Memo- Excelsior Crossing Project PUD Agreement
Economic Development
MEMORANDUM
TO: Honorable Mayor and City Council
r
FROM:-=-t Jim Kerrigan, Director of Planning & Economic Development
DATE: May 2, 2006
SUBJECT: Excelsior Crossing Project PUD Agreement
Purpose of Memo
This memo provides the Council with background on the terms of the PUD agreement
that have been negotiated by staff and Opus NW LLC relating to the Excelsior Crossing
Project. This item will be discussed at the May 9 work session. Opus representatives
will be present to provide an update on the project.
Overview
The Hopkins HRA and Opus entered into a redevelopment agreement in March 2006
for a redevelopment of the SUPERVALU North Annex property. The project being
proposed is a phased office project.
The property is presently zoned Business Park. To facilitate the project as proposed,
an overlay zoning of Planned Unit Development (PUD) would need to be approved.
The specific requirements of this overlay zoning would be detailed in a PUD agreement.
Over the last few months City staff and representatives of Opus have been negotiating
the specifics of what would be incorporated into this PUD agreement. Attached is a
summary of the major terms and conditions that have been discussed to date. This
document is presently being revised specifically as relates to the following:
. Signage requirements
. Three-acre parcel park dedication credit reduction
A revision draft of this document will be provided at the Tuesday meeting.
Memo to Honorable Mayor and City Council, May 2, 2006 - Page 2
Issues to Consider
. What will be Opus's responsibilities with approval of the PUD zoning?
Opus will be required to build according to the terms of the PUD agreement as
executed. This document will contain basic parameters with which Opus will be
obligated to comply in proceeding with future development phases.
The PUD agreement will also have an approved site plan attached. The site plan
presently being discussed details three buildings. It is understood that as Opus
negotiates with tenants, the site plan could change from what is detailed;
however, no matter how the plan is revised, Le., more or fewer buildings, Opus
will need to comply with the conditions of the approved PUD agreement,
including the following:
o Building uses, with a minimum of 75% office use
o Quality of exterior materials
o Orientation of traffic to the Jackson Street entrance
o Landscaping requirements
. What is the timing for proceeding with project approvals?
Opus is eager to proceed with this project. The present schedule is to have the
Zoning & Planning Commission consider the various land use actions at their
May 30 meeting. The City Council would then consider these items at their June
6 meeting. The goal is to also have the PUD agreement in acceptable form for
approval at the June 6 meeting.
In the future, as each individual phase moves forward, Opus will be required to
secure site plan approval.
Attachments
. Terms and Conditions Sheet, PUD Agreement from Opus NW LLC
. Draft project site plan
Opus Northwest, L.L.C.
10350 Bren Road West
Minnetonka, Minnesota 55343
,2006
City of Hopkins, Minnesota
Planning and Zoning
Hopkins, Minnesota 55343
Attention: James Kerrigan' Development Director
Re: SUPERVALU North Annex Site
Dear Jim:
Opus Northwest, L.L.C. ("Opus") proposes to redevelop the former SUPERVALU
North Annex Site ("Redevelopment Property") as a planned unit development ("PUD")
consistent with the City of Hopkins ("City") PUD zoning requirements. Set forth below are
the terms and conditions upon which Opus proposes ("Redevelopment Proposal") to
redevelop the Redevelopment Property.
Master Plan:
Opus proposes to redevelop the Redevelopment Property, in phases, subject to
market conditions, consistent with a to'be'developed master development plan ("Master
Plan") to be prepared by Opus. The Master Plan will identify proposed uses within the
Redevelopment Property and will include, without limitation, overall densities, general
location of streets and pedestrian ways, general location and extent of public and common
open space, including landscaping, staging and sequencing of project redevelopment, and
general grading and utility plans.
