CR 95-21 Conditional Use Permit - Wendy's � j Y p
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February 2, 1995 y o P K��� Council Report 95-21
•
CONDITIONAL USE PERMIT - WENDY'S
Probosed Action.
Staff recommends the following motion: Move to a�prove Resolution 95-4 approving a conditional use permit
to construct a Wendy's and Tim Horton's restaurant and authorizing Staff to negotiate a use a�reement for
landscaping and access on the HRA/Cit�property north of the subject site.
At the January 31, 1995, Zoning and Planning meeting, Mr. Hutchison moved and Mr. Racek seconded a
motion "to approve Resolution RZ95-1, recommending approval of a conditional use pernut to construct a
Wendy's and Tim Horton's restaurant wluch includes access to County Road 3 at 9th Avenue. The use of the
City/HRA property is based upon approval of a use agreement which includes the various terms as detailed by
Staff within its report for this project. If no use agreement for the City/HRA property is executed, the Zoning
and Planning Commission is recommending approval of the original plan with no utilization of City/HRA
property. °
Overview
The applicant is proposing to construct a Wendy's restaurant combined with a Tim Horton's restaurant on the
southeast corner of County Road 3 and llth Avenue. The proposed development (building and parking) will
not utilize the City property abutting County Road 3. The building will be oriented to l lth Avenue with access
from that roadway.
• The concept of the combined restaurants has been built in Canada by Wendy's. Wendy's would operate the
entire complex. Tim Horton's is a fast food bakery/deli type facility, open 24 hours a day and 7 days a week:
In addition to the proposed site plan utilizing only the applicant's property, the applicant, at the Staffs request,
has submitted the following two alternative site plans utilizing the HRA/City property north of the subject site.
o Landscaping of the HRA property.
o Landscaping of the HRA property with access across the HRA/City property to County Road 3
at 9th Avenue.
Utilization of the City/HRA property would require execution and approval of a use agreement.
Primarv Issues to Consider.
o What is the zoning/Comprehensive Plan designation of the subject site?
o What are the specifics of the development?
o What are the alternative site plans?
o What are the Staff conditions as relate to the use agreement?
o What happened at the Zoning and Planning meeting?
Suuuortin� Documents.
� o Analysis of Issues
o Resolution 95-4
o Site plans
� �
Nancy . Anderson, AICP
CR95-21
Page 2
� Primarv Issues to Consider.
o What is the zoning/Comprehensive Plan designation of the subject site?
The property is zoned B-3. A fast food restaurant is a permitted use with approval of a conditional use permit.
The conditional use permit requirements for such a use are as follows.
1. The site is designed and constructed to handle parking and traf�ic flow according to a plan submitted to
and approved by the City.
2. The site drainage is designed and constructed according to a plan submitted to and approved by the City.
3. That screening be provided along the property lines to control headlight beams when abutting an R
residential district.
4 The lighting sha11 be accomplished in such a way as to have no direct source of light visible from the
public right-or-way or adjacent land in an R residential district.
5. That the front yard and side yard sha11 be landscaped with the front yard not less than 20 feet and side
yard not less than ten feet.
6. That provisions be made to pick up the adjacent neighborhood daily relative to material initiated on the
site.
The proposed project meets a11 of the above requirements.
The land use map within Comprehensive Plan has designated the site as commercial.
�
o What are the specifics of the development?
Landscaping
The landscape plan has more than the required number of trees on the applicant's site to meet ordinance
requirements. The Zoning Ordinance would require 20 trees for the subject site. The plan shows landscaping
on all sides of the site and internal landscaping in the parking lot. The applicant will be irrigating the entire site.
As a condition of approval, Staff is recommending that if the CounciUHRA is not agreeable to allowing the
applicant to utilize the public property north of the subject site, that the landscape plan as submitted be revised
to include some winter type plantings.
Any landscaping undertaken on the HRA property will have to be approved by the HRA Board.
Grading and Utility Plan
The engineering department has reviewed the prelitninary grading and utility plan and has found it acceptable.
