6.7. & 6.8. SR 09-15-2003Item #
6.7-6.8.
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Scoff Harlicker, Senior Planne~
September 15, 2003
Case No.'s P 03-09 and CU 03-25
Request by Scoff Powell for Preliminary and Final Plat of
Mississippi Heights and Conditional Use Permit for Elk River
Auto Stop
Request
Consider a request by Scott Powell for preliminary plat of Mississippi Heights and a
conditional use permit for a convenience store/auto service facility/car wash.
Location
The property is located at the northeast comer of 171~ Avenue and Highway 10.
Zoninq/Land Use
C3 (Highway Commercial) / FIB (Highway Business)
Attachments
· Location Map
· Preliminary plat
· Final Plat
· Development plans
Memo to Mayor and City Council/Case No.'s P 03-09 and CU 03-25
September 15, 2003
Page 2
· Memo from the City Engineer
· Resolution No. 03-
Overview
Existing Conditions
The property is 6 acres in size. The front 2.44 acres is flat and vacant. The east 3.61 acres
slopes down to a large open water wetland. The area around the wetland is wooded. Prior to
the applicant purchasing the property, Houles Service Station and Collins Bothers Towing
impound lot were located on this property.
The site is bounded by 171~ Avenue on the north, Highway 10 on the west, an auto repair
business on the east and commercial property to the south. The property is within the urban
service area and is serviced by city sewer and water.
Preliminary. and Final Plat
The applicant is proposing to plat the parcel in to one 2.44-acre lot and a 3.61-acre outlot.
Lot 1 will have frontage on Highway 10 and 171~ Avenue. Lot 1 is the developable portion
of the property and will be developed with the proposed convenience store/auto service
facility and car wash. Outlot A will be developed at some point in the future. The applicant
will be working with the city on a possible road alignment through the outlot. When the
alignment is finalized, Outlot A will be platted as part of a second phase.
The Park and Recreation Commission recommended cash tO meet the park dedication
requirements for this plat.
Since Highway 169 is an inter-regional corridor and the proposal includes a proposed access
from Highway 169, access to this project will be reviewed by MNDOT.
Since this is a one lot plat and no road construction is involved, the applicant is also
requesting final plat approval at this time. There is a resolution attached granting final plat
approval.
Development Plans
Access and Parking
The site plan includes three access driveways. One access is from Highway 10; it will be
right-in and right-out. There are two access drives from 171~t Avenue, one is right-in only
and the second is full access. There is sufficient stacking room to accommodate cars waiting
to use the car wash. The stacking lane is located at the rear of the building and should not
interfere with normal customer traffic flow.
S:\PLANNING\Case Files\2003\CU 03-25 ER Auto Stop\CC9-15.doc
Memo to Mayor and City Council/Case No.'s P 03-09 and CU 03-25
September 15, 2003
Page 3
Most of the parking spaces are located around the perimeter of the site. There are 13 spaces
along the front of the building. The site plan shows 63 parking spaces, not including spaces
at the pump islands. If the spaces at the pump islands are included, there are 77 parking
spaces available. The zoning code requires 61 parking spaces.
No provisions are included to allow for semi-tractor accessibility or parking other than for
deliveries.
S:\PLANNING\Case Files\2003\CU 03-25 ER Auto Stop\CC9-15.doc
Memo to Mayor and City Council/Case No.'s P 03-09 and CU 03-25
September 15, 2003
Page 4
Grading, Drainage ,md Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo
Landscaping
The landscape plan complies with the requirements of the Landscape Ordinance. The
overstory and deciduous trees are located along the north and south property lines. Black
hills spruce are used to screen the dumpster enclosure. Ornamental trees are located around
the building and at the northwest corner of the site. All landscape areas shall be irrigated.
Building and Canopy E~
The applicant is proposing a unique style of architecture for this building with angled walls
and tiked towers. The exterior material of the building will be a mix of textured concrete
block and EFIS.
The applicant is proposing a backlighted canopy. The lighted portion of the canopy will be 3
feet high. No information regarding the brightness of the illumination has been provided.
The canister lights on the bottom of the canopy should be recessed so that glare from the
lights does not shine on to adjacent streets and properties.
