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BP 2026-02-19 PZPlanning & Zoning Commission City of Coppell, Texas Meeting Agenda 255 E. Parkway Boulevard Coppell, Texas 75019-9478 255 Parkway Blvd.6:00 PMThursday, February 19, 2026 Edmund Haas Sue Blankenship (Chair) (Vice Chair) Cindy Bishop Kent Hafemann Ed Maurer John Dobmeier Samit Patel Notice is hereby given that the Planning and Zoning Commission of the City of Coppell, Texas, will meet on Thursday, February 19, 2026, in Regular Called Session at 6:00 p.m. for Work Session, and Regular Session at 6:30 p.m., at Town Center, 255 Parkway Boulevard, Coppell, Texas. As authorized by Section 551.071(2) of the Texas Government Code, this meeting may be convened into closed Executive Session for the purpose of seeking confidential legal advice from the City Attorney on any agenda item listed herein. The City of Coppell reserves the right to reconvene, recess or realign the Work Session, or called Executive Session, or order of business, at any time prior to adjournment. As authorized by Section 551.127, of the Texas Government Code, one or more commissioners or employees may attend this meeting remotely using videoconferencing technology. The purpose of this meeting is to consider the following items: Regular Session (Open to the Public) 1.Call To Order 2.Work Session (Open to the Public) 3.Regular Session (Open to the Public) 4.Citizens Appearance Page 1 City of Coppell, Texas Printed on 2/13/2026 1 February 19, 2026Planning & Zoning Commission Meeting Agenda Provide an opportunity for citizens to address the Planning and Zoning Commission on any matter. Anyone wishing to address the commission should register prior to the start of the meeting. There is a three (3) minute time limit for each citizen to speak however, additional time may be granted by the commissioners. The Planning and Zoning Commission is not permitted to take action on any subject raised by a speaker during Citizens' Appearance. 5.Election of officers. 6.Consider approval of the December 18, 2026, Planning and Zoning meeting minutes. December 18, 2025, Planning and Zoning Meeting Minutes.pdfAttachments: 7.Consider approval of Site Plan, Coppell Fire Station 3, a site plan to allow for an addition and renovation for Fire Station 3, of the living quarters portion of the building for Fire Station 3, located at 133 E. Parkway Blvd, at the request of the City of Coppell, being represented by Ken Pope, of PGAL, INC. STAFF REP.: Mary Paron-Boswell Staff Report 1. Detail Site Plan.pdf 2. Landscape Plan.pdf 3. Building Elevations and Signage.pdf 4. Addition Overview and Renderings.pdf Attachments: 8.PUBLIC HEARING: Consider approval of PD-210R2R-SF-9, 416 Kaye Street (STR), a zoning change request from PD-210R2-SF-9 (Planned Development 210 Revision 2 - Single-Family 9) to PD-210R2R-SF-9 (Planned Development 210 Revision 2 Revised - Single-Family 9) to remove a short-term rental on 0.22 acres of property located at 416 Kaye Street, at the request of Lorna Bell, the property owner. STAFF REP.: Mary Paron-Boswell Staff Report.pdf Site Plan.pdf Attachments: 9.PUBLIC HEARING: Consider approval of Planned Development-221 Revision 4 Revision 2-Light Industrial (PD-221R4R2-LI) a zoning change request from PD-221R4R-LI to PD-221R4R2-LI, to allow for the Detail Planned Development of a 439,689 square foot Office and Distribution Center, on approximately 25.4 acres located at the southwest corner of Point West Boulevard and Dividend Drive, at the request of Jin Song, Naterra, being represented by Rob Pennington, Kimley-Horn. STAFF REP.: Matthew Steer Staff Report.pdfAttachments: Page 2 City of Coppell, Texas Printed on 2/13/2026 2 February 19, 2026Planning & Zoning Commission Meeting Agenda 1. Detail Site Plan.pdf 2. Detail Landscape Plan,pdf 3. Elevations.pdf 4. Renderings.pdf 5. Material Board 10.CONTINUED PUBLIC HEARING: Consider approval of PD-213R8-H, Lost Creek (Live/Work) Addition, Lots 1-5, 6X, Block A, a zoning change request from PD-213R7-H (Planned Development-213 Revision 7 - Historic) to PD-213R8-H (Planned Development-213 Revision 8 - Historic) to revise the Detail Site Plan for the five, two-story live/work buildings allowing for single family residential use for each unit in addition to the live/work use on 0.71 acres for property located at the northeast corner of S. Coppell Road and Heath Lane, at the request of Chris Collins, being represented by Greg Frnka, GPF Architects LLC. STAFF REP.: Matthew Steer Staff Report.pdf 1. Revised Site Plan.pdf Attachments: 11.PUBLIC HEARING: Consider approval of PD-326-HC, The Residence of Coppell, Lot 2, Block 1 GTE Shared Services Center (Age 55+ Apartments), a new Detail Planned Development to allow a detail plan for a four story, 46,226 sf age restricted (55+) apartment building with 225 units on 9.89 acres of land located on the northwest corner of Canyon Drive and North Coppell Road, and a change to the future land use map from Freeway Special District to Urban Residential Neighborhood at the request of Canyon 10, L.P. on behalf of JCI Apartments, L.P., being represented by Nick LaDuca, of Journeyman Group. STAFF REP.: Mary Paron-Boswell Staff Report.pdf 1. Narrative.pdf 2. Site Plan.pdf 3. Landscape Plan.pdf 4. Building Elevations, Rendering and Material Board.pdf 5. Floor Plan and Amenities.pdf 6. Carport and Trash Enclosure.pdf 7. Monument Sign.pdf 8. Perimeter Fencing.pdf 9. Future Land Use Map Amendment.pdf 10. TIA Memo.pdf Attachments: 12.PUBLIC HEARING: Page 3 City of Coppell, Texas Printed on 2/13/2026 3 February 19, 2026Planning & Zoning Commission Meeting Agenda Consider approval of PD-295R6-HC, Prologis Park One Twenty One Lot 2R-2R3, Block B (Tru Hotel), a new Detail Planned Development revising the current concept plan of Planned Development-295-Highway Commercial, to allow a detail plan for a four story, 46,226 sf hotel, with 100 rooms in lieu of the original office concept on 2.05 acres of land located on the northwest side of Northwestern, southwest of Freeport Parkway, at the request of Sharif Choudhury, being represented by Will Winkelmann, Winkelmann