CR 05-145 Site Plan Review 521 - 17th Ave N
CITY Or:
~
October 26, 2005
HOPK\NS
Council Report 05-145
SITE PLAN REVIEW - 52117TH AVENUE NORTH
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 05-105 approving a site
plan to construct a 23-unit condominium building at 521 1 ih Avenue North.
At the Zoning and Planning meeting, My. Aarness moved and Ms. Hatcher seconded a
motion to adopt Resolution RZ05-32, recommending approval of a site plan to construct a
23-unit condominium building at 521 1 ih Avenue North. The motion was approved
unanimously.
Overview.
The applicants, Henry and Gina Lazniarz, are proposing to construct a 23-unit, three-story
condominium building on what was the former Hopkins House parking area. The property
is located at 521-1 ih Avenue North. The site is approximately 34,000 square feet.
The building will be targeted for seniors and empty nesters. The units will all be two-
bedroom units and have underground and surface parking. The main entrance to the site will
be from Fifth Street. All units will have a balcony.
Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What are the specifics of the proposed building?
. What was the discussion at the Zoning and Planning meeting?
Supportin2: Documents.
. Analysis oflssues
. Site Plans
. Resolution RZ05-1 05
Financial Impact: $_ N/ A_Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
YIN
Source:
CR05-145
Page 2
Primary Issues to Consider.
· What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject property is zoned R-4, medium high density multiple family. The
Comprehensive Plan has designated the site as High Density Residential. The proposed
development complies with both documents.
. What are the specifics of the new addition?
Exterior
The exterior of the building will be brick and stucco. The majority of the first two floors will
be brick with the third floor exterior, stucco.
Landscaping
The site is required to have one tree per 2000 square feet of open space, which in this case is
seven trees. The landscape plan indicates 17 trees of the required size. In addition to the
required trees, the landscape plan indicates a variety of shrubs and perennial flowers. There
will be a small rain garden abutting the surface parking area.
The site plan also indicates a four-foot, black wrought iron fence on all sides except the north
lot line. A six-foot privacy fence is proposed on this lot line.
There will be retaining walls on the east and north sides of the property.
Parking
The site is required to have 46 parking spaces. There will be underground and surface
parking. There will be 30 parking spaces in the underground parking area. The surface
parking area will have 12 stalls, and there will also be a four-stall handicapped parking area
off of Fifth Street for a total of 16 stalls. The site has the required 46 parking spaces.
Engineering/Public Works
The following comments are from the Engineering Department:
· The location map on the cover sheet does not show the correct project location
· The driveway slope leading into the parking garage is 9.86%. This is too steep. The
slope should be maximum 8%. Additionally, it appears that there is a significant risk
of parking lot drainage running down this driveway. The parking area should be
CR05-145
Page 3
positively sloped away from the drive to prevent this. Use of a catch basin on the east
side of the parking area would help.
. The runoff chutes into the rain garden are unacceptable. Catch basins and storm sewer
pipe are required.
. There are grades on the front and NW side of the building at 3: 1 slopes. 4: 1 IS
preferred.
. The existing storm sewer shown on sheet 5 may be incorrect. It shows flow from the
south then going east. The invert elevations shown on this sheet indicate the east
invert is higher than the west invert.
. The trench drain (cbmh1) is significantly lower than the rain garden. How is this
water treated?
. The area inlet on the west side of the project outlets directly to the public storm sewer
system. This is acceptable only if no roof drainage is directed to this inlet. Roof
drainage must be directed to the rain garden. Show this on the plans.
. Sanitary services need to connect to the main line pipe, not the manhole.
. Separate domestic and fire water services are needed.
. Details of the handicapped ramp are needed.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans and found them acceptable.
Trash
The trash and recycling area will be in the underground parking area of the building.
Bituminous Path/Sidewalk
There is a public sidewalk on Fifth Street. The plan indicates a sidewalk from the
handicapped parking area to the main entrance on Fifth Avenue. The applicant will continue
the sidewalk abutting Fifth Street farther to the east.
Access
Access to the site will be from Fifth Avenue. This access will provide access to the surface
parking and the underground parking. The access to the underground parking will be heated.