Uses:
Uses of the Redevelopment Property shall be as follows:
(D at least 75% of the proposed improvements shall be for office uses. Office
buildings shall be Class B or higher, as generally defined by BOMA;
(iD up to 25% of the proposed improvements may be for non'office uses such as
(a) hotel, (b) medical manufacturing, (c) research and development, (d) uses
substantially similar to (b) and (c) above, and (e) retail;
fuD any hotel facility shall be constructed as at least a two diamond facility, as
described by the American Automobile Association, or a two star facility, as
described by the Mobile Travel Guide; and
564003/00811/22877724/5
Mr. James Kerrigan
Page 2
(iv) total retail improvements shall not exceed 15,000 square feet, and shall not
include any business whose primary purpose is the sale of coffee. The square
foot area leased or occupied by ancillary retail businesses within office/hotel
improvements including, without limitation, any cafeteria or similar facility
or any other retail amenity, shall be permitted, and shall not be applied
against the 15,000 square foot maximum prescribed above, provided no such
retail business maintain exterior building signage.
Any retail or hotel construction shall occur subsequent to or concurrently with office
construction.
The following uses shall be prohibited within the Redevelopment Property: automobile
sales or leasing, automobile repair or body shop, adult establishment, adult motion picture
theater, adult novelty business or bookstore, amusement device establishment, cabinet,
electrical, heating, plumbing, upholstery or air conditioning sales or service shop, fix'it
shop, open sales lot, pawn shop, drive.thru restaurant, taxi terminal, tattoo parlor,
currency exchange or tob acco shop
Bulk Requirements:
Building footprints shall be at least 150 feet south of 2nd Street NE, and any retail
uses shall be located along Jackson Avenue or Excelsior Boulevard frontages. Setbacks
shall be 20 feet for surface parking and parking ramps, and 10 feet from alleyways. Any
parking ramp shall not exceed 3 supported levels of parking. Minimum parking shall be
provided as follows:
(i) office - 4 spaces per 1,000 rentable square feet of office improvements;
(iD retail - 5 spaces per 1,000 square feet ofretail improvements;
fuD hotel- .1 space per hotel room plus 1 space per each 4.5 persons of capacity in
other hotel facilities;
(iv) medical manufacturing . 3 spaces per 1,000 square feet of medical
manufacturing improvements, and
(v) research and development - 3 spaces per 1,000 square feet of research and
development improvements.
Parking requirements may be satisfied by taking into account total parking provided
for the entire Redevelopment Property and easements therefor to be set forth in the
Reciprocal Easement Agreement described below.
Maximum building heights shall be as follows, in each case measured from the
finished floor elevation to the top of the highest point (inclusive of parapets and structural
features, but exclusive of building mechanical systems and screening): (i) office, medical
manufacturing, and research and development. 7 stories 1105 feet; (iD retail' 32 feet; and
(iii) hotel - 105 feet.
A floor area ratio of 60% shall be permitted for the entire Redevelopment Property.
564003/00811/22877724/5
Mr. James Kerrigan
Page 3
Landscaping:
Landscaping materials shall be of a size, species and quantity generally as depicted
on the attached landscape plan and the Master Plant List attached to the landscape plan.
The perimeter landscaping of the Redevelopment Property (exclusive of the approximate 3
acre parcel in the northwest quadrant of the site) will be generally in accordance with such
landscape plan, but it is understood that the specific locations of internal landscaping will
vary as redevelopment progresses. In no event shall the overall land area dedicated to
landscape (i.e., lawn, boulevards, water features, and related items) on the Redevelopment
Property be less than 15%. Additionally the total budget for landscaping, based upon full
development of the Redevelopment Property, will be equal to or greater than 1% of project
cost. At a minimum, landscaping for the initial phase of the Redevelopment Property shall
include landscaping for the primary access point to the project along Jackson Avenue and
for the secondary access point to the project along 2nd Street NE; landscaping for the south,
northeast and northwest ponds; landscaping for the central water feature; landscaping
along Excelsior Boulevard frontage, and frontage and perimeter landscaping around the
initial phase, each as generally shown on the landscape plan.