Associates. STAFF REP.: Matthew Steer Staff Report.pdf 1. Concept Plan.pdf 2. Detail Site Plan.pdf 3. Landscape Plan & Tree Survey.pdf 4. Elevations & Details.pdf 5. Floor Plan (1st - 4th).pdf 6. Renderings.pdf Attachments: 13.PUBLIC HEARING Consider approval of Special Use Permit-1271-Light Industrial (S-1271-LI) & Industrial Special District Land Use Plan Amendment, a special use permit request for a Concrete Batch Plant for a duration of 5 years and future land use map amendment from Urban Residential Neighborhood to Industrial Special District on 4.47 acres of property located on the north side of East Belt Line Road north of the DART right of way, approximately 1,200 feet west of the City limit line, at the request of Phil Flink, Estrada Ready Mix Concrete, LLC, being represented by Steve Maglisceau. STAFF REP.: Matthew Steer Staff Report.pdf 1. Site Plan.pdf 2. Landscape Plan.pdf 3. Tree Survey.pdf 4. Elevations.pdf 5. 20' Access Easement.pdf 6. Access Easement Exhibit.pdf 7. Preliminary Drainage Plan Attachments: 14.Update on City Council items. 15.Adjournment Page 4 City of Coppell, Texas Printed on 2/13/2026 4 February 19, 2026Planning & Zoning Commission Meeting Agenda CERTIFICATE I certify that the above Notice of Meeting was posted on the bulletin board at the City Hall of the City of Coppell, Texas on this 13th day of February, 2026, at _____________. ______________________________ Kami McGee, Board Secretary PUBLIC NOTICE - STATEMENT FOR ADA COMPLIANCE The City of Coppell acknowledges its responsibility to comply with the Americans With Disabilities Act of 1990. Thus, in order to assist individuals with disabilities who require special services (i.e. sign interpretative services, alternative audio/visual devices, and amanuenses) for participation in or access to the City of Coppell sponsored public programs, services and/or meetings, the City requests that individuals make requests for these services seventy-two (72) hours – three (3) business days ahead of the scheduled program, service, and/or meeting. To make arrangements, contact Kori Allen, ADA Coordinator, or other designated official at (972) 462-0022, or (TDD 1-800-RELAY, TX 1-800-735-2989). Page 5 City of Coppell, Texas Printed on 2/13/2026 5 255 E. Parkway Boulevard Coppell, Texas 75019-9478City of Coppell, Texas Minutes Planning & Zoning Commission 6:00 PM 255 Parkway Blvd.Thursday, December 18, 2025 Edmund Haas Sue Blankenship (Chair) (Vice Chair) Cindy Bishop Kent Hafemann Ed Maurer John Dobmeier PRESENT: Chairman, Edmund Haas; Vice Chair, Sue Blankenship; Commissioner, John Dobmeier; Commissioner, Ed Maurer; and Commissioner, Kent Hafemann. ABSENT: Commissioner, Cindy Bishop Commissioner Also present were Matt Steer, Development Services Administrator; Luay Rahil, Assistant Director of Community Development; Bob Hager, City Attorney (virtually); and Kami McGee, Board Secretary. Notice was given that the Planning and Zoning Commission of the City of Coppell, Texas, met on Thursday, December 18, 2025, in Regular Called Session at 6:00 p.m. for Work Session, and Regular Session at 6:30 p.m., at Town Center, 255 Parkway Boulevard, Coppell, Texas. As authorized by Section 551.071(2) of the Texas Government Code, this meeting may be convened into closed Executive Session for the purpose of seeking confidential legal advice from the City Attorney on any agenda item listed herein. The City of Coppell reserves the right to reconvene, recess or realign the Work Session, or called Executive Session, or order of business, at any time prior to adjournment. As authorized by Section 551.127, of the Texas Government Code, one or more commissioners or employees may attend this meeting remotely using videoconferencing technology. The purpose of this meeting was to consider the following items: Regular Session (Open to the Public) Call To Order1. Page 1City of Coppell, Texas 8 December 18, 2025Planning & Zoning Commission Minutes Chairman Haas called the meeting to order at 6 p.m. Work Session (Open to the Public) a. Discussion of agenda items. 2. The Planning and Zoning Commission was briefed on each posted agenda item, no vote was taken on any item discussed. Regular Session (Open to the Public)3. Citizens Appearance4. Chairman Haas advised that no one signed up to speak at Citizens Appearance. 5.Consider approval of the November 20, 2025, Planning and Zoning meeting minutes. A motion was made by Commissioner Maurer, seconded by Commissioner Hafemann, to approve the minutes of the December 18, 2025, Planning and Zoning meeting. The motion was approved unanimously, 5-0. 6.PUBLIC HEARING: Consider approval of PD-160R2-MF-2, Mansions by the Lake, Lot 1, Block 1 (Lakeside Apartments), a zoning change request from PD-160R-MF-2 (Planned Development-160 Revised - Multifamily-2) to PD-160R2-MF-2 (Planned Development-160 Revision 2 - Multifamily-2) to allow conversion of 1,254 square feet of the 2nd floor of the clubhouse building to a residential unit on 34.75 acres of property located along the east side of North Coppell Road, approximately 967 feet north of Parkway Boulevard, at the request of STAR Lakeside, LLC, being represented by Haley Schnetzer, IRT Legal Department. STAFF REP.: Matthew Steer Matt Steer, Development Services Administrator, presented the case with exhibits stating that staff is recommending approval of the request with the following conditions: 1. There may be additional comments during the building permit review. Hayley Schnetzer, IRT 1835 Market Street, Ste. 2601, Philadelphia, Pennsylvania 19103, was present to answer questions of the commission. Chairman Haas opened the public hearing and advised that no one signed up to speak. A motion was made by Commissioner Hafemann, seconded by Commissioner Maurer, to approve the request. The motion passed unanimously, 5-0. 