There will be ponding on the area adjacent to l lth Avenue. At such time as llth Avenue would be upgraded
� and additional right-of-way was taken, the storm sewer would be upgraded to accommodate the drainage from
this site.
CR95-21
Page 3
� The applicant needs to secure approval from Nine Mile Watershed District for the proposed plan. The City's
consulting engineer, Dale Folen from RCM, reviewed the proposed drainage plan for the site. Overall, the
applicant's plan was found to be acceptable, with some minor changes which are reflected in the Resolution.
Safety Issues
The Fire Marshal has completed a review of the plans. He has determined that tne access is acceptable;
however, he is requesting that the applicant verify hydrant locations and install additional hydrants if determined
to be necessary.
Parking
The site is required to have 64 parking spaces. The site plan shows 72 parking spaces. Some of the parking
spaces as detailed are 9' x 18' with a two-foot overhang. The Zoning Ordinance requires parking spaces of 9' x
20', but with the two-foot overhang these parking spaces on the site plan will comply with the Zoning
Ordinance.
Trash
The trash enclosure will be located at the east side of the site. The trash area will be enclosed with a brick
e�erior. The trash area will also have Austrian pines on two sides that will screen the trash enclosure.
� Access/Traffic
A traffic study was completed by the applicant concerning the subject project. The traffic study concluded that
the site design as proposed would not negatively impact the intersection of County Road 3 and l lth Avenue.
On behalf of the City, Benshoof and Associates also reviewed the applicant's trai�ic study and recommended that
the building be moved to the east. The site plans have been revised to meet the recommendations of the
Benshoof review.
The only access to the site will be from l lth Avenue. In one of the alternative plans submitted, the applicant has
shown another access to County Road 3 using the City property at the northeast corner of the site. The site can
function adequately with one or both access points. Any access from County Road 3 will have to be approved
by Hennepin County.
It should be noted that, based upon a previous traffic study, a median may need to be constructed at some future
date on llth Avenue. This would limit access to the subject site from llth Avenue to right-in/right-out
movements.
E�terior
The exterior of the building will be light-colored brick. Elevations of the building are attached to the Staff
Report.
� Right-of-Way
Additional right-of-way may be needed in the future for the upgrading of llth Avenue. The site plan has
identified this potential right-of-way. In accordance with the landscape plan, this area will be planted with grass.
Furthermore, this area will also be used as a storm water holding pond until l lth Avenue is upgraded.
CR95-21
Page 4
� Setbacks
The following are the required and the proposed setbacks for the project.
Required Proposed
Front yard 20 feet 182 feet
North side yard 10 feet 56 feet
South side yard 10 feet 46 feet
Rear yard 15 feet 125 feet
Drive-throughs
The site plan shows two drive-throughs, one for Wendy's and a second for Tim Horton's. Benshoof and
Associates reviewed the applicant's traffic study and recommend that the site plan be modified to a11ow for more
stacking of vehicles. The applicant has revised the site plan satisfactorily to reflect this concern. The proposed
site plan will have significantly more stacking than the McDonald's on Shady Oak Road in Minnetonka.
Signage
The site plan details monument signage to be located on the northwest corner of the site. Details of the sign
have not yet been provided to Staff. As a condition of approval, Staff will need to review this signage and find
it acceptable. The site plan also details signage on the west and north sides of the building. A sign pernut will
� be required for all signage.
Sidewalk
The site plan indicates a sidewalk along llth Avenue. The sidewalk plan as proposed is acceptable to the
engineering department.
o What are the alternative site plans?
The following axe the alternative site plans which have been submitted by the applicant which would involve the
HRA/City property north of the subject site.
o Alternative #1 (Landscape Plan Sheet # L1.2)
Utilize the HRA property north of subject site for landscaping only. In conjunction with this
alternative, the applicant would agree to landscape and maintain this property. (See Site Plan
L1.2.)
Alternative #2 (Landscape Plan Sheet #L1.3)
o Utilize the HRA and City property north of the subject site for both access and landscaping. (See
Site Plan L1.3.)
Implementation of either of the above alternatives would require execution and approval of a use agreement.
