTING SIDEWALK TO REMAIN EXISTING PARKING TO REMAIN HEAVY DUTY ASPHALT PAVING PROVIDE MIN. 4" TOPSOIL WITH FLUSH TRANSITION BOLLARD. SEE DETAIL TRANSFORMER PAD ADA CURB RAMP SITE LEGEND START. SWSL/4" SITE. I ABEFJLT CDGHKNOPQRSUVXY MW 6041 MUNICIPAL LIQUOR SITE DETAILS BROOKLYN CENTER SHINGLE CREEK CROSSING (SEE SITE PLAN FOR DIMENSIONS) (MIN.) 6042 MUNICIPAL LIQUOR SITE DETAILS BROOKLYN CENTER SHINGLE CREEK CROSSING SHOWN ON 1508HR PBM ASSEMBLY DETAIL R S F L H C J E 6043 MUNICIPAL LIQUOR SITE DETAILS BROOKLYN CENTER SHINGLE CREEK CROSSING V K D KK J I D A H F G PP MM B OO 6101 MUNICIPAL LIQUOR LANDSCAPE PLAN BROOKLYN CENTER SHINGLE CREEK CROSSING H T R O N 6102 MUNICIPAL LIQUOR LANDSCAPE DETAILS BROOKLYN CENTER SHINGLE CREEK CROSSING 3" DEPTH, OR APPROVED EQUAL. ROCK MULCH TO BE ON COMMERCIAL GRADE FILTER FABRIC, DOWN TO THE ROOT COLLAR/ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED, THEOR SPADED EDGE, AS INDICATED. POLY EDGING SHALL BE PLACED WITH SMOOTH CURVES ANDLAWN WEEDS. ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. ALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED. PARKING LOT TOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGERDRAWINGS TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION OF IRRIGATION YEAR OF OPERATION. SYSTEM SHALL HAVE ONE-YEAR WARRANTY ON ALL PARTS AND LABOR. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIORCONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAKMINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTSPRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY. SPECIMEN GRADE MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND SHRUB BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (SELECTSTAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH BASE OF TOP BEAD APPROVED EQUAL. ROCK MULCH TO BE BUFF LIMESTONE, 1 1/2" TO 3" DIAMETER, AT MINIMUM STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONEAT GRADE, FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE. UTILIZE CURBS AND SIDEWALKS HARDWOOD MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL AND COLORED RED, OREDGING TO BE COMMERCIAL GRADE VALLEY-VIEW BLACK DIAMOND (OR EQUAL) POLY EDGINGIS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONEBY TYPAR, OR APPROVED EQUAL WITH NO EXPOSURE. MULCH AND FABRIC TO BE APPROVED FOR EDGING WHERE POSSIBLE. SPADED EDGE TO PROVIDE V-SHAPED DEPTH AND WIDTH TO PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLAIR IS LOCATED AT THEPLANTING BEDS SHALL HAVE 4" DEPTH OF DOUBLE SHREDDED HARDWOOD MULCH. DOUBLE SHRUBS. SOD TO BE STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST DESIGN/BUILD BY LANDSCAPE CONTRACTOR. LANDSCAPE CONTRACTOR TO PROVIDE SHOP GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTENREPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER. CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH SYSTEM. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS-BUILT PLANS, AND NORMAL RAIN-GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE. EDGING TO MATCH TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THESPECIFICATIONS. IF NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN. REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD TOP OF THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVEDWRAP ALL SMOOTH-BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014 OR MOST CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TOALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM THE SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. BY OWNER PRIOR TO INSTALLATION. MULCH TO MATCH EXISTING CONDITIONS (WHERE PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH DOUBLE SHREDDEDISLANDS TO BE SODDED WITH SHREDDED HARDWOOD MULCH AROUND ALL TREES AND CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE SLOPES OF 3:1 OR GREATER SHALL BE STAKED. SEED AS SPECIFIED AND PER MN/DOT PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL-IN NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO ROOT COLLAR/ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. CREATE SEPARATION BETWEEN MULCH AND GRASS. INDIVIDUAL TREE, SHRUB, ORPROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE. IRRIGATION SYSTEM TO BE ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES. ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC. SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR. SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED. AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. YEAR GUARANTEE COMMENCING UPON PLANTING. BRANCHING OF EXISTING AND PROPOSED TREES. MATERIALS IF NECESSARY; TEMPORARY ONLY. EXISTING CONDITIONS (WHERE APPLICABLE). COMPLETED IN THE IMMEDIATE AREA. NEED OF ANY SOIL AMENDMENTS. RATIO OF NO LESS THAN 5:3. SHRUBS, AND PERENNIALS. WATER FOR CONTRACTOR. OR LANDSCAPE MATERIAL. LANDSCAPE NOTES GENERAL CONTRACTOR. APART PEAT POTS. APPLICABLE). YEAR. 20.21.22.23. 10.11.12.13.14.15.16.17.18.19. 4. 2.3.5.6.7.8.9. 1. 6102 PREPARED PLANTING BED AND (THOROUGHLY LOOSENED) REMOVE CONTAINER AND SCORE OUTSIDE OF SOIL MASS TO REDIRECT AND PREVENT CIRCLING FIBROUS ROOTS. REMOVE OR CORRECT STEM PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESS WATER THOROUGHLY WITHIN 2 HOURS TO SETTLE PLANTS AND FILL BACKFILL SOIL PROCEED WITH CORRECTIVE PRUNING OF TOP AND ROOT. SHRUB / PERENNIAL PLANTING DETAIL BACK FILL VOIDS AND WATER SECOND TIME. PLUMB AND BACKFILL WITH PLANTING SOIL. SCARIFY SIDES AND BOTTOM OF HOLE. MIX IN 3-4" OF ORGANIC COMPOST. SOIL MOISTURE IS EXCESSIVE. 6102 GIRDLING ROOTS. SPADED EDGE "V" SHAPED, 4" WIDTH, 4" DEPTH, MORE VERTICAL ON LAWN SCALE: N.T.S.FINISHED GRADE VOIDS. MULCH AT PLANTING AREA LAWN GRASS : NOTES 2.4.6. 1.3.5.7.8. SPADED EDGE DETAIL 2 SIDE WATERING UNLESS SOIL MOISTURE IS EXCESSIVE. 6102 REMOVE THE TOP 1/3 OF THE BASKET OR THE TOP GREATER. REMOVE ALL BURLAP AND NAILS FROM BACKFILL TO WITHIN APPROXIMATELY 12" OF THEPLACE MULCH WITHIN 48 HOURS OF THE SECOND TO 2" ABOVE THE FINISHED GRADE WITH BURLAP INSTALL PLANT SO THE ROOT FLARE IS AT OR UP THE TOP 1/3 OF THE BALL. REMOVE ALL TWINE. REMOVE OR CORRECT STEM GIRDLING ROOTS. FINAL LOCATION OF TREE TO BE APPROVED BY TOP OF THE ROOTBALL, THEN WATER PLANT. SET PLANT ON UNDISTURBED NATIVE SOIL OR BACK FILL VOIDS AND WATER SECOND TIME. THOROUGHLY COMPACTED PLANTING SOIL. PLUMB AND BACKFILL WITH PLANTING SOIL. WATER THOROUGHLY WITHIN 2 HOURS TO SCALE: 1-1/2"=1' SLIT REMAINING TREATED BURLAP AT 6" PROCEED WITH CORRECTIVE PRUNING.TWO HORIZONTAL RINGS WHICHEVER ISDOUBLE SHREDDED HARDWOOD MULCH SCARIFY SIDES AND BOTTOM OF HOLE. AND WIRE BASKET, (IF USED), INTACT. SETTLE PLANTS AND FILL VOIDS. 4 SHRUBS/ PERENNIALS, 1" BELOW TOPPROVIDE POSITIVE DRAINAGE 4" TOPSOIL BUILDING, EXTERIOR WALL SPECIFIED ROCK MULCH INTERVALS. AWAY FROM BUILDING 61026102 OWNER. KNURLED CONNECTOR AT SPLICES, USE CORNER, TEE, VEE, OR WIDE VALEEY VIEW SPECIALTIES CO.ANBLE CONNECTORS AT ANGLE : FINISHED GRADE AT NOTES1" "BLACK DIAMOND" EDGING BY 10. STAKES AT 48" O.C., AND AT 2.3.4.5.6.7.8.9. 1. USE 20 FT. LENGTHS. USE 10" X 7/8" METAL ANCHOR OF DIVIDER. PLANTING BED PLASTIC DIVIDER: EACH END. CHANGES. TO ALLOW FOR ADEQUATE OF 4" BELOW EDGING TOP 2X ROOT BALL WIDTH SOIL MIX TO BE MINIMUM EDGER, AS SPECIFIED 2' MAINTENANCE STRIP SPECIFIED SOIL MIX MAINTENANCE STRIP DETAIL LIP FOR MULCH. FINISH GRADE FOR LAWN TREE PLANTING DETAIL POLY EDGER DETAIL 1/2" BELOW TOP OF DIVIDER. FINISHED GRADE AT LAWN, SCALE: 1-1/2"=1' SCALE: N.T.S.SCALE: N.T.S. PLANTING SOIL LAWN SIDE 4" 1" SOD 1 3 5 1/2" 34 34 Nbsdi!39-!312: Efd!312: 2727 :: 33 3636 2929 Opw!312: 2222 55 3939 3232 Pdu!312: 2525 88 4141 3434 Djuz!pg!Cspplmzo!Dfoufs!Nvojdjqbm!Mjrvps!Tupsf Tfqu!312: 2727 :: 33 3737 2:2: Bvh!312: 2323 Tijohmf!Dsffl!Dspttjoh 66 3:3: 3333 Kvm!312: 2626 99 22 3535 2828 Kvo!312: 2121 44 3838 3131 Nbz!312: 2424 77 3:3: 3333 Bqs!312: 2626 99 22 Dpnqmfuf!Dpotusvdujpo!Epdvnfout Sfwjfx!Cjet0Joufswjfx!Dpousbdups Jotubmm!Pxofs!Gvsojtijoht Qbsljoh!Mpu!Dpotusvdujpo Bdujwjuz!Obnf Cvjmejoh!Dpotusvdujpo Cje!Qspkfdu Bxbse!Cje