CR05-145
Page 4
Setbacks
The following are the required and proposed setbacks
R-4
Proposed
Front yard
Side yard
Side yard
Rear yard
Density
30 feet
15 feet or 12 the height
15 feet or 12 the height
25 feet
33 units
30 feet
1 7 feet
17 feet
51 feet
23 units
Watershed District
The Watershed District will have to review the proposed development; any approval is
contingent on Watershed District approval.
Surrounding uses
The site is surrounded by multi-family residential buildings to the north and east, multi-
family units to the west and commercial to the south.
· What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed development with the Commission. Henry Lazniarz,
the applicant, and Tom Goodrum from Schoell and Madson, Inc., appeared before the
Commission. Mr. Lazniarz stated the price range for the units will be approximately
$220,000 to $300,000 with an average of $250,000. Mr. Lazniarz also stated the exterior
will be stucco and brick and he showed the Commission a sample of the brick. My. Goodrum
stated that they have responded to the engineering comments and are working with the City
regarding any outstanding issues.
No one appeared at the public hearing regarding this item.
Alternatives.
1. Approve the site plan. By approving the site plan to construct 23 condos, the applicant
will be able to construct the condos as proposed.
2. Deny the site plan. By denying the site plan to construct 23 condos, the applicant will not
be able to construct the condos as proposed. If the City Council considers this
alternative, findings will have to be identified that support this alternative.
3. Continue for further information. rfthe City Council indicates that further information is
needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 05-105
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING A SITE PLAN TO
CONSTRUCT A 23-UNIT CONDO BUILDING
WHEREAS, an application for Site Plan Review SPR05-7 has been made by Henry and
Gina Lazniarz;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a site plan review was made by Henry and Gina Lazniarz
on September 23,2005;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and
published notice, held a public hearing on the application and reviewed such
application on October 25, 2005: all persons present were given an opportunity to
be heard;
3. That the written comments and analysis of City staffwere considered; and
4. A legal description of the subject property is as follows:
5. The west 331 feet of the south 131.6 feet of the north 273.2 feet of the Northwest
~ of the Northwest ~ of the Northwest 1/4 , Section 24, Township 117 North,
Range 22, west of the 5th Principal Meridian, except the south 10 feet of the east
21 feet and also, except the east 60 feet of the south 60 feet of the north 201.6 feet
of the west 331 feet of said Northwest ~ of the Northwest ~ of the Northwest Y4
of Section 24, Township 117, Range 22, further excepting the south 12.00 feet of
the east 140.00 feet of the west 173.00 feet of the above described property,
Hennepin County, Minnesota
NOW, THEREFORE, BE IT RESOLVED that the application for Site Plan Review
SPR05-7 is hereby approved based on the following Findings of Fact:
1. That the proposed use meets the requirements for site plan review.
BE IT FURTHER RESOLVED that application for Site Plan Review SPR05-7 is hereby
approved subject to the following conditions:
1. That the watershed district approves the proposed development.
2. That the public works department approves the final drainage, utility and grading
plans.
Adopted this 1st day of November 2005.
ATTEST:
Eugene J. Maxwell, Mayor
Terry Obermaier, City Clerk
~ 10580 WAYZATA BOULEVARO MINNETONKA. MINNESOTA 55305
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Re'l\s\cns
Dare; Desr:ripl;ol1:
PLANNING
SCHOELl
THE CONTRACTOR SHALL CONTACT ALL PUBLIC UTILITIES FOR
LOC/l..TION OF ALL UNDERGROUND WIRES, CABLES. CONDUITS. PIPES,
MANHOLE. VALVES OR OTHER BURIED STRUCTURES BEFORE D!GG1NG
THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN
DAMAGED DURING CONS1RUCTION AT NO COST TO THE OWNER.