�
CR95-21
Page 5
� o What are the Staff terms as relate to the recommended motion and use agreement?
The Staffwould recommend the proposed action be subject to the following conditions.
1. That approval does not obligate the City nor the HRA to enter into a use agreement with
the applicant.
2. That the applicant agrees to reimburse the City for Iega1 costs to prepare tke use
agreement.
3. That the use agreement for the applicant's use of the City/HRA property based on
Alternative Site Plan #2 detailed above include the following terms.
a. That the applicant provide the HRA/City vv�th a$10,000 up-front user fee
payment.
b. That the applicant deed at no cost the triangular property east of the water tower.
c. That the applicant landscape and maintain the HRA property in accordance with a
plan acceptable to the applicant, the City and the HRA.
d. That the applicant construct at the applicant's expense an access road from
County Road 3 which would include an access to the City water tower property in
accordance with specifications acceptable to the City and the applicant.
e. That the applicant agree to move access from County Road 3 to the 8th Avenue
intersectian at applicant's cost if determined necessary and appropriate at a future
date by the City.
f. That the applicant agrees at anytime, as determined necessary and appropriate by
� the City, to trade future required right-of-way along l lth Avenue for the HRA
property directly north of the Wendy's property exclusive of the property to be
retained for future right-of-way on County Road 3, based upon the following cost
schedule.
o At no cost to the City if by appraisal it is deternuned that the HRA
property has less value than the Wendy's property.
o Reimburse the HRA the difference if it is determined by appraisal that the
HRA property has more value than the Wendy's property.
g. Another condition which has been previously discussed by Staff with the Council
which is being proposed to be included in the use agreement is as follows.
o Payment of monthly lease fee. (This condition was not discussed by the
Zoning and Planning Commission and is a condition Wendy's has been
unwilling to agree with to date.)
o What happened at the Zoning and Planning meeting?
At the January 3 l, 1995, Zoning and Planning meeting, the Staff reviewed the proposed plans with the Zoning
and Planning Commission. Staff noted that there were three alternative site plans for the Commission to
consider. John Nogo and Jurij Ozga, representing Wendy's, appeared before the Commission. 1VIr. 1�Togo
reviewed the site plan which was originally submitted to Staff which does not include landscaping or access on
the City/HRA property. Mr. Nogo stated that they were in agreement with most of the conditions that Staffwas
recommending be included in a use agreement for approval of the Alternative Site Plan #2. There was no
'� public input received from the audience.
CR95-21
Page 6
� Alternatives.
1. Approve the conditional use pernut with the conditions as detailed in Resolution 95-4. By approving the
conditional use permit, the applicant will be able to construct the proposed project based upon the site plan
on the subject property exclusive of the use of the City/HRA property. Furthermore, Staff is authorized to
attempt to negotiate an agreement with the applicant for the use of the City/HRA property for access based
upon Staff conditions detailed in Council Report 95-21. Staff would return back to the CounciUHRA for
consideration of a use agreement.
2. Approve the Conditional Use Permit for construction of the proposed project on the applicant's property
only and do not authorize the preparation of a use agreement.
3. Approve the conditional use permit with different terms to be included in the use agreement. Under this
alternative, the use agreement could be drafted to include a restriction that the HRA property be used by the
applicant for landscaping only.
4. Deny the conditional use pernut. By denying the conditional use permit, the applicant will not be able to
construct the proposed building. If the City Council considers this alternative, findings will have to be
identified that support this alternative.
5. Continue for further information. If the City Council indicates that further information is needed, the item
should be continued.
�
�
CITY OF HOPKINS
�
Hennepin County, Minnesota
RESOLUTION NO: 95-4
RESOLUTION MAI�ING FINDINGS OF FACT AND APPROVING
AN APPLICATION FOR A CONDITIONAL USE PERMIT
TO CONSTRUCT A WENDY'S AND TIM HORTON'S RESTAURANT AND
AUTHORIZE THE STAFF TO NEGOTIATE AND PREPARE A USE AGREEMENT
FOR WENDY'S USE OF THE CITY/HRA PROPERTY ADJACENT TO COUNTY ROAD 3
WHEREAS; an application for Condition�l Use Pernut CUP94-8 made by Wendy's to construct a
restaurant on the southeast corner of County Road 3 and l lth Avenue is approved.