Signage
One freestanding sign is proposed. The sign will be located along Highway 169. It is
proposed to be a pylon design. The sign can be up to 35 feet high with a maximum size of
150 square feet. The dimensions of the freestanding sign are not included on the elevations.
The project is allowed 3 wall signs per occupant with a maximum. The size is based on the
linear footage of building frontage up to a maximum 300 square feet per occupancy. Eight
wall signs are shown on the building elevations. There are two signs for the convenience
store, two signs for the service center, one sign for the lube center, two signs for the car
wash and one sign for them detail center. There are also signs proposed for the canopy.
All signage will have to comply with the sign ordinance.
Planning Commission Meefinq
At the August 20th Planning Commission meeting no one spoke at the public hearing. The
Commission's discussion focused on the canopy lighting. They asked the applicant to
provide the staff with additional information regarding the lighting details of the canopy
prior to the September 15th Council meeting.
Recommendafion
The Planning Commission and staff recommend that the City Council approve the
preliminary plat for Mississippi Highlands with the following conditions:
S:\PLANNING\Case Files\2003\CU 03-25 ER Auto Stop\CC9-15.doc
Memo to Mayor and City Council/Case No.'s P 03-09 and CU 03-25
September 15, 2003
Page 5
1. Ail comments of the City Engineer shall be addressed.
2. The Park and Recreation Commission will require for park dedication purposes, cash
dedication to be paid at the rate required by the city prior to releasing the plat for
recording.
3. A surface water management fee in the amount required by the city at the time of
final plat shall be paid prior to releasing the plat for recording.
4. MNDOT's comments shall be addressed.
Staff recommends that the City Council adopt the attached resolution granting final plat
approval for Mississippi Highlands.
The Planning Commission and staff recommend that the City Council approve the
conditional use permit for Elk River Auto Stop with the following conditions:
1. All comments of the City Engineer shall be addressed.
2. The canister lights on the bottom of the canopy shall be recessed so that glare from
the lights does not shine on to adjacent streets and properties.
3. All landscaped areas shall be irrigated.
4. MNDOT's comments shall be addressed.
S:\PLANNING\Case Files\2003\CU 03-25 ER Auto StopkCC9-15.doc
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Case Numbe~.
Location Map
P 03-09 & CU 03-25
MISSISSIPPI HIGHLANDS
N
Howard R, Green Gompany
August 13, 2003
File: 821260J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: ELK RIVER AUTO STOP
Dear Mr. Harlicker:
As requested, we have reviewed the plans and submittal package for the proposed Elk River Auto
Stop located on Trunk Highway 10 (TH 10) at 171st Avenue. As you are aware, this is the
redevelopment of the old Houle Oil site. The submittal package consisted of a set of plan sheets
containing boundary and topographic survey; grading drainage and erosion control plan; utility and
paving plan; site plan; landscaping plan; civil details; and building plans. The plan sheets were all
prepared by Van Sickel, Allen, and Associates, Inc. Also submitted was a wetland delineation report
prepared by Kjolhaug Environmental Services Company, Inc. Finally, a storm drainage calculation
prepared by Van Sickel, Allen, and Associates, was also submitted. Based upon our review,
comments received at the staff review meeting, and conversations with the developer's engineer, we
would offer the following comments:
The proposed development consists of seven gasoline pump islands, a convenient store, a
tunnel car wash, car detail center, a quick lube facility, and a minor service area.
Access to the site is proposed through an existing right-in/right-out off of TH 10 at the
southwest corner of the site. There is a proposed right-in-only off of 171't Avenue, located
approximately 70 feet west of the existing driveway, and there is a full movement ddveway
off of 171't Avenue located at the northwest comer of the site. This ddveway is
approximately 35 feet west of the existing full-access driveway.
We have discussed with the developer's engineer the need to have the right-in-only off of
171st Avenue designed so that it is used as only a right-in and does not allow even a
passenger vehicle right-out access.