7.PUBLIC HEARING: Consider approval of PD-213R8-H, Lost Creek (Live/Work) Addition, Lots 1-5, 6X, Block A, a zoning change request from PD-213R7-H Page 2City of Coppell, Texas 9 December 18, 2025Planning & Zoning Commission Minutes (Planned Development-213 Revision 7 - Historic) to PD-213R8-H (Planned Development-213 Revision 8 - Historic) to revise the Detail Site Plan for the five, two-story live/work buildings allowing for single family residential use for each unit in addition to the live/work use on 0.71 acres for property located at the northeast corner of S. Coppell Road and Heath Lane, at the request of Chris Collins, being represented by Greg Frnka, GPF Architects LLC. STAFF REP.: Matthew Steer Matt Steer, Development Services Administrator, presented the case with exhibits stating that staff is recommending denial of PD-213R8-H. If the recommendation is for approval, staff would add the following PD conditions: 1. Submit amended HOA documents for City Attorney review prior to new building permits. Chris Collins, 217 Glenwood, Coppell, TX, 75019, presented his case and answered questions of the commission. Chairman Haas opened the public hearing and asked for those who signed up to speak. Michael Elliot, 542 Mobley Way Ct., Coppell, TX 75019, spoke in favor of the request. Chairman Haas closed the public hearing. A motion was made by Chairman Haas, seconded by Commissioner Hafemann to table the agenda item to the February 19th Planning and Zoning meeting and to re-open the public hearing for final dialog and discussion. The motion passed unanimously, 5-0. Update on City Council items.8. Chairman Haas stated that the commission was updated on City Council items during Work Session. Adjournment9. There being no further business before the Commission, Chairman Haas adjourned the meeting at 7:42p.m. ______________________________ Edmund Haas, Chair ______________________________ Kami McGee, Board Secretary Page 3City of Coppell, Texas 10 ITEM # 7 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Site Plan, Coppell Fire Station #3 P&Z HEARING DATE: February 19, 2026 STAFF REP.: Mary Paron-Boswell, AICP Senior Planner LOCATION: 133 East Parkway Boulevard SIZE OF AREA: A portion of Lot 2R, Block 1 (9.322 ac.) CURRENT ZONING: TC (Town Center) REQUEST: To approve a Site Plan to allow for an addition and renovation of the living quarters portion of the building for Fire Station 3, located at 133 East Parkway Boulevard, at the request of the City of Coppell, being represented by Ken Pope of PGAL, INC. APPLICANT: Engineer: Owner’s Representative: PGAL, Inc. City of Coppell 14135 Midway Rd. Suite G-200 265 E Parkway Blvd Addison, TX 75001 Coppell, TX 75019 HISTORY: The original Site Plan and Final Plat for Fire Station #3 was approved in 1996. In 1999, a Site Plan Amendment was approved which permitted the construction of a 47-space parking lot just north of the Justice Center site, jointly used by the Coppell Justice Center and the YMCA. In 2001, a Site Plan Amendment was approved which allowed for a 775-sf addition and a 734-sf covered patio to the Coppell Justice Center. In 2006, a Site Plan Amendment was approved to allow a 3,456-sf expansion to the existing 7,728-sf Fire Station and an Amending Plat was approved. The property was replatted in 2014, creating two lots, separating Town Center from the Fire Station and Justice center. HISTORIC COMMENT: This building has no historical significance. TRANSPORTATION: Parkway Boulevard is a developed C4D, four-lane divided collector in an 88’-wide right-of-way. The right-of-way of Veterans Way (previously Town Center Boulevard) along the frontage of the proposed Fire Station #3 expansion is 66’-wide with 66’-wide pavement width (including a 16’-wide median) SURROUNDING LAND USE & ZONING: North: Residential; SF-7 (Single-Family-7) South: Coppell Justice Center; TC (Town Center) 13 ITEM # 7 Page 2 of 3 East: City Hall; TC (Town Center) West: Commercial (CVS); TC (Town Center) COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as Mixed-Use Community Center (without Residential) suitable for civic and institutional uses. DISCUSSION: This request is to amend the existing Site Plan for an addition and renovation of Fire Station 3. City Council approved the Request for Qualifications (RFQ) for this project in September of 2025. The Fire Department will become compliant with the National Fire Protection Association’s NFPA 1710, Standard for the Organization and Deployment of Fire Suppression Operations, Emergency Medical Operations, and Special Operations. The final impact will improve service delivery and response times, as well as increase the health and safety for personnel serving at Station 3. Site Plan The existing building east of the vehicle bays is proposed to be demolished, to be replaced with new construction of 6,623-square feet, creating a total of 14,239- square feet. The addition will expand the building to include private sleeping quarters for fire personnel, including one for the Station Captain which includes a private office. Other additions include: • Air lock(s) between the living quarters and apparatus bays (positive pressure to keep airborne diesel contaminates from entering). • Restroom/shower facilities for personnel and one ADA accessible ½ bath near the main station entrance for public. • Kitchen/Dining Area, • Living room, • Fitness room, • Watch office with computer workstations, • Bunker gear storage room to accommodate 18 personnel, • Laundry facilities, • Decontamination room, • Technology/infrastructure room, • Medical supply closet, • Complete building emergency back-up power generator (already provided). There are 15 parking spaces, which are provided for the staff members proposed to occupy the building. The fire apparatus will utilize the existing driveway on 14 ITEM # 7 Page 3 of 3 Veterans Way and Parkway Boulevard. A brick wall and landscaping will screen the outdoor patio area being proposed adjacent to the building, facing the parking lot. Building Elevations & Signage The building addition of 6,623-square feet will increase the total building size to 14,239 square feet. The new addition will be a combination of brown brick, beige brick and CMU wainscoting. The materials will match the existing portion of the building that is to remain. The eastern elevation will face the existing parking lot. A station medallion will be placed on the side of the main door