WARNIN.G
SITE,
GRADING, DRAINAGE & EROSION
UTILITIES, LANDSCAPE
CONTROL,
PRELIMINARY PLANS FOR:
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521 17TH A VENUE NORTH
HOPKINS, MINNESOTA
PREPARED FOR:
OAK R~DGE LOFTS, llC
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MADSON,
ENGINEERING . SURVEYING
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A2.1 GARAGE FLOOR PLAN
A2.2 FIRST F\,.OOR PLAN
A2..3 sE:COND FLOOR PLAN
A2.4 THIRQ FlOOR PLAN
A3.' ELEVATIONS
AJ.2 ELEVATIONS
SHEET INDEX
~t L & MADSON SHEET INDEX
L TITLE SHEET
2. PRELIMINARY AL.TA\ACSM LAND TIlLE suRVEy
3. PRELIMINARY SITE PLAN
4, PRELIMINARY GRADING AND EROSION CQNTfWL PLAN
5. PRELIMINARY UTlUTY PLAN
6. PRELIMINARY DETAILS
7, PRElIMlNPRY lANDSCAPE PLAN
8. PRELIMINARY LANDSCAPE DETAilS
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SCHOELL & MADSON
NC.
ENGINEERS' SURVEYORS' PLANNERS
SOll TESTING' (NVlRONl.lEN1AL SE:RVlCES
10580 WAYZATA BOULEVARO, sunE 1
MINNETONKA. MN 55.305
(SS2} 545-750! F4>Q9S2) 546-9065
CQPYRIGHTo200S
REVISIONS
0 '^'" ,y DESCRIPTION CK'O
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JOB BOOK NUMBER: (127-61)
FIELD BOOK: 619 PAGE: 56
Th'Sdro"""9
<e",ev.edthis
heckedond
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Dete.
CERTIFICATION
I hereby c..rtofy thet \l>ls survey wos
prepared under my supe'vlslon ond thot
10m oL'censed Lend 5",,,,,)'0' unoer the
lows or tile Stole or MiIlnesolo
DANIEL
G.
NICKOLS
L,censeNo 19839
LOCA liON
52117TH AVENUE NORTH
Hopkins, Minnesota
CLIENT
HENRY LAZNIARZ
1117 MARQUETTE AVENUE
SUITE 2509
MINNEAPOLIS, MINNESOTA 55403
SHEET NO OF
PROJ~CT NO 64096-007
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LEGAL DESCRIPTION,
The We$t JJ1 feet of the Scuth 1031.6 feet of the Norlh 27032 feel 01 Ihe Northwest 1/1, el
Ihe North..,.l 1/4 ef the Nerlhwesl 1/-1. Seeloon 24, To..nshjp 117 Norlh, Ron~e 22, Wesl of
Ihe 51h Prlnclpol Me"dion. E~cept the South 10 leet 01 lhe Eesl 21 feet ond ALSO E.~epl lh
Eesl 50 IQol 01 the South 50 feel ollhe Norlh 2Dl.5 feet 01 lhe West o33J lul 01 sei<:l
Northwe.l 1/4 01 lho Nor\hwesl 1/4 or the Northwesl 1/4.. ef Sec,"on 24. Township 1l7,
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1703 00 le~l 01 the cneve desonbed propert}, Herml!p'~ Co""ty. r.<,nnesolo.
BOUNDARY AND
TOPOGRAPHIC SURVEY
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ARDUND PIPE TO Cl..OSE. OPENING. AND REPAIR STRUCTURE TO em
REOUIREUENlS. 1'HE CONTRACTOR SHALl VERIFY TYPE: OF CONNECHON
WITt! crN ENClKE.ERlNG DEPARTMENT AND CQORDlNA.1E AN1 RE01"lIR!:O CiTY
lNSPEC1IONS NEEOED rOR CITY ACCEPTANCE.
,. S"fORU SewER SHAU. Bt REINFORCW cONCRElE PIPE OR r..!'PROVW
<OUAl. CAtCH BASINS SHAU. BE PRECAST RE1NFORct.O CONCRt;TE.
CA$llt-lG SIiALL BE NEENAH R_J250 B W1Tt-l CI.1RB BOX- OR APPRov:EO
EQL.IAL. MANHOLES SHAl.L SE FOuR fl. ~E1'ER PRECAST REINFORCEO
CONCRCTE IN ACCORDANCE Wl1H ASl)J. C418. CA5ttNG SHALL BE
NEENAH R-17J3. IMNHOLES SWI\.l HAVE ,. MIN.ll.lUU of 2 AND A
UAJ(IMUI.A OF " ADJuSTMtNT RINGS.