WHEREAS, the procedural history of the application is as follows.
1. That an application for a conditional use permit CUP94-8 was filed with the City of
Hopkins on November 30, 1994. �
2. That the Hopkins Planning Commission, pursuant to published and mailed notices, held a
� public hearing on the application and reviewed such application on December 27, 1994,
and January 31, 1995. All persons present at the hearing were given an opportunity to be
heard.
3. That the vvritten comments and analysis of the City Staff and the Planning Commission
were considered.
4. A legal description of the subject property is as follows.
The West 505.00 feet of that part of Lot 1, Auditor's Subdivision Number One Hundred
Ninety Five (195), Hennepin County, Minnesota, lying East of the East line of Eleventh
Avenue South; EXCEPT, That part of Lot 1, Auditor's Subdivision Number One Hundred
Ninety Five (195), Hennepin County, Minnesota, lying East of a line drawn parallel to and
distant 409.00 feet Easterly from the East line of Eleventh Avenue South, as said Eleventh
Avenue South was there reestablished (46 feet in width) by deed dated August 20, 1993,
recorded in the office of the Register of Deeds, Hennepin County, Minnesota, on
December 31, 1930, as Document No. 1626685 in Book 1236 of Deeds, Page 416.
Also EXCEPT, lying Westerly of a line described as follows: Commencing at the �
Northwest corner of Northeast Quarter of the Northwest Quarter of Section 25,
Townslup 117, Range 22; thence run Northwesterly at an angle of 90 degrees, 18 minutes
� 22 seconds with the North line of sa�d Section for a distance of 49.00 feet; thence deflect
90 degrees 00 minutes 00 seconds right for a distance of 668.08 feet; thence deflect right
Page 2
at an angle of 90 degrees 26 minutes 06 seconds a distance of 239.00 feet along a line
� hereafter referred to as Line "A"; thence defect left at an angle of 90 degrees 00 minutes
00 seconds for a distance of 45.00 feet to a point hereinafter referred to as Point A;
thence deflect to the right 92 degrees 51 minutes 45 seconds to the South line of the
above described tract, being the actual point of beginning of the line to be described;
thence run Northerly to said Point A; thence continuing Northerly, parallel with said Line
A for a distance of 109.02 feet; thence deflect right along a tangential curve having a
radius of 90.00 feet (delta angle 90 degrees 26 minutes 06 seconds) and there terminating.
NOW THEREFORE, BE IT RESOLVED that the application for Conditional Use Pernut
CUP94-8 is hereby approved based on the foltowing Findings of Fact.
1. That a fast food restaurant is permitted in the B-3 zoning district with a conditional
use permit.
2. That the applicant meets the specific requirements for a conditional use pernut for
a fast foot restaurant as outlined in the Zoning Ordinance. �
BE IT FURTHER RESOLVED, that application for CUP94-8 is hereby approved based on the
following conditions.
1. That the exterior material of the trash enclosure is brick.
� 2. That the site incorporate a monument sign as detailed in the site plans and in accordance
with plans acceptable to Staff.
3, That the entire site is irrigated.
4, That the Nine Mile Creek Watershed District approves the applicant's proposal.
5, That the subject property is platted.
6, That the development is constructed according to the plans submitted.
7. That the location of fire hydrants is acceptable to the Fire Marshal.
8. That the drive apron off of l lth Avenue is 8" in depth.
9. That the applicant constructs a traffic barrier west of the pond that is acceptable to Staff.
10. That the pond outlet has a skimming device acceptable to the City Engineering
Department.
11. That the discharge point is set so that each pipe draining to the pond is near the elevation
of the bottom of the pond. The discharge end of the pipe in the northwest corner of the
site must be lowered to about elevation 910 feet MSL.
12. That there is erosion protection at the discharge of storm sewer pipes that drain into the
pond.