entrance which will be the highest point of the building at 27’4”. The rest of the building will be 20’8- 1/2” in height. Aluminum letters will be placed on the building reading “COPPELL FIRE DEPARTMENT STATION NO. 3”. The eastern portion of the site will also house an outdoor patio area, screened with a wall and landscaping. The eastern and northern elevations will have transom windows for additional light. The north elevation will house the workout room and face Parkway Boulevard. This elevation will also have the main entrance for civilians and a large “3”, for Fire Station No. 3. The western elevation will front Veterans Way and have four windows. The area of signage proposed falls within the guidelines for signage. Landscaping The site sits at the corner of Parkway Boulevard and Veterans Way. The proposed building addition extends towards Parkway Boulevard but still allowing for a minimum 15-foot plus landscape buffer, which exceeds requirements. The building addition along Veterans way also allows for a minimum 37-foot plus landscape buffer. Three redbud trees are proposed along Veterans Way, along with two cedar elms and a red oak along Parkway Boulevard, in addition to two existing trees. Three additional red bud trees are proposed along the entry way to the front door of the fire station. Additional plantings and ground cover line the entryway and around the outdoor patio area. 22 needlepoint holly will be planted. The landscaping to the south, surrounding the existing building will remain as is. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of the request with no outstanding conditions. ALTERNATIVES: 1. Approval of the request 2. Denial of the request 3. Modification of the request 4. Take the case under advisement to a future date ATTACHMENTS: 1. Detail Site Plan 2. Landscape Plan 3. Building Elevations & Signage 4. Addition Overview & Renderings 15 C00.01SITE PLANREVIEWDRAWNDATEFILENUMBERSHEET2513CITY OF COPPELL, DALLAS COUNTY, TEXASA PORTION OF COPPELL TOWN CENTER REPLAT, LOT 2R , BLOCK 1RLGRLGRLG CONSULTING ENGINEERS12001 N. CENTRAL EXPRESSWAY #300 DALLAS, TX 75243825 W. VICKERY BLVD #105 FORT WORTH, TX 76104 WWW.RLGINC.COM TBPE FIRM REG. F-493035COPPELL FIRE STATION 3133 E PARKWAY BLVD, COPPELL, T.X.SHEET NUMBERSHEET TITLEDRAWING HISTORYPROJECT NAMEPROJECT LOCATIONPROJECT NUMBERwww.pgal.comAddison, TX 75001Suite G-20014135 Midway Rd.PGAL, Inc.T 972 871 2228P 972 871 2225FILE NAME:DATE STAMP:Autodesk Docs://1008462.00 Coppell Fire Stations 1, 2 & 3/R25_ COPPEL 3_NEW ADDITION.rvt9/22/2025 3:09:18 PM 133 E Parkway BlvdCoppell Texas 750191008462Copyright © 2025№.DATEDESCRIPTION02/04/2025REGISTRATIONCopyright © 2025www.pgal.comAddison, TX 75001Suite G-20014135 Midway Rd.PGAL, Inc.T 972 871 2228P 972 871 2225RLG CONSULTING, INC12001 N. CENTRALEXPRESSWAYSUITE 300DALLAS, TEXAS 75243214-739-8100CLIENTARCHITECTCITY OF COPPELL T (972) 462-0022255 E. Parkway Blvd.Coppell, TX 75019CITY OF COPPELLFIRE STATION #3ADDITION &RENOVATION01/22/26ISSUED FOR PERMITC00.01SITE PLANVicinity MapNTSMAPSCO 1-ASITE16 PARKWAY BLVDEXISTING TREETO REMAIN; TYP.VETERANS WAY FIRE STATION#3 ADDITIONSODRBUDSOD(27) BLUE GRAMA(4) GREEN CLOUDTEXAS SAGE21'15'9" MOW CURB,TYP.; SEE DETAIL21'17'EXISTINGBUILDING(16) CARISSA HOLLYRBUDRBUDRBUDRO(1) RED OAK(6) GREEN CLOUDTEXAS SAGE(3) TEXAS REDBUD(6) CARISSA HOLLYC.ELMC.ELM(2) CEDAR ELMSOD(3) TEXAS REDBUD(25) AUTUMN SAGE(13) PINK MUHLY(12) PINK MUHLYPROPOSEDFLAGPOLE(22) NEEDLEPOINT HOLLYRBUDRBUD21'SHEET NUMBERSHEET TITLECLIENTARCHITECTREGISTRATIONDRAWING HISTORYPROJECT NAMEPROJECT LOCATIONPROJECT NUMBERwww.pgal.comAddison, TX 75001Suite G-20014135 Midway Rd.PGAL, Inc.T 972 871 2228P 972 871 2225FILE NAME:DATE STAMP:T:\Projects\PGA25594\Eng-C3D\CAD\Sheets\L1.01 - 1.02 LANDSCAPE PLAN.dwg2/10/2026 8:53 AM Coppell Fire Station#3 Addition &Renovation133 E Parkway BlvdCoppell Texas 750191008462City of CoppellCopyright © 2025255 Parkway Blvd№.DATEDESCRIPTIONCONSULTANT5237 N Riverside Drive, Suite 100Fort Worth, Texas 76137817.336.5773 ph 817.336.2813 fxTBPELS: ENGR F-230;SURV 10011600, 10011601,10194381GBPE: PEF007431; TBAE: BR 2673www.tnpinc.comteague nall & perkins.HIRE LDSTE O CCTTES A J ETSTAIREG 73OF20ETX IRLDRE CAANDSMEPAAD02/10/2026LEGENDPERIMETER LANDSCAPINGCOLORS ON TABLES ILLUSTRATE COLORS ON LANDSCAPE PLAN TO SHOW HOW CODE IS BEING METLANDSCAPE PLAN -COLORL1.0117 PARKWAY BLVDVETERANS WAY FIRE STATION#3 ADDITIONEXISTINGBUILDINGEXISTING TREE TO BEREMOVED; TYP.459876101112132315EXISTING TREE TOREMAIN; TYP.141617181920222124231SHEET NUMBERSHEET TITLECLIENTARCHITECTREGISTRATIONDRAWING HISTORYPROJECT NAMEPROJECT LOCATIONPROJECT NUMBERwww.pgal.comAddison, TX 75001Suite G-20014135 Midway Rd.PGAL, Inc.T 972 871 2228P 972 871 2225FILE NAME:DATE STAMP:T:\Projects\PGA25594\Eng-C3D\CAD\Sheets\T1.01 TREE PRESERVATION PLAN.dwg2/10/2026 9:17 AM Coppell Fire Station#3 Addition &Renovation133 E Parkway BlvdCoppell Texas 750191008462City of CoppellCopyright © 2025255 Parkway Blvd№.DATEDESCRIPTIONCONSULTANT5237 N Riverside Drive, Suite 100Fort Worth, Texas 76137817.336.5773 ph 817.336.2813 fxTBPELS: ENGR F-230;SURV 10011600, 10011601,10194381GBPE: PEF007431; TBAE: BR 2673www.tnpinc.comteague nall & perkins.HIRE LDSTE O CCTTES A J ETSTAIREG 73OF20ETX IRLDRE CAANDSMEPAAD02/10/2026CRZDRIPLINEPLAN VIEWTREE PROTECTION FENCE CHAINLINK DETAILNTSTREE PROTECTIONFENCE AT CRZ.CRZRADIU SEXAMPLE:(20'-0'' FENCE FOR20'' DIA. TREE)CANOPYCHAIN LINK FENCE.6'-0"8'-0"MAXIMUM POST SPACINGDRIPLINE (VARIES)FENCE LIMITS AND LOCATION OFCRITICAL ROOT ZONE (CRZ)RADIUS = 1 FOOT PER INCH OF TRUNK DIAMETERATNP-TR-01TREE PRESERVATIONPLANT1.0118 Level 1 0" STATION MEDALLION SIM. STATION 5 ALUMINUM BUILDING LETTERS - REF. SIGNAGE SHEET REUSE EXISTING FLAGPOLE EXISTING BUILDING TO REMAIN PREMANUFACTURED METAL CANOPY SYSTEM PREFINISHED METAL COPING 1E 1C 1D1D 1G 1E 1F CMU-01 ALW-01 ALS-01 BR-01 ALS-02 ALS-02 1M SH-01 CORBEL BRICK - REF. MASONRY SHEET ALW-01 ALS-02 27' - 4" KEY BOX 20' - 8 1/2" 14' - 10 1/2" 17' - 0" 30' - 6 1/2" Level 1 0" EXISTING BUILDING TO REMAIN CORBEL BRICK - REF. MASONRY SHEET EXTERIOR ALUMINUM LADDER WITH LOCKING COVER 1E1E1E1E CMU-01 ALW-01 