Several years ago when 171st Avenue was rebuilt and this site was operated by Houle Oil
Company, there was a small car wash located adjacent to 171st Avenue. This precluded
acquiring any significant right-of-way without taking the car wash facility. Now that the site
Ltr-081303-Hadicker
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Hadicker
August 13, 2003
Page Two
is being redeveloped, it would be appropriate to ask, through the platting process, for an
additional ten feel of right-of-way along the 171st Avenue frontage of the property. As you
are aware, 171st Avenue is a signalized intersection with TH 10 and is the beginning of the
Twin Lakes Road corridor through East Elk River. It is reasonable to expect that some
time in the future, the intersection of 171st Avenue with TH 10 will be reconstructed to
provide a protected left tum lane, through lane, and right rum lane. This additional ten feet
on the south side of 171st Avenue combined with a future acquisition of additional right-of-
way on the north side of 171st Avenue will allow this type of upgrade to take place in the
future.
It is our understanding that as part of the redevelopment of this property that platting will be
required. We would recommend that the final plat show access' control along the TH 10
and 171st Avenue frontage, with the exception of the three ddveway locations noted
previously.
o
In the future when 171st Avenue is reconstructed, it is expected that the road grade will be
raised slightly. The existing road grade was set relative to the existing business located on
the north side of the road. When that site is redeveloped, we anticipate that the site will be
raised in elevation, allowing 171st Avenue to be raised slightly also. This will eliminate the
relatively steep grade of 171st Avenue dght at the intersection with TH 10. The layout of
the Elk River Auto Stop should anticipate the slight raising of 171st Avenue in the future. It
appears from the grading plan that the reconstruction of 171st Avenue will only adversely
affect their driveways, causing them to be reconstructed at a flatter grade. The developer's
engineer should revisit this issue relative to their grading plan.
We have discussed storm drainage for this site quite extensively with the developer's
engineer. As you are aware, the City's policy is that sites must limit the runoff from their
site to the pre-existing rate after development. The pre-existing condition of this site was
as a gas and service location with no ponding. Therefore, we have told the developer's
engineer that they should get a quality control pond in accordance with the City
requirements on the site and any detention that can be provided by this water quality pond
would be acceptable. The grading plan shows a pond in the southeast comer of the site
pdor to discharging to the existing wetland. The calculations relative to peak flow into and
out of the pond are adequate. The one additional calculation we would request is a dead
storage volume according to NURP standards for Best Management Practices for Urban
Runoff.
°
Trunk sanitary sewer and watermain currently exist along the south property line of the
site. Services for the new development are proposed to come off of these lines. At the
staff review meeting, the Fire Department representative indicated that a hydrant on the
project site may be required. We have not met to review the site plan as of yet. Currently,
an additional hydrant is shown in the island area next to the trash receptacle at the
southwest corner. We will review this with the Fire Chief and provide comment to the
developer's engineer.
Ltr-081303-Harlicker
Howard R, Green Company
Mr. Hadicker
August 13, 2003
Page Three
o
There is an easement along the south property line for the existing trunk sanitary sewer
and watermain. Off of the southeast comer of the parking lot area, there are two sanitary
sewer manholes. The City Sewer Department needs to access these manholes once a
year for normal cleaning of the sewer lines. We would like to work with the developer
through the redevelopment of this site to provide an access point and an unpaved
driveway to the two manholes in question.
if you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
TJM:sw
Ltr-O81303-Hadicke~
Howard R, Green Qompany
RESOLUTION NO. 03 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Mississippi Highlands
Case No. P 03-09
WHEREAS, application has been made for final plat approval, pursuant to
Section 1008.08 (1)(c) of the Elk River City Code of Ordinances, of the property
legally described on attached Exhibit A and hereinafter referred to as "the
Property"; and
WHEREAS, the application for preliminary plat approval has been referred
to the Planning Commission which has given its advice and recommendation to
the City Council; and
WHEREAS, a preliminary plat of the Property was approved by the City
Council on September 15, 2003; and
WHEREAS, the proposed final plat is consistent with the preliminary plat
as approved by the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions
set forth by the City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF ELK RIVER, as follows:
It is hereby determined by the City Council for the City of Elk River as
follows:
Ao
The proposed subdivision is consistent with the Zoning Ordinance
and conforms with all of its requirements.
The proposed subdivision is consistent with all applicable general
and specialized city, county, and regional plans including, but not
limited to, the City's Comprehensive Development Plan.
The physical characteristics of the site, including , but not limited
to, topography, soils, vegetation, susceptibility to erosion and
siltation, susceptibility to flooding, and drainage are suitable for the
type and density of development and uses contemplated.