8. uTILITY TRENCHES SHAll. BE COlolPACU.O to 95% STANOARD PROCTOR
UAJ(IIo4UU DRV DENSElY (ASTM 0698.76 OR AASHTO T-99) FROt.l lHE PIPE
ZONE TO WITHIN THREE FEET Of' THE GROUND SURfACE AND 100:1:
STANDARD pROClOR. tN il"lE UPPER TtlREE FEET.
e. CONNEC110N 'TO lHE. txtSltNG SANITARY SEWER AND WATER REQUIRES
INSPECllON B"1 THE CtlY or HOPKINS,
I D. m:'I..D ...nJUST ALl CASTINGS TO MATCH F'1lW. GRADES.
11. comRAClOR SHALl. CONTACT 'GOPHER STATE ONE CA1..L' 'Hlil'\IN 'tWO
WORKING OA.Y$ PRIOR TO E)CC/<VATIONjCONSTRUClION FOR \Jill,.('!'(
lOCAlIONS. TWIN CITIES METRO AREA: 651-"'54-0002 OR tOLt.-Flm::
1_500_252_1166,
12. CQWlRA.CTOR SHALL NOTlrY THE CJ1Y OF HOPKINS 48 HOURS IN ADVANCE OF
wORKING WITHIN THE RIGHT or WAY, erN INSPE:CTORS t.luST
OBsERVE AlL wORK COUF'LE'ftD INCL\.IClN~
REMOVAL OF EXISTINc; anUMlNO'US pA.vt~N1, EXCAVATION OF TRENCHES.
pLACEMENT OF WAtER Wo,1N AND SANltAA\' SEwER, UTIL.ITY CONNECTIONS
TO EXISTING LINES, eACKflLl,.lNC AND PlACEMENT OF' BITUt.lINOUS
PAveMENT.
T.3. CONtRACTOR SHALL lNS1'A1..t.. INSPECT, p,t,aJNTAlN AND REMOVE ltlE
NECESSAR't SlClWit fOR LANE CLOSURES. AU. TRAFFIC CON1ROL
DEVlCES mD SICN.\NG SHAlL CONFORLI TO THE LlMUTCO, INC\..UtANC- f'lELD
)AAN\JIII.. rDR Te:.MI'ORARY TRAFfiC CONTROL lONE LA'I'OUTS, ,lANuAA'i'
1998. ONE ELEVEN FOOT 1,41NIMUM WlDTH LANE IN EACH DIRECtION. n
S\'W..l BE pROVIDED AT AlL TIMES.
,4. THE EXlST(NG elTUl.AINOuS PAIlEr.lENT SHAll BE '5A-wCU1' IN N;COROANCE
'MiK ~r./OOt SPECIFICATIONS.
I~. COWlRACTOR WILL BE RESPONSIBLE rOR OBTAlNINC 1'HE APPROPRIATE
SE\'t'tR. WATER ~O F'LUI.AEllNC PERUITS FROM THE ClTY'S BUlLOINC 'IV _e
o(.PAATUENT.
tS. GENERAL CONTRACTOR St'W-L COORtllWiotE wOR" WliH AI..l UTILl1Y
COMPANIES.
WARNIIlG l>
THE CONTRACTOR SI-lA.l.L CON'TAC1 ALL i'ueLIC \Jll11lIES
rOR LOCATIONS OF ALL UNDERGROUNt> 'lfIRe:.S, CASLES, 0 20 " 50
CONOUITS. PIPES, MANHOLES, v~'llES, OR OTHE.R SURlED ~ "iiiii ~
STRUCTURES BEFORE DlGCING. Ht SHA.lL RE:PA.l~ OR
REPLACE THE ABC1'o't \IIHEN DlJlAGto DURING 'CAlE lli 'LET
CONSTRUC'flON Ai NO CQS1 TO OWNER.