13. That if a use agreement is not executed prior to construction of the project which would
allow for the landscaping of the City/HRA property to the north of the applicant's
property, that the landscaping along the north side of the property is subject to review
ancUor changes by City Staff to provide more of a"winter interest" in the vegetation.
14. That the applicant, subject to Staff approval, provide a barrier and/or berming on the east
side of the site between the water tower and the applicant's site to prevent a vehicle frozn
� encroaching on the City property and/or damaging the water tower.
Page 3
� 15. That City Staffis authorized to negotiate a use agreement for Wer�dy's use of the
City/HRA property adjacent to County Road 3, subject to the following.
o That the City Counci/HRA is not obligated to approve the use agreement.
o That the applicant agrees to pay legat costs in conjunction with the preparation of
the use agreement document.
o That the use agreement include the following terms.
a. That the applicant provide the HRA/City with a$10,000 up-front user fee
payment.
b. That the applicant deed at no cost the triangular property east of the water
tower.
c. That the applicant landscape and maintain the HRA property in accordance
with a plan acceptable to the applicant, the City and the HRA.
d That the applicant construct at the applicant's expense an access road from
County Road 3 which would include an access to the City water tower
property in accordance with specifications acceptable to the City and the
applicant.
e. That the applicant agree to move access from County Road 3 to the 8th
Avenue intersection at applicant's cost if determined necessary and
appropriate at a future date by the City.
f. That the applicant agree at anytime, as determined appropriate by the City,
to trade required right-of-way along llth Avenue for the HRA property
• directly north of the Wendy's property exclusive of the property to be
retained for future right-of-way on County Road 3, based upon the
following cost.
1. At no cost to the City if it is determined by appraisal that the HRA
property has less value than the Wendy's property.
2. Applicant will reimburse the HRA the difference if it is determined
by appraisal that the HRA property has more value than the
Wendy's property. �
g. Payment of monthly lease fee.
17. That the applicant is informed that, based upon previous traf�ic studies, future traffic
conditions could require the upgrading of l lth Avenue, wluch could include construction
of a median which would restrict traffic movement from the subject site at 1 lth Avenue to
right in and out movements.
Adopted this 7th day of February, 1995.
Charles D. Redepenning, Mayor
ATTEST;
James A. Genellie, City Clerk
�
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� H �p J � 0� SURYEY PROVIOED BY LWCKS b ASSOCIATES. M�PKINS. MINNESOtA
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— i _ INV. 911.00 � -`,�� y I. BACKGROUND INFORMATION TAKEN FROM
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EXTER I OR POLE L[ GHTS �. �LL SIGNS SXALL BE ERECTED IN ACCdtOANCE VITN ALL
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E%CElSIOR BWIEVMD
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� (VERIFr LOCAL MINO AND SOIL CONDITIONS)• HOPKINS, MINNESOTA
J. ALL PAINTED PAVE�ENT MARNERS ME 70 BE SOLIO YELLOV �
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♦. IMEN UNABLE TO VIEV CARS PLACING ORDERS OIRECTIY FROM
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" PLAN No.