. Signage:
Monument signage will be permitted as follows: One monument sign shall be
permitted for each building, provided the surface area of the design is limited as hereinafter
set forth, and provided, further, no more than 5 total monument signs shall be permitted.
Additionally, monument signage with tenant identification shall be permitted at the
primary access point to the project along Jackson Avenue, provided the surface area of the
design does not exceed 150 feet per side and 15 feet in height, and monument signage
generally depicting the name of the project shall be permitted at the secondary access point
to the project along 2nd Street NE, provided the surface area of the design does not exceed
80 square feet per side and 10 feet in height. Finally, one monument sign shall be
permitted along Excelsior Boulevard frontage, generally depicting the name of the project,
provided the surface area of the design does not exceed 250 square feet per side, and 6 feet
in height.
Building signage will be permitted as follows: Each tenant other than those in
multi' tenant buildings may have two flat wall signs, not extending more than 18 inches
from the face of the building, except that such signage may extend from the face of the roof
over a covered walk. Such wall signs shall not exceed 15% of the area of the wall to which
the sign is attached, to a maximum of 250 square feet. Each tenant in a multi' tenant
building may have a flat wall sign, not extending more than 18 inches from the face of the
building. The aggregate area of such multi' tenant building signs shall not exceed 5% of the
area of the wall to which they are attached.
Access:
The primary access point for the project shall be along Jackson Avenue. The
secondary access point for the project shall be along 2nd Street NE. The primary and
secondary access point improvements shall be generally as shown on the Master Plan, and
other building and parking ramp improvements shall be designed and located to promote
vehicular movements toward Jackson Avenue. Opus intends to maintain the existing
alleyway on the east side of the Redevelopment Property up to the point of the proposed
retail building, where said alleyway shall be vacated to accommodate the design of the
proposed retail building. Opus also intends to relocate the existing public right-of'way to
564003/00811/22'Ol7724/5
Mr. James Kerrigan
Page 4
the north of the proposed retail building. The existing alleyway, as relocated, shall be
integrated with internal circulation drives for the project.
Design Standards:
The following design standards shall apply to the Redevelopment Property:
1. Architectural standards and site design shall be compatible with a "Class B"
or higher level of fmish. All mechanical equipment shall be screened with
material compatible to the subject building.
2. All material shall be of high quality and durable. Brick, stone, architectural
pre-cast concrete, architectural concrete masonry units, and glass material
shall be used.
3. Architectural pre'cast shall be stone, textured, coated, or painted.
4. Metal siding will not be approved except as accent material to one of the
above materials or curtain wall on office components or, as trim, or as HV AC
screen.
5. All accessory structures shall be designed to be compatible with the primary
structure.
6. All roof mounted equipment shall be screened by walls of compatible
appearing material or camouflaged to blend into the building or background.
Wood screen fences are prohibited. All exterior process machinery, tanks,
etc., are to be fully screened by compatible materials.
7. Acceptable materials will incorporate textured surfaces, exposed aggregate
and/or other patterning. All walls shall be given architectural interest
through building design' or appropriate landscaping. The use of large
unadorned, concrete panels and concrete block, or a solid wall unrelieved by
architectural detailing, such as change in materials, change in color, change
in depth, fenestrations, or other significant visual relief will be provided in a
manner or at intervals in keeping with the size, mass, and scale of the wall,
and views from public ways shall be prohibited. Acceptable materials will
incorporate textured surfaces, exposed aggregate and/or other patterning. All
walls shall be given added architectural interest through building design or
appropriate landscaping.
8. Space for recycling shall be provided in the interior of all principal structures
or with an enclosure for each lot developed in the project.
9. There shall be no underdeveloped sides of buildings visible from public right.
or ways. All elevations visible from the street shall receive nearly equal
treatment and visual qualities.
10. Monument signage shall be architecturally and aesthetically consistent with
the design intent of the remainder of the project.