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_"LANDSCAPE REQUl1<.EMENTS
oPt.1'< s!"ACt.: '4,026.:Y2. Sf
lREES REQUIRED:
e01;..NlCA\. Hjl.),\E:
~ t\,Jl\.,
~ 2.,'CAe,." 51R.
l..€AotR.
~ .0 "f
~ CR01Cll
7' 1\1. B!(:a
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CA\.\..\H.Ci C.OPHSR S"f,t:>..E:
OR
0I'1\\.IUI-!.
?JJ'!
RevisionS
llat~:
Deseri
:ion:
"
,
Dale:
Deserl
,
7:51
PM, HP 8150DN.pc3,
co..,dedey:
(llo""llJ'
~M.dllf'
~' r"'_' II ~ !\~~ '
i:J''!....ooae l::i =~,,:-;~ --- ~--
_~_ Engineering <l Surveying 0 Plan~lng
~ lWlW~~t~
\ 'kl5WWayu.la9Qlk1Ill":i.St..k1 5S41Wr:lS\T~\/oll'i,SUl.II)OO
~1I!)OiIl.l,lry1elI"u. $lOS-"5~ e:Ffflr.~ ssm-l409
(9S~S4&-76Ol-lu:\~546..c:106S "(63)2~~\U'(9SZlS4&-0065
12.4'\5
LA)(.E
"
_ SHRUB PLANTING
B/<CKl'lLl. 'l)(CONTAlN!:R
so,
M\l\.CH-
FINlS1-l'<;P
G"^,,.
'/iATERING 8AS1N.
!JOISTURE IS EXCESS-NE.
"
~
.. TREE PLANTING
7' ROL\.ED S1"EE\. POST (Mn/OOT 3403) OR
EQUAl.
j\?1'f<QVE:O
HOLE
IiIlI SLOPED AREA PLANTING
I:KlsrINGG~DE
CuT MEA
pLANT ACCOl'lOING"TO
pt.}.NT1NG DtiNlS S'<;LOW
}S *P\.D'aLE
Et^,CKFlLL AREA
NOTE:
,. E:<TENOED EXCAVATION ANO 6/',CK1'1W- SOIL TO A POINT OQWNSLO'i"E: EQU,o.!. TO OR
LQ'iiER IN ELEVATION THAN THE BOno!'!' OF THE HOLE DIREC'iL'f BEND-II-! TI-!(; PLANT
10 \t-lSURE ADEOUATE DRItlNAvE IN Ho..W SQIl.S. GRANULAR SOlL \.IuS"> eE PJ)OEQ
;.s BACKfiLl IN AREAS 0; pooR mwNAGE.
r'r~tl~fU>;at>:ln' Oak RIdge Lofts
521 11th Avenue North
Hopldnl, hI'nne'/lOot..
...' ,..
OQU6U: StRANO 14- GA. WIRE
wrw> TRE"E TO FIRST aR.I\NC1-\1NG wi APPRovED TflEt
.CW'. STA~r AT aonc),l.
3' DlA. RING wi 4" CE~ \J.U1..CH
. p(..O.NTING SOIL
. 'FINISHED GRAO(
_ \'to...... SACK BuRLAF' 1/3 of ROO" &1..1.. mo REMOVE A1...L
1WI-lE /lJ'lO WIRE.
_ UND1$TURSED SOIL OR CO\,\I'.o\C1'EO BACKFILl-
!-laTE:
SteEL pos1'S TO St NOTCHt:O ~ DRlI.LED 10 RPAlN ClJ'1 WIRES. PLACE
ouTSlDE OF Root BALL. ORNE. PLUUB REGARDLESS OF GROUNl) Sl..OPE.
ltEOLlES!5 TO SUBSTITU1"( RuaeER HOSE #lD WlRE GU'fiNC sYSTLI,tS WILL
Not Bt APPROVED.
,..
/,
\,.ONe; POLYl'ROP'TLEN"E. OR pO",Y('!K'l'\.tNt
.' mat STRAPS.