BR-01 SH-01 14' - 10 1/2" 20' - 8 1/2" 27' - 4" 10' - 11" Level 1 0" REUSE EXISTING FLAGPOLES 72 INCH BACKLIT ALUMINUM BUILDING LETTER EXISTING BUILDING BEYOND TO REMAIN PREMANUFACTURED METAL CANOPY SYSTEM CORBEL BRICK -REF. MASONRY SHEET 1K 1J 1B 1A CMU-01 1K 1K 1K 1J 1J 1J ALS-01BR-03 BR-01 ALS-01 GU-01 SH-01 SH-01 CORBEL BRICK - REF. MASONRY SHEET 27' - 4" 12' - 3"6 INCH VINYL APPLIED ADDRESS LETTERS 14' - 10 1/2" 20' - 8 1/2" 10' - 10 1/2" 19' - 8" 30' - 5" Level 1 0" CORBELED BRICK -REFER TO MASONRY SHEET PREFINISHED METAL COPING 1E 1I 1H1H ALS-02 ALW-01 BR-01 SH-01 Level 1 0" 1B 1A DOWNSPOUT ROOF OF EXISTING BUILDING BEYOND GENERAL NOTES SHEET NUMBER SHEET TITLE CLIENT ARCHITECT REGISTRATION DRAWING HISTORY PROJECT NAME PROJECT LOCATION PROJECT NUMBER www.pgal.com Addison, TX 75001 Suite G-200 14135 Midway Rd. PGAL, Inc. T 972 871 2228 P 972 871 2225 FILE NAME:DATE STAMP: Autodesk Docs://1008462.00 Coppell Fire Stations 1, 2 & 3/R25_ COPPEL 3_NEW ADDITION.rvt2/2/2026 2:22:52 PMA6.10 EXTERIOR ELEVATIONS Coppell Fire Station #3 Addition & Renovation 133 E Parkway Blvd Coppell Texas 75019 1008462 City of Coppell Copyright © 2026 255 Parkway Blvd SCALE : 1/8" = 1'-0"3EAST ELEVATION SCALE : 1/8" = 1'-0"1WEST ELEVATION SCALE : 1/8" = 1'-0"2NORTH ELEVATION SCALE : 1/8" = 1'-0"4SOUTH ELEVATIONSCALE : 1/8" = 1'-0"5NORTH ELEVATION @ ENTRY WALLS MANUFACTURER: KAWNEER PRODUCT NAME: ALUMINUM STOREFRONT PRODUCT NUMBER: 451T COLOR: WHITE ALS-01 ALUMINUM STOREFRONT ALS-01 GENERAL MANUFACTURER: ACME COLOR: RED SUNSET SIZE: MODULAR BR-01 BRICK BR-01 MANUFACTURER: ACME COLOR: GLACIER WHITE SIZE: MODULAR BR-02 BRICK BR-02 MANUFACTURER: ACME PRODUCT NAME: HINGE BRICK COLOR: RED SUNSET SIZE: MODULAR LOCATION: CORNERS AT NUMBER 3 SIGNAGE AND LOBBY BR-03 HINGE BRICK BR-03 MANUFACTURER: KAWNEER COLOR: BLACK ALW-01 OPERABLE ALUMINUM WINDOWS ALW-01 ROOF MANUFACTURER: BERRIDGE COLOR: DARK BRONZE GU-01 PREFINISHED GUTTER GU-01 MANUFACTURER: BERRIDGE COLOR: COLONIAL RED SF-01 PREFINISHED STEP FLASHING SF-01 MANUFACTURER: ACME PRODUCT NAME: FLAT WATERTABLE - BULLNOSE COLOR: GLACIER WHITE SIZE: MODULAR INSTALLATION PATTERN: HEADER LOCATION: CORBELLED AT TOP OF WALLS BR-04 BULLNOSE BRICK BR-04 MANUFACTURER: ACME PRODUCT NAME: WSL-07-1 WINDOW SILL - CROWN OGEE COLOR: GLACIER WHITE SIZE: MODULAR INSTALLATION PATTERN: ROLOCK LOCATION: UNDER OPERABLE WINDOWS BR-06 ROLOCK BRICK BR-06 MANUFACTURER: ACME PRODUCT NAME: FLAT WATERTABLE - COPING COLOR: GLACIER WHITE SIZE: MODULAR INSTALLATION PATTERN: STRETCHER LOCATION: DIVIDER COURSE AT BASE AND FITNESS ROOM BR-05 COPING BRICK BR-05 MANUFACTURER: ACME PRODUCT NAME: BURNISHED BLOCK 1 FACE SCORED COLOR: LIMESTONE SIZE: 4" x 8" x 16" INSTALLATION PATTERN: RUNNING BOND CMU-01 SCORED CMU VENEER CMU-01 MANUFACTURER: SPEC MIX COLOR: SM400 - MEDIUM BUFF MT-01 MORTAR MT-01 MANUFACTURER: CERTAINTEED PRODUCT NAME: LANDMARK SH-01 ASPHALT SHINGLE SH-01 MANUFACTURER: BERRIDGE COLOR: DARK BRONZE FS-01 PREFINISHED FASCIA FS-01 MANUFACTURER: KAWNEER PRODUCT NAME: ALUMINUM STOREFRONT PRODUCT NUMBER: 451T COLOR: BLACK ALS-02 ALUMINUM STOREFRONT ALS-02 MANUFACTURER: BERRIDGE COLOR: DARK BRONZE SO-01 PREFINISHED SOFFIT SO-01 MANUFACTURER: ACME PRODUCT NAME: WSL-07-3 RIGHT - CROWN OGEE COLOR: GLACIER WHITE SIZE: MODULAR INSTALLATION PATTERN: ROLOCK LOCATION: UNDER OPERABLE WINDOWS BR-08 ROLOCK BRICK BR-08 MANUFACTURER: ACME PRODUCT NAME: WSL-07-2 LEFT - CROWN OGEE COLOR: GLACIER WHITE SIZE: MODULAR INSTALLATION PATTERN: ROLOCK LOCATION: UNDER OPERABLE WINDOWS BR-07 ROLOCK BRICK BR-07 №. DATE DESCRIPTION DORMITORY ADDITION SHOWN IN COLOR REPLACES EXISTING DORMITORY WING. APPARATUS BAY AND TRAINING AREAS SHOWN IN GRAY TO REMAIN AS-IS RENDERING FROM PARKWAY BLVD 19 4' - 6" PIN MOUNTED ALUMINUM STATION MEDALLION SIM. STATION 5 72 INCH BACKLIT PIN MOUNTED ALUMINUM BUILDING LETTER IN ARIAL FONT 72"6' - 4 15/16" 13' - 2 1/2"8"8"PIN MOUNTED ALUMINUM BUILDING LETTERS IN ARIAL FONT GENERAL NOTES SHEET NUMBER SHEET TITLE CLIENT ARCHITECT REGISTRATION DRAWING HISTORY PROJECT NAME PROJECT LOCATION PROJECT NUMBER www.pgal.com Addison, TX 75001 Suite G-200 14135 Midway Rd. PGAL, Inc. T 972 871 2228 P 972 871 2225 FILE NAME:DATE STAMP: Autodesk Docs://1008462.00 Coppell Fire Stations 1, 2 & 3/R25_ COPPEL 3_NEW ADDITION.rvt2/10/2026 3:44:58 PMA0.55 SIGNAGE DETAILS Coppell Fire Station #3 Addition & Renovation 133 E Parkway Blvd Coppell Texas 75019 1008462 City of Coppell Copyright © 2026 255 Parkway Blvd SCALE : 1/2" = 1'-0"1SIGNAGE ELEVATION SCALE : 1/2" = 1'-0"2SIGNAGE ELEVATION SCALE : 1/2" = 1'-0"3SIGNAGE ELEVATION №. DATE DESCRIPTION 1 TBD ADDENDUM #1 8.8 SF LETTERS 4.3 SF LETTERS 13.1 SQUARE FEET TOTAL LETTERS ON 222'-0" LINEAR FEET ELEVATION 23.5 SQUARE FEET LETTER ON 105'-3" LINEAR FEET ELEVATION 15.9 SQUARE FEET MEDALLION ON 222'-0" LINEAR FEET ELEVATION 20 SHEET NUMBER SHEET TITLE CLIENT ARCHITECT REGISTRATION DRAWING HISTORY PROJECT NAME PROJECT LOCATION PROJECT NUMBER www.pgal.com Addison, TX 75001 Suite G-200 14135 Midway Rd. PGAL, Inc. T 972 871 2228 P 972 871 2225 FILE NAME:DATE STAMP: Autodesk Docs://1008462.00 Coppell Fire Stations 1, 2 & 3/R25_ COPPEL 3_NEW ADDITION.rvt2/2/2026 2:17:54 PMA9.01 PROJECT OVERVIEW Coppell Fire Station #3 Addition & Renovation 133 E Parkway Blvd Coppell Texas 75019 1008462 City of Coppell Copyright © 2026 255 Parkway Blvd SCALE :1PROJECT OVERVIEW №. DATE DESCRIPTION ADDITION IN COLOR - EXISTING TO REMAIN IN GRAY 21 SHEET NUMBER SHEET TITLE CLIENT ARCHITECT REGISTRATION DRAWING HISTORY PROJECT NAME PROJECT LOCATION PROJECT NUMBER www.pgal.com Addison, TX 75001 Suite G-200 14135 Midway Rd. PGAL, Inc. T 972 871 2228 P 972 871 2225 FILE NAME:DATE STAMP: Autodesk Docs://1008462.00 Coppell Fire Stations 1, 2 & 3/R25_ COPPEL 3_NEW ADDITION.rvt2/2/2026 2:34:44 PMA9.20 PLAN CUTAWAY Coppell Fire Station #3 Addition & Renovation 133 E Parkway Blvd Coppell Texas 75019 1008462 City of Coppell Copyright © 2026 255 Parkway Blvd SCALE :1PLAN CUTAWAY №. DATE DESCRIPTION ADDITION IN COLOR - EXISTING TO REMAIN IN GRAY VETE R A N S B L V D PARKWAY BLVD CITY H A L L P A R K I N G L O T VETER A N S W A Y 22 23 24 ITEM # 8 Page 1 of 2 