11. Site lighting shall be designed to minimize glare and casting of light outside
of the boundaries of the Redevelopment Property.
564003/00811/22877724/5
Mr. James Kerrigan
Page 5
Reciprocal Easement Agreement:
Opus intends to subject the Redevelopment Property to the terms and conditions of a
Declaration of Reciprocal Easements, Covenants, Conditions and Restrictions governing the
use, operation, maintenance, repair, design and construction of the project, and creating
easements for parking, access, utilities, signage construction, and the like.
Demolition and Remediation:
Demolition and remediation activities will be conducted to mlllllll1Ze dust and
unreasonable accumulations of debris. Opus will provide adequate dust, traffic control and
soil erosion measures to protect adjacent properties, including sweeping adjacent streets, as
necessary during hauling activities and as otherwise required, and utilizing special water
misting equipment connected to on'site hydrants to control dust migration. Following
demolition of existing improvements, materials shall be leveled and stockpiled in the
undeveloped portion of the Redevelopment Property and will be utilized for sub grades
below building footprints and roadways. Any portion of the Redevelopment Property
underlying demolished improvements that remains unimproved for a period of more than 6
months shall be seeded during appropriate growing season. All construction activities shall
be conducted in accordance with applicable building codes and shall be prosecuted in
accordance with sound construction and engineering techniques.
Infrastructure:
Opus shall design and construct requisite roadways and water, storm and sanitary
utilities, which roads and utilities shall remain private and be maintained by Opus in
accordance with prudent industry standards. Opus shall design and construct a regional
storm water facility on the 3'acre parcel in the northwest quadrant of the site, which design
and construction shall be performed consistent with the requirements of the City and the
applicable watershed authority having jurisdiction. The storm water facility shall be sized
to accommodate drainage from the Redevelopment Property and existing drainage north
and east of the Redevelopment Property, as well as City snow storage requirements.
Following construction, the 3'acre parcel together with the storm water facility shall be
dedicated to and accepted by the City, who shall maintain the same as a public
improvement consistent with other public improvement projects of the City. Opus shall
receive credit against required park dedication fees for the value of the dedicated 3-acre
parcel and storm water facility and other dedicated properties. The City shall permit Opus
to include the square footage of any dedicated properties in meeting green or pervious
requirements, and in calculating floor area ratios, coverage ratios, and the like in
connection with PUD.
Opus shall install a traffic signal at the primary access point to the project along
Jackson Avenue upon the earlier to occur of (i) full project build'out and fu) such time, if
ever, as the required warrants are met, or at such earlier time as Opus may elect. The cost
for such traffic signalization shall be the responsibility of the City, but shall be assessed
against the Redevelopment Property at a rate and upon such terms and conditions as may
be mutually acceptable to the parties. Opus agrees to waive all rights of hearing and
appeals from any resulting assessments set forth in Minn. Stat. Chapt 429, et. seq.
564003/00811/22877724/5
Mr. James Kerrigan
Page 6
Trail System:
The existing regional trail system serving the Redevelopment Property shall be
preserved, and redevelopment shall accommodate connections to the existing regional trail
system.
Subdivision:
The Redevelopment Property shall be subdivided, in phases, as Opus proceeds with
the redevelopment, and subdivision requirements shall be modified only to the extent
expressly set forth in this Development Proposal, with concept and flllal plan stages
proceeding simultaneously. No building construction activity for any phase shall be
processed until such phase has been subdivided, but mass grading and demolition activities
shall be permitted without subdivision of any particular phase.
Opus is excited about the prospect of moving forward with redevelopment of the
Redevelopment Property in accordance with mutually acceptable terms and conditions, and
it is looking forward to working with the City in creating and executing this unique re'
development opportunity. As we discussed, the terms and conditions ultimately agreed
upon shall form the basis of the PUD/Developer's Agreement to be entered into by the
parties, and shall govern the PUD and redevelopment of the Redevelopment Property.
Very truly yours,
Opus Northwest, L.L.C.