40 MrL)
"'"'
/ /-::-JtLn.lltS or 1'LAt-l1:tNG
! / -- ~
i~/ \ LIMITS Of MULCH
\ \ \. J I..WlTS or ROOT
\ '-..... _ GUYING sYSTEM
_ POST
'-----
PI AN V\E~
sYStEM
NOT!:
Sl,oKlNG/GUYlNC rS NOT
AAW:'1P/l."tEO TO BE
RtOI.l\fl;EO. NOR IS It
0<:51\'tEo.. BlIT IF
SjA\(.lltC/CU'l'Ii'iG aEcoMts
Ntct55~. ~ OOERlJ1NED
BY THE ENGIN~ER. tHe.
STAKING!G\NlNG SKAll. at
DONE IN ACCOl'lDANCE WII!i
THE sTANDARD TR~E
STAKING/CUY1NG oPAl\...
LLC
RAIN WATE.R G"'RDEN
130TIOM 9&'\.0:;1:
RA\N WATER C;.e.RDEN
TOP 962.0:1:
_ RAIN GARDEN PLANTING PLAN
'-
-",
,
,
P-J\
Co
?J
I
PRO'llDE.tRQSION
CONTRot 6l.M'KO
AND ''SHREDDEO
tlfflDWODD MULCH
/ ......'N RAIN WATER
j'~-t
n
e
,b
0 '0 20 '0
~ "ii ~
SCAeE IN FE"
_ RAIN GARDEN LANDSCAPE NOTES
CLR
KEV
BiG
.. RAIN GARDEN PLANT SCHEDULE
JPW
@
"EA
OOA
swO
""
Bce 7 aLA.CK CHOKEBERRY
ARONlCA MELANOCARPA
HBt 2 HIGH BUSH CRANBERR'f
_ VIBURNUM TRlL06UM
QUAN1mE5 SHOWt-( IN THE PLANTlNG SCHEOUU: ~E. FOR
CONTRACTOR 10 '/ERlfY OUANTlTlES SHtffl~ ON THE PlAN.
l. SEE u.NOSCAPt pLAN AND LANOSCAPE DD.AlL SHEE'I'
P\.ANiltlC; It>\STAU..ATION.
4. RAlN WATf;.R CARDEN PLANTING ALTERNAit #' - lNSTALt. PLUGS AT 2' O.c.(RWUCe: QUANTlTl"
BY 75\";) AND HAND ERO",OCAST SEED or PLANT UNDER EROSION CONTROL BL>>lKET. iHlS
AUt:RN~-rlVE IS TO SE AP?RCY::D B'l' THe ClTY" o~ ?L'fMOUT~ t\NO TH=: OWN~R.
2. PRO'/lOE AND INS1,t.,l..L EROSION CONTROL 13\J'J'lt<E.l "'T RAlN WA1ER GARotN AREA, INCLUD\NG
sASE AND SIDE s\.O?'t.S. eLANKO" TO BE ONE stASON GEOGUTE. MNDOl C"'1E.GClRY 2.(STRAW 15
WOOD FISER 15). OR APPROVED EQUAt... 8l.ANKET 10 at O\JtR\.APPEO BY 4~ AND ANCHOR-EO 6Y
SOD Sl.e.Pl.tS. PLACE BLANKET ?ERPENDtCUlfiR TO THE SLO?E.. TRENCH IN &DGr:S OF" 6LAN!<ET
AREA TO PRE.VE.NT UNDER MINING.
,.
D'
SHREDDED HARDWOOD MULCH TQ MATCH" OTHER PROJECT PLANTING MULCH. PLACE
lI\UI.CH t'.T AlL PLANTING ANO [ROStQN CONtROL BLANKET AREA(NO FILTER F"ABRIC).
01Y.
BLU~Fv.G
SO IRIS VERSICOl.OR
CULVER'S ROor
313 VERONlCASiRUIJ. V\RGINICUf.l
31 tlROWN-EYW SUSAN
RuDStCKIA SUSTOMENTOSA
SWJTCHGRASS
63 f',f,NICOM VIRGATUM
35 GOLDEN A\..E',(,I,N'JERS
ZIZlA AUREA
NEW ENGLAND ASTER
32 ASTER NOVAE-ANGLlAE
G JOE_Pyt_WEED
2. EUPATOR1UM UACUlJ.JUM
CATE:RPlu..AR SEDGE
,a CARf;.X C~\NITA
COMMON N.t.ME/eOiANlCAL NAME
l"U!G
PLUG
PLUG
PLUG
SlZ[
PlUG
18 PLAN\ 5'-0" O.C.
Hi. 13A5f. / SIOESlOPE
"'l'B" pl,.ANT 5'-O~ D.C.