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_ °� °"""•""""`°" °°"'�',,,,r �o'i q"'°"' PROJECt SHEET No
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' f'LAN71Nf� NOLE DIMENSIONS
,�ES PLANTING DETAILS FOR ISOLATED PLANTINCs LOCATIONS (MINIMIA'1 WIDTH DOES NOT APPLY IN MA88 PLANTING BEDBI
- WEED � . M�NMUM APPROxMAiE
�ps Goncractor shali vleit ette prior to eubmittMg btd to become A BARRfER A PLANT TYPE PLAN7 SIZE � �ir cN
,etely Familler wlth slte condldone. � BACKFILL ����� Q g �
SOIL
+ ie the responeibillty of tF,e Landecape Conuactor to tdanttfy ell FINISNED � ��CN � EVERaREEN TREES 3' BB. 4Y II 'REVIEWED FOR �
r� ,mderground cebles, condu�u, wtres, etc. an tha peoperty. GR,q E 4' 68. 51 13 A A COMPLIANCE �
.. No planting will be Irutalled unal all yroding and eonetructlon Fas baen , ..F. 5' B,B. 60 13
compleced In the imnedldte erea. � 8 . S� b' BB. 66 15
1' 8B. l2 Ib ,' i
4. Topeoll for all eod ereas to be fwNehad aed insWlled by oeFiero.� The . g� g,g, g� �g ��
i LendscApe Contrdctor sFbll be reeponeible For FfM gredlr� prior to the 9' BB. 9m 20 � ° g" I
eodd�ng operotions. BALLED ! BURLAPPED CONTAINER ��X
Im' B8. � IO2 71
5. fP thera te a dlscrepaney between the numbx oF planes shown on tMs plan c J' TOG1G �jfOCK • �- i
and tha numbx of plents shown In the plant Ilst, the number oF plents on � SNADE � FLDUIERiNCz I" B.R. 54 14 a��
lhe plen w�{I take precedence. L SGARIFY SIDES AND 807TOM OF HOLE. 1. SGARIFY SIDES AND HOTTOM CF HOLE. TREES � ��d �� g,R 60 I4 :•� ��
2. PROCEED WITH CORRECTIVE PRUNING A9 �. PROCEED WITN CORRECTIVE PRl1NING I I/2 " BR 66 15 syy
b. All pla�te ehell be of epeetmen c�uelity, and approved by tfie Oiwar's DIRECTED 5Y ENGINEER AS DIRECTED HY ENGINEER. I 3/4 " BR �2 I6
Repreeencat�ve pr�or to �netallat�on. Plante ehall have normal, well- 3. SET PLAN7 ON UNDfSTURBED NA71vE SOIL, 3. REMOVE GONTAWER AND SCORE OR PRUNE Z�� gR �q �g �S�
developad brench eysteme, a vigoroue Fibroue root eyetem. Thay ehall be pR THOROUGHLY CGMPACTED OACKFILL OUiS1DE OF 901L MASS TO REDiRECT � ��a � '
sound, healtFy, vlgorow plante free from deFecte, dlsFlgurir�y knots, 601L AT THE SAME DEPTH fIF PF20PER7 CIRGLING FI6ROU8 R00T5 AS NECESSARY. � BB' �2 �6 7�
sunecald InJuriee, abreetone oF tFn bark plant dieeasee, Ineect eggs, borme, AS IT WAS GROLLN IN THE NURSERY. d. SET PLANT GN UNDISTURBED NATIVE SOIL, �� �'�• � 19 d @� �
and all forme oF Infeetattone. All plantn ehell be nurexy grown. � 4. PLANT SNALL SE PLACED IN PLAN7ING NOLE OR TNOR.OUGNLY GOMPACTED BACKFILL - 3" BE. 96 70 � `°�
tUtTfi BIJRLAP AND WIRE BASKET, IF USED, SOII AT TNE SAME DEPTN (IF PROPER) . 3 I/2 "�8. 114 23 �
l. L Repa Q l ' r�� damage to property from plantiag opxEtiorro at no eoet to INTACt. ONCE IN PLAGE, TNE PLANT SNALL AS IT WA5 GROILN M�-TNE NURSERY. � 4" B.B. IIb 15 � � '
� BE BACKFILLEO TO WITHIN @" OF THE TOP 5. APPLY WATBR�TO SEITLE PLANTS AND �
8. Ths Lendecape Contractor eFiall raplaca at no cherye, any vee, ehrub, OF THE ROOTBALL AND WATERED. THETOP FILL VOIDS THEN CONSTRUC7 3" DEPTH EvERCsREE6HR41B5 1' BB. 36 . �9 '�
evergreen, or grow�dcover wh�ch Pe�ta to five tYrough the tlret calender LOOPS OF THE WIRE BASKEtS SHALL BE WATERING SASIN. lUPR1GNT) 3' 88. 48 12
year From Lha tlme o� final acceptD�ce by the Ownx'e Repreean[attve, ��"�OVED AND TNE BURLAP SFIALL BE 6. WATER THOROIX_,HLY WITHfN 2 HWRS. 4' B.B. 63 1 i
All lants eMll be alwe and ta aormal eaUefactor rowi condRion FOLDED OR CUT BACK
p y 9 � 5. PLUMB AND BACI�ILL WITH TNE BACI�ILL �• �ACE MULCH WITHIN 48 NOURS OF THE
at tYn end of the guarantee period. 9ECOND WATERING UNLESS SOIL MOISTURE EVERGREEN 18" spread BB. 3m 8
SOIL SPECIFIED. IS ExCE591VE. 5 u�B 5 �' epread B.H. 36 9
9. A threa Inch depth oF ehredded Mrdwood bark mulch over Geotaeh waed 6. APPLY WA7ER TD SETTLE PLANTS AND � (SPREADINGJ y �� � epread B.B. 44 I� �
barner wnl be Inetallad around all creas and in eFrub bede. Maintenanca FILL VOIDS TNEN CONSTRIIGT 3" DEPTH �
edg��g will be Inetalled la a 3' dtametar ring around all deciduoue treea and WATER�NCs BA51N. 3' ep,read B8. 48 12
around all sMub beds unleee noted otherwtee. �. WATER THOROUCsNLY WITHIN 4 HOURS. � DEGIDUOl1S 18" 8.R 30 S
10. All malntenance ed er sMli be cobra vt 1 ed I 8- PLACE MULCN WITNIN 48 HOURS OF THE � yHRUBS y g,R, 33 9 g i
9 ^y g^g• SEGOND WATERING UNLESS 301L M019TURE 3' B.R d1 II ��
IS EXCE9SIVE.
11. Ukapping metmlal eFall be Firot quallty, heavy, waterproof crepe paper 9. BIODEGRQDABLE TWINE MAY BE LEFT ON AS 4� B.R 48 �Z �
menufactured Fo� ihls pwpoee. Treee ehetl be wrapped prior to f2l1 SUPPORT SE7IUEEN THE ROOT BALL AND 5' B.R 54 14 m �,
and removed after 5/I. ROOT GOLLAR I1NtIL TNE ENOOF TNE PLANT � �
6' BR 60 14
I�. Tree u in In ell er�as shall be tional. riis Landsca e Gontroceor L5?AHI.ISMhENT PER10D AT WNIGN TIME I7 . �g�� gg p� � �; '�
. sFall ba onalble for melMa�nl�traee In a eual M p rl condltlon �'Il15T BE CUT AND TOTALLY REMOVED FROM � 7' 88. 3m B °
For a eriod of twelve months fol InetelleUOr� �� . TNE ROOT GOLLAR, TNE TWINE MUST BE TIED � _ .
� p 9 OR RETIED TO MID-LEVEL LOOPB OR POINTS � 3' B8. 36 9
13. Alf planting areae rxelving groundcover, peramlale, amuele, and vinas � TµE BASKET. USE OF NONBIODEGRADABLE � 4' B.B. 4� II
TIUINE SNALL NOt BE PE�d"IITTED.