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE No.: PD-210R2R-SF-9, 416 Kaye Street (STR) P&Z HEARING DATE: February 19, 2026 C.C. HEARING DATE: March 10, 2026 STAFF REP.: Mary Paron-Boswell, AICP Senior Planner LOCATION: 416 Kaye Street. SIZE OF AREA: 0.22 acres CURRENT ZONING: PD-210R2-SF-9 (Planned Development 210 – Single-Family 9) REQUEST: PD-210R2-SF-9 (Planned Development 210 Revision 2– Single-Family 9) to PD- 210R2R-SF-9 (Planned Development 210 Revision 2 Revised – Single-Family 9) to approve the removal of a short-term rental on 0.22 acres of property located at 416 Kaye Street, at the request of Lorna Bell, the property owner. APPLICANT: Owner: 416 Kaye St. Coppell, TX 75019 HISTORY: On May 30, 2023, the Coppell City Council approved an ordinance amending the Code of Ordinances, Chapter 12, Article 30 (S or SUP, Special Use Permits) defining and establishing Special Use Permit requirements for lodging houses (short-term rental,(STRs), bed and breakfasts, boarding homes, hostels, vacation homes, and corporate housing) within SF-7, SF-9, SF-12, SF-18, SF-ED and H Districts. In November of 2024, City Council approved a STR for this address. HISTORIC COMMENT: This property has no noted historical significance. TRANSPORTATION: Kaye Street is a local street. SURROUNDING LAND USE & ZONING: North: Residential (SF-12 & PD-95-SF-9) South: Residential (PD-210R-SF-9) East: Residential (PD-210-SF-9) West: Residential (PD-210-SF-9) 26 ITEM # 8 Page 2 of 2 COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate for Residential Neighborhood. DISCUSSION: The applicant has owned the home since 2006 and has a homestead exemption. In September of 2023, City Council approved a STR for this address, allowing for the rental of one (1) of the bedrooms. The applicant no longer wishes to rent out the bedroom and is asking that the zoning allowing the STR be removed from the property. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this request, with the property being subject to the original PD conditions for the subdivision. ALTERNATIVES: 1. Approval of the request 2. Denial of the request 3. Modification of the request 4. Take the case under advisement to a future date ATTACHMENTS: 1. Site Plan 27 28 ITEM # 9 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT PD-221R4R2-LI P&Z HEARING DATE: February 19, 2026 C.C. HEARING DATE: March 10, 2026 STAFF REP.: Matthew Steer, AICP Development Services Coordinator LOCATION: Northwest quadrant of IH-635 and Point West Boulevard. SIZE OF AREA: 25.4 acres of property CURRENT ZONING: PD-221-R4R-LI (Planned Development 221-Revision 4 Revised – Light Industrial) REQUEST: Consideration of a zoning change request from PD-221R4R-LI to PD-221R4R2- LI, to allow for the Detail Planned Development of a 439,689 square foot Office and Distribution Center. APPLICANT: Architect Engineer Applicant Pross Design Group Kimley-Horn Naterra 5310 Harvest Hill Rd, Suite 180 2600 N Central Expy. 601 Fritz Drive Dallas, Texas Tower 2600, Ste. 400 Coppell, Texas 75019 Richardson, Texas 75080 HISTORY: In 2006, Duke Realty rezoned the 185 acres from Agricultural to Light Industrial and Highway Commercial. The Light Industrial land was 112 acres in size and was located north of the proposed Dividend Drive. The Highway Commercial property was 73 acres and located south of the proposed Dividend Drive. Point West Boulevard was approved to run north/south and extend to the IH-635 frontage road. In February 2007, the land south of Dividend Drive was put under a Planned Development-Highway Commercial District allowing for development of retail, office, and hotel uses. To date, the property on the east side of Point West Boulevard has developed with compatible uses. The subject vacant property is located on the west side of Point West. In April 2007, the 112 acres that was rezoned to Light Industrial was put under a Planned Development zoning which allowed for a landscape screening of the truck loading area of the office/warehouse fronting on Dividend Drive, and the Comprehensive Land Use Plan was amended from Freeway Office to Light Industrial Showroom. The justification for the amendment was because the parcel did not have direct freeway access/exposure. 30 ITEM # 9 Page 2 of 3 In December 2025, Council approved a request for a future land use map amendment to the 2030 Comprehensive Mater Plan from Freeway Special District to Industrial Special District a Conceptual Zoning Change from Highway Commercial to Planned Development-221-Revision 4 Revised-Light Industrial. HISTORIC COMMENT: There is no historic significance related to the subject property. TRANSPORTATION: IH-635 (LBJ Freeway) is an interstate highway built to federal highway guidelines. Point West Boulevard is 32-feet wide and built within a 50-foot wide right-of-way and intersects with Dividend Drive to the north of this property. SURROUNDING LAND USE & ZONING: North: Industrial; PD-222R5-LI South: IH-635 right-of-way East: Hotels and vacant property; PD-221R9R2-HC, PD-221R8-HC, PD-221R3R-HC, PD-221R9R3-HC West: IH-635 right-of-way COMPREHENSIVE PLAN: The 2030 Comprehensive Plan was amended in December 2025 to show the property as suitable for Industrial Special District. DISCUSSION: Proposal: Naterra is proposing a Detail PD for a facility to house their World Headquarters (HQ). Naterra is a leading creator of beauty, baby care and personal care products. The new HQ in Coppell would consolidate 100 employees from three other locations including Coppell (Marketing, Finance & Operations), Southlake (Sales Team), and Alliance (Supply Chain, Regulatory & Quality). According to the Site Plan, there are 250 employees (200 office, 50 warehouse) that will be at the proposed facility. Detail Site and Landscape Plans: The building area is proposed to be 439,689 square feet. The southwest elevation of the building faces IH-635. The enhanced, two-story office area is on the south corner. The truck area faces Point West Boulevard; therefore, screening is required. They are proposing a 14-foot concrete screen wall on both sides of the dock area and a landscape berm with a hedge row to screen it from Point West Boulevard. The highest point of the building is 55 feet, located on the southeast corner of the building where the office component is two stories. The office is 44,738 square feet. and the warehouse area is 394,951 square feet. The parking required for office is one parking space per 300 square feet and for warehouse is one parking space per 2,000 square feet. 150 parking spaces are required for the office and 198 parking spaces for the warehouse for a total requirement of 348 parking spaces. They are proposing 368 parking spaces, exceeding the requirement. There are no trees currently on the site. They are proposing 198 overstory trees and sufficient landscape area to meet the requirements of the Landscape Section of the Zoning Ordinance. There are two retention ponds proposed, each with a fountain. 