Do
The proposed subdivision makes adequate provision for water
supply, storm drainage, sewage transportation, erosion control and
all other services, facilities and improvements otherwise required
herein.
The proposed subdivision will not cause substantial environmental
damage.
The proposed subdivision will not conflict with easements of record
or with easements established by judgment of a court.
The proposed subdivision will not have an undue or adverse impact
on the reasonable development of neighboring land.
Final plat approval is hereby granted for the Property, subject to the
conditions set forth in attached Exhibit B.
The officers of the City are hereby authorized, once the conditions set
forth in Exhibit B are met and complied with, to sign the final plat for the
Property and to issue a certified copy of this Resolution giving final
approval of the plat.
The owner of the Property is authorized to record the final plat as required
by law and shall file proof of said recording with the City. No building
permits will be issued for the Property until the final plat is recorded.
This final plat approval shall expire one year from the date of this
resolution if the final plat is not recorded within that time.
The foregoing resolution was introduced by Council
and duly seconded by Council Member
The following voted in favor of the Resolution.
Member
The following voted against the Resolution:
The following were absent:
WHEREUPON the resolution is adopted.
Passed and adopted this 15th day of September, 2003.
Stephanie Klinzing, Mayor
CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the acting Clerk of the City of Elk River,
Minnesota, hereby certify that the above resolution is a true and correct copy of
the resolution as adopted by the City Council of the City of Elk River on
September 15, 2003.
WITNESS my hand officially as such acting Clerk and the corporate seal
of the City this __ day of ,2003.
Patrick Klaers, City Administrator
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
., 2003, by Stephanie Klinzing, Mayor, City of
Minnesota.
day of
Elk River,
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
Notary Public
The foregoing instrument was acknowledged before me this ~ day of
., 2003, by Patrick Klaers, City Administrator, City of Elk River,
Minnesota.
Notary Public
EXHIBIT A
Legal Description:
The North 420 feet of the West 420 feet of the Southeast Quarter of the
Northwest Quarter of Section 11, Township 32, range 26
And
The North 368.04 feet of the Southwest Quarter of the Northwest Quarter of
Section 11, Township 32, Range 26, Sherburne County, Minnesota lying Easterly
of U.S. Highway No. 10
EXHIBIT B
Conditions:
1. All comments of the City Engineer shall be addressed.
2. The Park and Recreation Commission will require for park dedication purposes, cash
dedication to be paid at the rate required by the city prior to releasing the plat for
recording.
3. A surface water management fee in the amount required by the city at the time of
final plat shall be paid prior to releasing the plat for recording.
4. MNDOT's comments shall be addressed.
_ ISSISSI£?I
I-II O l-IL A ND S
171ST ~
~'~- S89'§5'4.6'W
SUBJECT PROPERTY
PARCEL A
The North 420 feet of the West 420 feet of the Southeast Quarter of the Northwest Quarter (SE
[/4 of NW I/4} of Section Eleven (11), Township Thirty-two (32), Roncje Twenty-six (26),
according to the United States Government Survey thereof, Sherburne County, Minnesota.
PARCEL B
The North 368.04 feet Of the Southwest QUOFteF of the Northwest Quarter of Section
Township 52, Ron§e 26. Sherbufne County, Minnesota. b4Dg Eastedy of U.S. Highway No. i0,
~ccording to the United States Government Survey thereof.
0 Denotes o I/~ Inch x 14- Inch ~ran Pi~e set
w/fh o Plastic Cop Stomped 21729 OR 42594
R=602. Z5
VICINITY MAP
SECTION II, TOWNSHIP 32, RANGE 26
0 40 80 t20
b
SCALE IN FEET
SHEET NO. J
100
N
GRAPHIC SCALE
0 ~0 ~ 00
( SCALa ~T rzaa' )
VICINITY gAP
200
ELK RIVER
RIv~, a M~n~ta
~e N~h ~ ~t o~ ~e W~t 420 f~t of ~e ~u~at ~ of ~e No~weat Qua~er (~ l/4 of NW I/4) of ~ Be~ (11), Town~
]~g E~t~y of U.~ H~way Nm I0. accortina to ~e ~lt~ St~ea ~mmt ~rvey ~f.