By:
Its:
564003/00811/22877724/5
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MASTER PLANT LIST
EXCEL~ORCROS~NGS-HOPKm~MN
SHADE TREES
Qty. Common & Botanical Names
Ash, 'Autumn Purple'
Fmxinus 8.menC8na 'Autumn Purple'
Ash, 'Fall gold Black'
Fl eK~iws nigra
Aspen, 'Quaking'
Populus tremuJo;fleo
Elm, "Homestead'
Ulmus 'Home$t~i!3KJ'
Hackberry
Celtis occidentalis
Honeylocust, 'Imperial'
G1editsia tlicantilos inefmis 'fmpcofe-'
LInden, 'Glenleven'
THia xffavescens >G/~n'evi3n'
Unden, 'Greenspirs'
Tma CI)f1jnta ~G{een".'.pire>
Linden, 'Redmond'
Tilfa amerk:8n8 'Redmond'
Maple, 'Autumn Blaze'
Acer x Fmemanii J~!effer8red'
Maple, 'Sugar'
Acer sscch-"3wm
Oak~ 'Northern Red"
Quercus f7..tbm ([xm:mhs)
Oak, 'Swamp White'
Quercus bfcolor
ORNAMENTAL TREES
Qty. Common & Botanical Names
Maple, 'Amur' {Single Stem)
Acer ginna/a
Birch, 'Japanese White Spire' (Single Stem)
Betula piaty'phiia V8r. Jftponie(i
Birch, 'Japanese White Spire' (Multi Stem)
Betula pii.ltypfJJIa. va.r. japonica
Crabapple, 'Pralrlflre'
f!.,f8/US 'Praitifim I
Crabapple, 'Snowdrift'
Maiu$ 'Snowdrift'
Crabapple, 'Spring Snow'
JlAaJus 'Spn'ng Snow'
DogWOOd, 'Greytwlg' {Multi Slom)
Comas t.ecelHosa
Hawthorn, 'Thcl'Oless Cockspur' (Multi Stem)
Cratae.gus cras-gfdli irlenws
Lilac, 'Japane"., Tree' (SIngle Stem)
SYttnga r:eticLlfata
Serviceberry, 'Shadblow'
AmelancMer laevis
CONIFER TREES
Qty. Common & Botanical Names
564003/00811/22877724/5
Size ConI. Remarks
2.112" eel. BB Single, straight leader
No ~v' crotches
2.1/2" cal. BB Single, straight leader
No 'v' c.rotch.es
2-1IZ"cat BB Single, straight leader
No ~v~ crotches
Z,112" eel, BB Single, straight leader
No 'v' crolehes
2-1/2" eal. BB Single, straight leader
No 'v' crotches
2,1/2" cal. BB Single, straight leader
No 'v. c.rotch-es
2-1IZ"eal. BB Single, straight leader
No V crotches
2-1/2" cal. BB Single, straight leader
No 'v' crolehes
2.112" cat BB Single, "tralghlleader
/II" 'v' crotches
2-1I2" cal. BB Single, straight leader
No ~v' crotches
2.112" eel. BB Single, straight leader
No ~v' crotch-es
2.1IZ"cal. BB Single, straight ieader
No V crolches
2.112" eal. BB Single, straight leader
NO'v' crotches
Size ConI. Remarks
1112"cal. BB Single, straight leader
No branches below 36" hI.
1112" cal. BB Single, straight leader
No branches below 36" hI.
1Z'ht. BS Min. 1-112" eel. leaders
No branches below 3&" hI.
1112" cal. BB Single, slralght leader
No branches below 3&" hI.
1 1IZ" cal. BB Singte~ straight leader
No branches below 36" hI.
11JZ"cal. BB Single, straight ieader
No branches below 36" hI.
1ll'ht. BS Min. 1-1/2" cal. leaders
No bra nches below 36" hI.
1ll' ht. BB Single, straight leader
No branches below 36" hI.