31 ITEM # 9 Page 3 of 3 Building Elevations & Rendering: The building is proposed to be 55 feet in height and will be site cast concrete wall panels with tinted grey glass storefront and limestone accent panels. The only differences from this proposal to the conceptual plan are: the extension of the windows to the top of the structure on the south elevation and the deletion of a canopy that extended on the top window on the front southeast elevation. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends APPROVAL of PD-221R4R2-LI Detail Plan subject to additional comments being generated at the time of Building Permit and Detail Engineering Review. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. Take under advisement for reconsideration at a later date ATTACHMENTS: 1. Detail Site Plan 2. Detail Landscape Plan 3. Elevations 4. Renderings 5. 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SONG NATERRA INTERNATIONAL INC 601 FRIT= 'R COPPELL T; 01 14 44 -SONG#NATERRACO0 APPLICANT 'AN GALLAGHER .I0LE<HORN AN' ASSOCIATES INC 600 N CENTRAL E;PRESS:A< S8ITE 400 RICHAR'SON T; 080 14 610 'ANGALLAGHER#.I0LE<HORNCO0 SITE PLAN NATERRA :ORL' H4 =ONE' P'1R4RLI PROPOSE' =ONING P'1R4RLI 411 AC LOT 1 181 POINT :EST %L9' ALTANSPS LAN' TITLE S8R9E< COR'ELIA %O:EN A%STRACT NO 6 PG 40 CIT< OF COPPELL 'ALLAS CO8NT< TE;AS -AN8AR< 1 06 PROPOSE' OFFICE AREA PROPOSE' :AREHO8SE AREA RE48IRE' A8TO PAR.ING SPACES PROPOSE' A8TO PAR.ING SPACES A'A PAR.ING SPACES RE48IRE' 486 SF SF 68 8 E0PLO<EE CO8NT 0 TOTAL 00 OFFICE 0 :AREHO8SE 0 E0PLO<EES SF OFFICE 486 SF ÷ 00 SF PER SPACE 1 SPACES SF :AREHO8SE ÷ 000 SF PER SPACE 1 SPACES TOTAL RE48IRE' SPACES SPACES SITE 'ATA TA%LE LOT 1 :AREHO8SE H4 E;ISTING =ONING PROPOSE' =ONING PROPOSE' 8SES %8IL'ING AREA %8IL'ING HEIGHT PROPOSE' LOT AREA CO9ERAGE FLOOR AREA RATIO I0PER0EA%LE AREA HIGH:A< CO00ERCIAL PLANNE' 'E9ELOP0ENT :AREHO8SE H4 441 SF 8 0401 140 AC 0 GRAPHIC SCALE IN FEET 8040 80 160 33 S S 12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SSS S 12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SSS S 12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS8"S S 8"S S 8"S S 8"S S 8"S S 8"S S S S S S16"W16"W16"W16"W16"W16"W12"W1 2 "W 12 " W 12"W12"W12"W8"W 8"W 8"W 8"W 8"W8"W8"W8"W8"W8"W8"W8"WS * S ' * S * ' '79 ( ) 79 ) )) ' ' 79 79 * S 7979 '' ' S 79 W 7 7 ' ' ' ' '' ' ' 79 ' S &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/ &%/*$S*$S*$S* $ S * $ S *$ S *$S*$S*$S*$S*$S'' 8 %0 %02 %01 %0 %0 %06 %0 %08 %0 DIVIDEND D R I V E IN T E R S T A T E H I G H W A Y 6 3 5 INTERST A T E H I G H W A Y 6 3 5 DIVIDEND D R I V E POINT WEST BOULEVARDPOINT WEST BOULEVARDS<0%2/&2'(47<%27$1,&$/&200211$0(5227 &$/S,=(5(0$5.S 75((S 8&8/08S&5$SS,)2/,$&('$5(/0 % %"&$/1C16C+7S,1*/(S75$,*+7&(175$//($'(5)8//$1'0$7&+,1* 40 6 48(5&8S08+/(1%(5*,,&+,148$3,12$.% %"&$/1C16C+7S,1*/(S75$,*+7&(175$//($'(5)8//$1'0$7&+,1* /2 48(5&8S/$&(<,/$&(<2$.% %"&$/1C16C+7S,1*/(S75$,*+7&(175$//($'(5)8//$1'0$7&+,1* 49 648(5&8S9,5*,1,$1$/,9(2$.% %"&$/1C16C+7S,1*/(S75$,*+7&(175$//($'(5)8//$1'0$7&+,1* 4S 2 48(5&8SS+80$5',,S+80$5'5('2$.% %"&$/1C16C+7S,1*/(S75$,*+7&(175$//($'(5)8//$1'0$7&+,1* S<0%2/&2'(47<%27$1,&$/&200211$0(5227 S,=(S3$&,1*5(0$5.S S+58%S ,&8 ,/(;&25187$C'W$5)%85)25'C'W$5)%85)25'+2//<&2172"+76"2&)8//$1'0$7&+,1* S<0%2/&2'(47<%27$1,&$/&200211$0(&217S,=(S3$&,1*5(0$5.S $**5(*$7( 55 S)5,9(552&.1$1$1$""&2%%/(S,=(/2&$//<S285&(' 785)*5$SS(S S2'211S)&<12'21'$&7</21%(508'$*5$SS 1$1$1$S2'72+$9(7,*+7S$1'),//('-2,17S$1'%()5((2) W(('S S(('821S)&<12'21'$&7</21&<12'21'$&7</21 1$1$1$+<'52S((' 3/$17S&+('8/(7KLVGRFXPHQWWRJHWKHUZLWKWKHFRQFHSWVDQGGHVLJQVSUHVHQWHGKHUHLQDVDQLQVWUXPHQWRIVHUYLFHLVLQWHQGHGRQO\IRUWKHVSHFLILFSXUSRVHDQGFOLHQWIRUZKLFKLWZDVSUHSDUHG5HXVHRIDQGLPSURSHUUHOLDQFHRQWKLVGRFXPHQWZLWKRXWZULWWHQDXWKRUL]DWLRQDQGDGDSWDWLRQE\.LPOH\+RUQDQG$VVRFLDWHV,QFVKDOOEHZLWKRXWOLDELOLW\WR.LPOH\+RUQDQG$VVRFLDWHV,QF'$7($SS+2W15(9,S,21S1R'$7(S+((7180%(5 &+(&.('%<S&$/('(S,*1('%<'5$W1%<.+$352-(&7/$S7S$9('212261$03/277('%<&+$9(=/,1'S(<212261$0'W*3$7+.?5&+B&LYLO?6661DWHUUD&RSSHOO?B'HVLJQ?&$'?3ODQSKHHWV?/DQGVFDSH'W*1$0(/3GZJ1$7(55$W25/'+47(;$S&233(//,0$*(S;5()S[%GU6[2/$[%QG\[([SLWH[([8WLO[/DQGVFDSH[SLWH[(VPW[WDWU[SZZU[3DUFHO[SWUP1666)(%226/&/&%'0226.,0/(<+251$1'$SS2&,$7(S,1&35(3$5(')251$7(55$,17(51$7,21$/,1&3+21(2161WWW.,0/(<+251&207;)28261257+&(175$/(;35(SSW$<72W(526S8,7(5,&+$5'S217;886 %/$,1('0,.8/,. )255(9,(W21/< 5/$ /$1R'$7(21226 1RWIRUFRQVWUXFWLRQRUSHUPLWSXUSRVHV29(5$///$1'S&$3(3/$1/3 LP 1.00 LP 1.01 LP 1.02 1257+ '(9(/23(5$1'2W1(5 -,1.S21* 1$7(55$,17(51$7,21$/,1& 61)5,7='5&233(//7;1 21222 -S21*#1$7(55$&20 $33/,&$17 %/$,1(0,.8/,.3/$/, .,0/(<+251$1'$SS2&,$7(S,1& 1115(81,213/$&(S8,7( S$1$1721,27;82 266128 %/$,1(0,.8/,.#.,0/(<+251&20 1.CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATIONS OF ALL UNDERGROUND UTILITIES, PIPES, STRUCTURES, AND LINE RUNS IN THE FIELD PRIOR TO THE INSTALLATION OF ANY PLANT MATERIAL. 2.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO ADVISE THE LANDSCAPE ARCHITECT OF ANY CONDITION FOUND ON SITE WHICH PERMITS INSTALLATION AS SHOWN ON THESE DRAWINGS. 3.ALL PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY, GROWING CONDITION AND MUST BE REPLACED WITHIN 30 DAYS WITH PLANT MATERIAL OF THE SAME VARIETY AND SIZE IF DAMAGED, DESTROYED, OR REMOVED. 4.CONTRACTOR SHALL BE RESPONSIBLE FOR FINE GRADING AND REMOVAL OF DEBRIS PRIOR TO PLANTING IN ALL AREAS. 