eM11 recAlve e minimum of dn 8' deF7eh of pldntl� soil l40% eopeoll, . � 5' B8. 48 12 l
40k peat or manure, 4�: sdnd). b' B.B. 54 � �
14. All eod auppl�ed ehell be oF ihe higheet quelity culiwed sod availeble. NOTES: GONTAINER GROWN Gellpacke 6 � i
Landecepe Controctor she�l be reepanetble For coordlnaNng the Firot PLANTS p�5^ �p��, � 3
wetert ol' all fraehl sodded lawn areae. After the firot waWrt the I. 7NE PLANTING DETAI�S REPRESENT ADEQUATELV DR.AINED SOIL COND�TIONS. THE GONTRACTOR -
^9 y ^g 35" cont. Im 3 C t
Owner takee reeponelblllty For waterMy eod. SHOULD EXERCISE DI9CRETION IN SETTING PLANTB 1"-3" NIGNER W F�OORLY DRAINED SOILS. 4m" cont. il 4 ��� a� a��� '��
7. ON 2:1 SLOPEB OR GREATER, DO NOT CONSTFbJGT TNE UPNILL HALF OF tNE UJATERING BASIN. 45" tont. 13 4 �
15. All eodded areae ehell be �rrlyaced wleh an automatle under9round 3. ON WET, POpRLY DRAINED 901L8, DO NOT CGNSTRUCT WATERING BA51N. �
irct atton e stem. Irri atton lane to be re ared b the Landeca e � Quart coet. 19 55 `0
9 y g p p p y p 4. TNE CONTRAGTOR 15 RESPONSIBI.E FOR F'ROV4DINCs ADEGXIATE ORAIN,�sE IN NEAVY POpRLY �- E�
ConVactor and approved by the Clvil Englnem. DRAINED OR IMPERVlq15 SOILS. 7 cont. 18 6 � o+$��-,�a
5. PLANT5 SHOULD BE SET AT THE pROpER DEPTH WNEREBY THE BEGIt�WINCa TAPER OF THE � ��
I6. All ieofated tree planting locattuu and pianttng bede ehall be cultwated RpOT FLARE IS AT TNE BAME ELEVATION AS 7NE FINISNED SOIL GRADE. THIS SNOULD BE �3 cont. Y9 85 p 8 �� $
by t111ing to a min�mum depth of 10'. 50�1 amendmenle eMll be app�ied THE SAME DEPTH A9 THE PLANTS WERE GROLL,N AT IN THE NURSERY. IJOTE TNAT THE - �=b `
during cultivetlon. �� ROOTS OF BALLED AND BURLAPPED PLANTS ARE UNAGCEPTABLE U1NEN TNEY ARE 5 cont. 3m II 9 0 � .
GOVERED BY MORE THAN 4" OF 501L IN TNE TOP OF THE BALL. � `i cont. 3'I tl
Il. Landeeape Contractor ehall uee cultiveted and amended eoll axeavated b. DELAY MULGH PLACEMENT IF NEGES9ARY TO ALLOW MORE TIME FOR ExCESS SOIL MOISTURE '10 cona 44 I4 �� '
Rom planted holee for baekfill eoll. Remove all debrle Including roeke TO EvAPORATE FROM PLANTING AREAS BEFORE PLACING MULCH. � �� '15 cont. 45 IS �
largar then 3' dta. . '20 cont. 60 Il : �
45 eont. �2 I6 � � .
� � i
E �
MULCN OvER WEED BARRIER �` �
0
WEED �
BARRIER SpDDED AREA � �
WIDTN OF HOLE EXCAVATION SNALL �
BACI�ILL EMEND A MINIFM'I OF 6 INGHES
`��L CGNC. WALK BEYGND TNE PLANTS ROOT SYSTEM. I
- MIJLGN OR GURB EDGE PREP4RED PLANTING BED AND BACKFILL = �
� $OIL (TNOROUGNLY TILLED AND L008ENED) �
- r4 PREL[MINARY �
. � FINI9HED GRADE MAINTETIANGE EDGING (TYP.J BIDDING O �
,, . . . CtlNSTRUCTIONO
< « , FIN13FiED GRADE
. MENDY'S
NOTE: REMOVE GLA88 v MATERIAL IF PRE9ENT IN PARKING ': • ''�' '. •� no
19LAND. REPLACE WITH AMENDED 901L9 31JITABLE � ��
FOR PLANTING. MOUND BEDDING AREA ABOVE GUI�
A8 1NDICATED.
i
i
�_� TYPICAL PLANTED PARKINCs 15LANp �2� TYPIGAL EDC�sE DETAIL � 50DDED AREAS u.� TYPIGAL EDC�E DETAlL � PLANTINC� 8ED
a � �
PL N No.
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TIM HORTqI'S i
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REPIIESEMMiWNS AND SiECIi1G7qN5
ME TNE PROPElf11' Of M ARL711IECf M/D
, � . � . M1E VROIEC7E0 !Y COPYRKAIf.
� � . . M[ OMwINGS N1D OOCUMEMS ME TO BE
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