11/2"cal. BB Singte, straight leader
No branches below 36" hI.
8'hl. BB Min. 1-112" cal. leaders
No branches below 3&" hI.
Size Cont. Remarks
2
Pine, 'Austrtan:' 6' ht. BB FuU fonn to grade -12" n,ax..leader teng.th
Pkws (lI{lra Sheared and clipped trees will not be a:eceptE
Plne. 'Po.nderosa' 6' ht. BB FuU form to grade - 12" max. teader length
Pmos POt7dsrcca Sheared and cUpp.ed trees will not be acceptE
Spruce, 'Black Hills' 6'h!. BB Fulf fonn to grade -12" max..lead.e.rlength
Plcoo gtauro denS8U; Sheared and cUpped trees wUl not be accept-E
LARGE DECIDUOUS SHRUBS
Qty. Common & Botanical Names Size Cont. Remarks
Cotoneaster, 'Peking' 12" hI. Cont. Min. 6 canes@12"ht.
CotaneasJer f1cutifoha
Dogwood, 'lsanU Redtwlg' 12"ht. Cont. Mln,5 canes @ 12" hI.
Camus serirea '!sami'
Dogwood, 'Pagooa' 12" hI. Cont. Min. 6 canes @ 12" hI.
Comas fl!temJfoiJfl
Dogwood, 'Redtwlg' 12" hI. Cont. M~n. 6 canes @12"ht
Com1.ls s;srma
Euonymys, 'WInged' 12" ht. Cont. Min. 6 canes @ 12" ht.
Euooy'mus ...-.,je"Itus
Lilac, 'Common Purple' 12"ht. Con!. Min. 5 cane. @12" hI.
Syringa 'lit/galls
Viburnum, 'Amencan Cranberry' 12>+ ht, Cont. Mtn. 5 can.es@ 12" ht
Viburnum trifofJlfnj
Vfburnum, tNannyberry' 12" hi. Coot. Min. -5 canes@12"ht.
VifJLlmum !entf.lgo
SMALL DECIDUOUS SHRUBS
Qty. Common & 80tanical Names Size Cont. Remarks
Currant, 'Alpine' 12"ht. Cant. M~n. 5 canes @ 12" ht.
Ribes8}pifjam
Euonymus, 'Owarf Wlnge-d' 12" hI. Cant. Min. 5 canes@12"hl.
EuorJymus aJeltiiS 'CompaCii..IS'
HonsY$uckle, 'Emera fd Mound' 12"ht. Cant. Mfn. S canes @ 12" ht,
Lom.-:;era x :xylosteum 'Emerald Moulle!'
Hydrangea, 'Ann.belle' 12" ht. Cont. Min. 6 cane.@12"hl.
Hyclrangee. Drbore~cens 'Anna6elle'
Lilac, 'Ml$s Kim' 12"ht. Cont. MFn. S canes @ 12" ht.
SyJi.?go p(ltufa 'flAi$$ Kim'
Maple, 'Compa~t Amur' 12"' hI. Coot.. Min. 5 cane. @ 12" hi.
Acergim3ai9 'COJH/...lBctwn'
Shrub Rose, 'Charles Albanel' #1 grade #21>01
ROS.;E4 rogoS.3 '(;!If).ffes Afbr3f}sf
Shrub Rose, 'Foxl Pavement' #1 grade #2 pot
Ro!;s mgosR 'Foxi PaV9Jnent'
Spirea, 'A. W: 12" ht. Cont Min. 5 canes@12"hl.
SpJmea bama!dft 'Anthony Waterar'
Viburnum, 'Compact American' 12"ht. Cont. Min. 5 canes @ 12" ht.
Viburnum tl1fobum 'BaJf$}l CompJ)ct'
EVERGREEN SHRUBS
Qty, Common & Botanical Names Size Cont. Remarks
Arb-orvitae, 'mobe' 18"dra, Cont.
rtw]8 occidentaJis 'WooowfJrd'
Arborvitae, 'Techny Globe' 18" dl.. Cont.