A
Have c~a~
~e~ ~e s~, a~uea ~own ~ ~il pla~ Mia ~d~at~g to ~e City of Dk Ri~r ~e d~t to ~it access [o 171st A~ue NW ae ~own
N~ L~e of ~e SE I/4 ~ ~ia pl~ N~ ~9 to ~e publ~ f~ pubi~ u~ f~ev~ the ~mmta a* ~own ~ ~ plat f~ ~a~ago ~d u~ity p~po~ ~ly.
of ~e NW 1/4 Of
Twp, 3~ Rna. 28. AVENUE In wi~eel wh~f ~ld MlsN~lppl Hl~lmd~ ~C has ~d these pre~ to be N~ by Its own~ ~ls day of
~ ~ N~ h w~e~ whereof sa~ ~e B~k of Bk Ri~ has cou~ ~ese presen~ to be si~ by Jim prw~ officm ~ -- day of
Drainage and Uttity Easements are shown
thus:
T
Being I0 feet in width and adjoining
right--of-way lines, also being § feet
in width and adjoining tot lines, unless
otherwise indicated, as shown on plat.
State of Minnesota, County of
/ The foregoing l~stmment was acknowledged bef~'e me this __ day of , 2~ by
of The Bank of Elk River. a Uinne~ota corporation, o~
~.-A=00°34'28~/
E=502.2§
L=6.04 /
/
/
DETAIL A
Scale: I inch = I00 feet.
For the purposes of this plat, the
North line of the S.W. I/4 of the NW I/4,
Sec. I1, T. 33. R. 26, is assumed to beer
South 89°55'46" West.
· Denotes iron monument found.
My Cernmllsion expire~
Not·r7 Pubtic
County, Uinnasota
I hereby cerUfy that I have surveyed and platted the property described on thle plot as MISSIS~PPI HIGHLANDS; that thia plat ia a correct
represent~U<m of the survey;, that ~11 distances ore correctly shown an the plat in feet end hundredth= of a foot: that ~1 mo~vment~ ha~ been
~' will be corrsuUy placed in the ~o~lnd as shown ~llthin one ~eor after recording, or so~er, ae epecifled by the approvln~ Ioca~ governmental
unit; that the out,de boundc~J lines ore co~recfly deetoj~ated on the plat; and that there ere no ~et Jasde or public hlghwa]m to be designated
ether thru1 as ihown o*1 the plat al defined in Minnesota Statutes 505.0?. Sub~ I.
B~ T. Baicome
Mirmesuta License No. 42594
State of Minnesota, County of
~e foregoing Surveyor'· Certificate wa~ octmowledged before me t~is __
Sur'~"". Minn~ LJcmlse No.
day of
My Commission expirem
200~ by Bryan T, B~icome. Land
Not~r'/ Public
Covnty, Minn#ata
Approved end accepted by the City Covn¢ll of the City of ~k River, 5herbume Covnty, Minneecto at a meeting held on the day of
200~
By:. Mayor
Att#ted: Qerk
I hereby am~Jfy that proper evidence of U'de has been preseeted to and examined by me and I he.by approve this plat aa to form and execution
this __ ~ of
~k River City Attm~ey
Pursuant to Sherbume County Ordimmce Number 006. I hereby certify that ~hl~ plot has been checked ~d ~pproved os to cornpticnce ~it~ C~epter
505, Minneecta Stetutee thim day of 200~
She~eume County Sur~yer
I hereby certify t~xel p~y~ble In the y~3r
tronm~ was ~mtm'ed thic day of
on lands herein d~ecribed ~r· paid kl ~11, a~d there ara no deiinq*Jeht tax#, and
200__
~oume Ca~nty Auditer/Trousurer
I hereby =erfify t~ot thl~ inst;umont ~as filed in the Office of the County Recorder for record on this __
200__ at o'clock .}4. and ~m duly recorded as Oouum~t No.
day of
~e~oume County R~;o~
Joh~ Oliver Sc Associates
SHEET I OF I ~HEET.$
~50
SUBJECT PROPF_RTY
PARCEL A
,,I ~ 6/25/03
~5.8
LEGEND
DATE RECEIVT
VICINITY MAP
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Z
.<
>..
n,,'
Z
0
SH£ET NO.
i iii,il,, I,ll,li I
'W/..B612 ~ONC
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C-STORE
?O RF-MAIN
QSITE PLAN
S89°~',~.6"w 420,05 /'
, g
CITY REVI£W I I
.OT FO. CO.,T.U~.O.