.J::!L ~Sl"QI":;:
TtlE CDNTRAC10R'S COl'NEN1ENCE.
PLUG
PLUG
PL.UG
FOR
#2. CONT.
if2 CONT.
S~EO\..ING
StED\..lNG
Sf,:f:OLlNG
SE.ED\..ING
SEED!.lNG
SEEO\,.l~G
SEEDLING
ROOT
sffiLi'NG
4" DEPTH
OTHER plfiNTINGS AND GENERAt..
REw.RI<S
PLANT t 2" a.c.
SAS'
PLANT 12- O.C.
SASE
PLANT 12~ o.c~
a,t.,St / SIOESLOPE
PLANT 12- D.C.
SIDESlOPE
PLANT 12" D.C.
SIDESLOPE
PLANT t2" O.C.
SAS'
PLANT '2~ D.C.
....,
PLANT 12~ O,C:
~E
.. WATERING GUIDELINES
A'It. AMOUNT or: WATER
PlANT n-pF: PER ~PLlCATION (GAL.)
IIACHINE TRANSPLANlf:{) 50-100
lR[ES (3" CALIPER+)
BALLED & BURLAPPCO 20'
TREES
B/l,RE ROOT TREES -" ,5<
BAtLEO & eURLAPP(U '0'
SHRUI3S
BARE. ROOT OR ,.
CONTAINER SHRUBS
WOOD'! St:EOlINGS "
HERBACEOUS
GROUNOCOVERS AND "
VINES
,) Tl-iE Y1A.ERlNC GUIDEl.INES ASSUME A SOIL CONDlTlON WITH ADEQUATE
auT NOT E:l:cESS\VE OR pOOR ORAlNAGE. WATERING INTERVALS AND AMOUNT
OF APPl.lCATION MUSl fiE VARIED CONSIDERING ?RE\lAlUNC 50lL MOISTURE
AND WEATH!::R CONDnlOtlS THROUGHOut THE GROWING SEASON, ADEQUATE: BUT
I'OT EXCESSIVE SOIL MOlSTUR( IN THE ROOT ZONE OF NEW PU'J'lTINGS MUST
flE MIlJNTAtNED AT ALL lIMES lHROL\GKOUT THE GROWINr> SEASON FOR THE
fjRSi 1VI0 '(E:A.RS fOLLOWING Pl,.ANl1NG. WA.TERlNG MAY BE REQUIRED
WEEK\..'f OR INFREOUENTLY. THIS DEiERMltlA1\ON SKAll ElE MADE B"1 THE
CONTRACTOR.
2) THE CONTRACTOI\ IS ,r.D'lISEO TKAT THE lJIA1ER1NG CUIDt.:L\NES ARE NOT
REOUIREMENl:S OF 1~1[ coN"lMCT Al..THouGH rAlt..URE TO CORRECT WATER
DEFICITS BY 5UPPLE~Ci:NrAL WAIERING OR fAILURE: TO COMPENSATE FOR
EXCESSIVE SOIL MOlS1URE AND DRAINAGE PROBI.EMS MA'T' RESU!.T IN
UNACCEPTABLE PLANT:' I.EADNG TO REDUCED OR l'lO PAYMENT.
~--~L
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SOUTI-I ELEVATION
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5C4LE: 1116' ~ 1'-0' ~ 11 X 11 =
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c= = = = = t = = = = = = = = = = = = ='I = :":1: = = 'I =c = = = = = = = = = = = =::' 1: = = =c = = = = == = = = = = ~= =:r= = = = = = = = = = = = = ~ =1::= = = = = = = :':'=:J:: = = = = = = = = = = = =:':c: =:T-
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