Ttwja. Qcc{c}enlafis
Arborvitae, 'Techny UprIght' 4'hl. Cont..
Thuja occj(!e-ntajis Tedmy'
Juniper, 'ArcadJa' 18" dla. Cont.
JurdPf:Jfl.ftJ sooimi 'Arc8db'
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Juniper, 'Hughes' 1S'ldia, Cont.
Jumpgrus horizontalis 'HughGS'
Juniper, 'Mint Julep' 1S"<lia. ConI.
Juniperus cbinensfs 'tAmt Julep'
Juniper, 'Sea Green' 1S"d1"', ConI.
Juniperus ciJinensis 'Sea Gr6sn'
Pine, 'Dwarf Mugho' 1S"dla. Cont
Pml/s nwgflo 'f..1ugho'
Yew, 'Taunton Spreading' 1S"dia. ConI.
Ta:ws media TmmtonH'
VINES AND GROUNDCOVERS
Qty. Common & Botanical Names Size Cont. Remarks
Boston Ivy 1 gal. Pot Min. 12" lellder
P8/1henocissus tricuspidate
Fleeceflower 1 gal. Pot M~n, 12" leader
Pofygonum reyonolJtria
PERENNIALS
Qty, Common & Botanical Names Size Cont. Remarks
Astllbe, 'Bremen' (deep pink) 6" dla. POt
AstiJbe iopol1icn 'Bremen'
Astilbe 'Bresslngham Beauty' (Rose) 6" d~a, Pot
Astllbe !lrendsii 'Bressingham Beauty
Astllve 'Bridal Veil' (While) 6" dla. Pot
Astilbe nreoasij 'Brielof Veil'
Aelllbe 'Csttleya' (Rose.plnk) 6"d,a. Pot
Astili>a a.f9Hdsii 'CattteYl:.1'
Aetllbe 'Red Sentinel' (Red) 6" d~a. Pot
Ask/be JepoJ1ica 'R9d SfmtineJ'
Astllbe 'Snowdrift' (While) 6" dla. Pot
Astllb& 'SnO\-'v'('lnft'
Fleece Flower 6" dla. Pot
Polygorrun1
Purple Coneflower 6" dia, Pot
EciJ!naeea purpu,.~a
Catmlntl Walk&rs Low" 6" dia. Pot
Nepele 'Weikers Law'
Dayll1y, 'Catherine Woodbery' (Pink) 6" dia. Pot
HemerocfJliit;. 'Cathenne t1'oodbslY'
Dayllly, 'Hyperlon' 0" dla. Pot
HemefccalJ!S 'Hyperion'
Dayllly. 'Stella De Oro' (Gold) 6" dla. Pot
Hemerocnll!s 'Stelle De Ore'
Hosta, 'Frances-' 6"dla. Pot
Host& 'Fn;mcee'
Hoeta, 'Lanclfolla' 6" dia. Pot
Hostl:.l1ftndfofia
Hosta, 'Sleboldlana' 6"dla. Pot
Hosts Sf9/Jol::fiana 'ElfigEirtS'
Lily, 'LaToya Asiatic' (Magente) 6" dla. Pot
UNam A.sj~Uc 'LD Toya'
Uly. 'Stargazer Hardy' (WhIte wfplnk) 6" dla. Pot
LiHunt '5'Uifgazer'
Rudbecilla, 'Goidsturm' 6" dia, Pot
Rudbeckia fy/gida 'Gofdstmm'
Russian Sage &" dia. Pot
Perovskie 8tnpHcifofki
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564003/00811/22877724/5
Salvia, 'May Night'
SaMa X sylvEistrfs ~May Nig/)t'
Sedum, 'Autumn Joy'
Sedum spectabtJtr 'A,uwmn Joy'
ANNUALS
TO BE SELECTED
BULBS
TO BE SELECTED
e"'-dla.
6"dla.
5
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