DATE RECEIV~m
NOTES
[~om-]Cpm~j~c~ __~ D~'r[o ....
C0Nm~TOR TO ~o ~m~ ~ E~Sn~G COLONS
~ SE~M~T ~/~ ~lS ~0 JS ~Y F~.
ENTRE AT ~ CO~TI~ ~CESS LO~ONS. ~
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~:;'"~..;':;. :~.:~"L
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%
AT C8/MH.
SEZ ~1c'5
PROPOSED
BUILDING
)~GRADING.
LEGEND
........................ EA~EM E3qT UNE
......................... ; X95TING WETLAN 0
........... ..:c.~ ........... E~S'rlNG CONTOUR
~)MH
POLE
ELEC ~
ELEC 90X
'., FFE =~.7,.,2.50
DRAINAGE AND EROSION
S~E 5/cq.
CONTROL PLAN
.... ~ PEOESTAL TO ~[
':RELOCATED
CONCRET[
CURB AND
t GUTTER. TYF~C,aL.
MHD
SEE /C¢. ¢ THUS
'175 LF
PROPOSED
BUILDING
FFE=882.50
12/C3 7
REMAIN,
880.0
RCP · 0.53~
BASEMENT I
I
I FFE=872.50
NCW CURB
GUTTER TO MATCH
EXISTING
BELOW
~ QUTII. I?"Y AN[) PAVING
~0' 60' 90'
LEGEND
....................... E. ASEM E3~T tJNE
......................... EXJSTING WETLAN0
WET T~o
PLAN
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INV 876.15
EDGE OF WER.AND I'/111.1 ALL
ALLOWED ~4 WEfL~O .:
.:
S89'55'4.6"W 420,05 ,"
DATE RECEi Y
Z
<~ ~
iLFP. '
KIOSK
12
12
MJ
SER~lCE
C-STORE
OLANDSCAPE PLAN
/
/
' mq~I ~ Do ~ T, mp (~c~v^~ ~n' ~ ~u.ow
nJRNeUCXL/ W/ 1/~, er~.ETs.
CONS1Ruc'r eARTH S,~UCER W/ 4'
(~PICAL PLANTING DETAILS
NO SCa~.E
ADO ALg~RNATE
F~NAL SPECIES TO
BE DETERMINED
PLANT LIST
QTY. COMMON &: LATIN NAME SIZE ROOT REMARKS
8-BHS BI.~J~K HILLS SPRUCE, PICEA GLAUCA DENSATA6" 8B
g-MA MARSHALL'S ASH, F.RAXlNUS PENNSY1.VANICA LANCEOLATA 2" DIA. BB SEEDLESS 'I~PE
8--NM NORWAY MAPLE. ,~:ER PLATANOLOES JADE GLEN 2" DIA. BB
4-SC SPRING SNOW CRAB, MALUS SNOW CRAB 1 1/2" DIA~ 88
4--AM AMUR MAPLE. ACER GINNALA 1 1/2' DIA. B8
60-MJ JUNIPER, MINT JULEP S GAL. - WOOD CHIP BED
12-BJ BARBERRY, JAPANESE RED LEAF BERBERIS THUN8EROL 5 GAL - WOOD CHIP BED
ATROPURPUREA
* ALTERNATE PLANTS MAY BE SUBSTITUTED IN PLACE OF MJ. TO PROVIDE COLOR TO LOW PLANTING AREAS.
GENERAL NOTES
* LANDSCAPE CONTRACTOR SHALL V1SIT Sfl~ PRIOR TO SUBMITTING
BID TO BECOME: COMPLETELY FAMILIAR WITH SITE AND SOIL
CONDI'~ONS.
* ALL LANDSCAPING PLANTS · ROCK TO MATCH AREA SURROUNOINGS.
* ALL ROUGH AND F]NISH GRADING TO BE DONE BY OTHERS.
· NO plANTING WILL BE INSTALLED UNTIL ALL GRADING AN0
CONSTRUCTION HAS BEEN COMPLETED IN IMMEDIATE AREA UNLESS
DIRECTED BY GENERAL CONTRACTOR,
* LANDSCAPE CONTRACTOR TO VERILY ALL UTIUTIES ON PROPERTt'.
* LANDSCAPE CON~TOR TO INSTALL 'SOAKER HOSE' IRRIGATION
SYSTEM AT NEW & REVISED LANDSCAPE AREAS.
· ALL CONTNNER MATERIAL TO BE DROWN IN CONTAINER A MINIMUM
OF 6 MONTHS.
· ALL MATERIAL SHALL COMPLY wm-t THE LATEST EDITION OF
AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN ASSOCIA'i~ON
OF NURSERYMEN.
* REPNR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT
NO COST TO THE OWNER.
* GUARANTEE NEgN PLANT MATERIAL THROUGH ONE CALENDAR YEAR
FROM TIME OF ACCEPTANCE.
·ALL PROPOSED PLANTS TO BE LOCATED CAREFULLY AS SHOWN ONTHE
PLANS.
· ALL PLANTING AREAS RECEI~NG DROUN0 COVER. PERENNIALS[
ANNUALS &: V1NES SHALL RECEIVE A MINIMUM OF' 8' DEPTH OF
PLANTING SOIL (1/3 TOPSOIL 1/3 SAND. 1/3 PEAT OR MANURE)
* WRAPPING MATERIAL SHN_L BE FIRST QUALIgY. HEAVY.
WATERPROOF CREPE PAPER MANUFACTURED FOR THIS PURPOSE.
WRAP ALL TREES PLANTED,
· INSTALL 5' DEEP WOOD MULCH UNDER ALL TREES AND SHRUBS THAT
ARE ISOLATED FROM DROUND COVER AREAS AND GENERAL SHRUB
MASSES.
* ALL PLANTING SHALL RECEIVE RECOMMENDED FERTIUZER AS
FOLLOWS:
- SUMMER &: FALL PLANTING - BEFORE WINTER FREEZE-UP APPLY
0-20-20 GRANULAR iN SAUCER AROUND PLANT AT THE RATE OF'
1-12 OZ. CAN FULL PER 2-3' CAL TREE & 1-6 OZ. CAN FULL
PER SHRUB.
- FOLLOW UP WFF~ SAME AMOUNT OF' 10-0-10 THE F.OLLOWING
SPRING, (VERIFY RECOMMENDED FERTlUZER wm-I PLANT
SUPPLIER.)
· PATCH ALL DISTURBED AREAS TO MATCH FIELD VERIFY
1/5 - RET,UN THE NOR~q.
FORM. SP~Y W/ ~LT ~OF
~ Hose (~) a 6' ~v.
SYMBOL KEY
6' HGT. CONIFEROUS TREE
1 1/2" DIA. ORNAMENTAL TREE
2" DIA. OVERSTORY TREE
oo
OO 5 GAL SHRUBS
oo
~ /,-PLANT NUMBER
~'x- PL~T D'PE
DATE RECEIVE
n
0
NOT FOR CONSTRUCTION
PUMPS
SERVICE
STORAGE
JaNiTOR/STORaGE
C-STORE
PREP
FOOD
SERVICE
PRELIMINARY
@ov[~^~, ~oo~ ~ ®
~aT= RECEr~;;m
CITY REVIEW I l
NOT FOR CONSTRUCTION
~ccEm' ~o ¢rY~) ~ --
cr~3
'INSULAT~r.~ HOLOW ' x 10' O~OR AT
k~'T~L. D~OR PNNI~D DETAIL CE:NTF:.~ ~¢P.)
TO MATCH
10' x 10' RA~IO RO~.L
DOOR AT CaR WaSH (TY~.)
/'~WEST ELEVATION (PARTIAL')
~ 3/32' - !'-b'
FRONT ENT'i~C£ w/
(~) NORTH ELEVATION
· ~/52'= 1'-0'
FRONT ENTRANCE W/ W/ TRELLIS SHADING
(~WEST ELEVATION
3/52'- I'-0'
ET_ 115'-O.
BL(X::K W/
FOAM RI. LED INSULA'nON AND
('r~. · F. Nm~C~* m~R)
/q'"~SOUTH ELEVATION
nATI:
lit
O_z
I ,I
KEYPLAN
NOT FOR CO"STRUCT'ONIj <~i~g