5.FINAL FINISH GRADING SHALL BE REVIEWED AND APPROVED BY THE LANDSCAPE ARCHITECT. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY ADDITIONAL TOPSOIL REQUIRED TO CREATE A SMOOTH CONDITION PRIOR TO PLANTING. 6.CONTRACTOR SHALL VERIFY ALL PLANT QUANTITIES. ALL PLANT QUANTITIES ARE LISTED FOR INFORMATION PURPOSES ONLY. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROVIDE FULL COVERAGE IN ALL PLANTING AREAS AS SHOWN ON THE PLANS AND SPECIFIED IN THE PLANT SCHEDULE. 7.CONTRACTOR TO PROVIDE STEEL EDGING BETWEEN ALL PLANTING BEDS AND TURF AREAS UNLESS OTHERWISE INDICATED ON THE DRAWINGS. 8.ALL PLANT MATERIAL SHALL CONFORM TO THE SPECIFICATIONS GIVEN IN THE PLANT SCHEDULE, PLANTING DETAILS, AND PLANTING SPECIFICATIONS. 9.ALL PLANT MATERIAL SHALL MEET INDUSTRY STANDARDS AS INDICATED IN THE CURRENT EDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1). 10. ALL PLANT MATERIAL SUBSTITUTIONS SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. 11. CONTRACTOR IS RESPONSIBLE FOR ALL COORDINATION WITH OTHER CONTRACTORS ON SITE AS REQUIRED TO ACCOMPLISH ALL PLANTING OPERATIONS. 12. ALL PLANTING AREAS SHALL RECEIVE SOIL AMENDMENTS. 13. PLANT MATERIAL SHALL BE PRUNED PER PLANTING DETAILS UNLESS OTHERWISE NOTED ON DRAWINGS. 14. PLANTING AREAS SHALL BE KEPT FREE OF TRASH, WEEDS, DEBRIS, AND DEAD PLANT MATERIAL. 15. ALL LIME STABILIZED SOIL AND INORGANIC SELECT FILL FOR BUILDING OR PAVING CONSTRUCTION SHALL BE REMOVED FROM ALL PLANTING BEDS TO A MINIMUM DEPTH OF 24” UNLESS OTHERWISE NOTED. REPLACE MATERIAL REMOVED WITH IMPORTED TOPSOIL. 16. TREES OVERHANGING PEDESTRIAN WALKS AND WITHIN VISIBILITY TRIANGLES AS NOTED ON THE PLANS SHALL BE LIMBED TO A HEIGHT OF SEVEN FEET (7'). TREE OVERHANGING PUBLIC STREETS AND FIRELANES SHALL BE LIMBED TO A HEIGHT OF FOURTEEN FEET (14'). 17. TREES PLANTED NEXT TO ACCESSIBLE ROUTES AND ACCESSIBLE AREAS SHALL BE LIMBED TO 7'6” (80” MIN.) AFF. 18. ALL PROPOSED TREES SHALL BE STAKED WITH AN AT-GRADE ROOT BALL SECURING SYSTEM AS SHOWN IN THE PLANTING DETAILS AND SPECIFICATIONS. NO ABOVE-GROUND STAKING SYSTEMS, GUY WIRES/WIRES, HOSES, STRAPS, POSTS (METAL OR WOOD) SHALL BE ALLOWED UNLESS AUTHORIZED IN WRITING BY THE LANDSCAPE ARCHITECT. PLANTING NOTES: ALL PROPOSED LANDSCAPE IMPROVEMENTS SHALL BE PROVIDED A PERMANENT IRRIGATION SYSTEM PER CITY OF COPPELL CODE OF ORDINANCES. 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CIVIL PLANS MULCH, TYP 15' UTILITY EASEMENT 50' BUILDING SETBACK PROPOSED SIDEWALK, REF. CIVIL PLANS PROPOSED DECORATIVE PAVING PER CITY OF COPPELL, REF. CIVIL PLANS PROPOSED FIRE PUMP ROOM, TYP. REF. CIVIL PLANS SEED S<0%2/&2'(%27$1,&$/&200211$0( 75((S 8&8/08S&5$SS,)2/,$&('$5(/0 40 48(5&8S08+/(1%(5*,,&+,148$3,12$. /2 48(5&8S/$&(<,/$&(<2$. 49 48(5&8S9,5*,1,$1$/,9(2$. 4S 48(5&8SS+80$5',,S+80$5'5('2$. 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SHEET LP 0.00 FOR COMPLETE PLANT SCHEDULE 35 S 12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SSS 12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SSS 12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS12"SS8"SS8"SS8"SS8"SS8"SS8"SS8"SS8"SS8"SS8"SS8"SS8"SS8"SS8"SS8"SS6"SSSS16"W16"W16"W12"W12"W12"W12"W12"W12"W12"W12"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"WS * S ' ( 79 * S 79 79 ' S 7 7 '' & % / & % / & % / & % / & % / & % / & % / & % / & % / & % / & % / & % / & % / & % / & % / & % /*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S/ 2 7 % / 2 & . & ' 8 . ( / ( S / ( < $ ' ' , 7 , 2 1 ,1 S 7 1 2 2 1 6 2 3 5 ' & 7 PROPOSED BUILDING 421,808 SF DI V I D E N D D R I V E POINT WEST BOULEVARDSEED PROPOSED RETENTION POND, REF. CIVIL PLANS AGGREGATE, REF. SHEET LP 2.00, DETAIL D STEEL EDGING, TYP. REF. SHEET LP 2.00, DETAIL C CONCRETE SCREEN WALL, REF. CIVIL PLANS FIRE HYDRANT, REF. CIVIL PLANS SEED 15' UTILITY EASEMENT 60' BUILDING SETBACK 50' BUILDING SETBACK PROPOSED SIDEWALK, REF. CIVIL PLANS S<0%2/&2'(%27$1,&$/&200211$0( 75((S 8&8/08S&5$SS,)2/,$&('$5(/0 40 48(5&8S08+/(1%(5*,,&+,148$3,12$. /2 48(5&8S/$&(<,/$&(<2$. 49 48(5&8S9,5*,1,$1$/,9(2$. 4S 48(5&8SS+80$5',,S+80$5'5('2$. 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SHEET LP 0.00 FOR COMPLETE PLANT SCHEDULE MATCH LINE SHEET LP 1.02 MATCH LINE SHEET LP 1.00 36 12"SS12"SS12"SS12"SS12"SS12"SS8"SSS12"W12"W12"W12"W12"W12"W12"W12"W8"W8"W8"W8"W8"W8"W8"W* S * ' ' 79 ' ' ' ' ' ' 79 '*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S*$S S , ' ( W $ / . 8 7 , / , 7 < ( $ S ( 0 ( 1 7 ,1 S 7 1 2 2 2 2 8 2 3 5 ' & 7 2 8 7 , / , 7 < ( $ S ( 0 ( 1 7 ,1 S 7 1 2 2 2 2 8 2 3 5 ' & 7 ' ' 8 / 2 7 2 5 % / 2 & . & ' 8 . ( / ( S / ( < $ ' ' , 7 , 2 1 ,1 S 7 1 2 2 1 8 2 1 6 2 3 5 ' & 7 / 2 7 1 % / 2 & . & ' 8 . ( / ( S / ( < $ ' ' , 7 , 2 1 ' , 9 , ' ( 1 ' ' 5 , 9 ( 3 2 , 1 7 W ( S 7 % 2 8 / ( 9 $ 5 ' ,1 S 7 1 2 2 2 2 8 2 3 5 ' & 7 / 2 7 % / 2 & . & ' 8 . ( / ( S / ( < $ ' ' , 7 , 2 1 ,1 S 7 1 2 2 1 6 2 3 5 ' & 7 S , ' ( W $ / . 8 7 , / , 7 < ( $ S ( 0 ( 1 7 ,1 S 7 1 2 2 2 2 8 2 3 5 ' & 7 2 8 7 , / , 7 < ( $ S ( 0 ( 1 7 ,1 S 7 1 2 2 2 2 8 2 3 5 ' & 7 PROPOSED BUILDING 421,808 SF INTERSTATE H IGHWAY 635POINT WEST BOULEVARDPROPOSED RETENTION POND, REF. CIVIL PLANS STEEL EDGING, TYP. REF. SHEET LP 2.00, DETAIL C CONCRETE SIDEWALK, REF. CIVIL PLANS SEED SOD SOD MULCH, TYP CONCRETE SIDEWALK, REF. CIVIL PLANS 15' UTILITY EASEMENT 60' BUILDING SETBACK S<0%2/&2'(%27$1,&$/&200211$0( 75((S 8&8/08S&5$SS,)2/,$&('$5(/0 40 48(5&8S08+/(1%(5*,,&+,148$3,12$. /2 48(5&8S/$&(<,/$&(<2$. 49 48(5&8S9,5*,1,$1$/,9(2$. 4S 48(5&8SS+80$5',,S+80$5'5('2$. 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SHEET LP 0.00 FOR COMPLETE PLANT SCHEDULE MATCH LINE SHEET LP 1.01 37 PLAN ARBOR STAKE TYP., INSTALL 4" MIN. FROM EDGE OF ROOTBALL. ROOTBALL TREE TRUNK TREE CANOPY 6"3 X ROOTBALL WIDTH 4" MULCH LAYER. PLACE NO MORE THAN 1" OF MULCH ON TOP OF ROOTBALL (REF. PLANTING SPECIFICATIONS FOR MULCH TYPE) 4" HIGH x 8" WIDE BERM SHALL BE CONSTRUCTED AROUND THE ROOTBALL. BERM SHALL BEGIN AT ROOTBALL PERIPHERY, FIRMLY COMPACTED. 6" DIA. CLEAR OF MULCH AT ROOT FLARE. IF REQUIRED, REMOVE EXCESS SOIL ON TOP OF ROOTBALL (MAX 2") AND EXPOSE TREE ROOT FLARE. ORIGINAL GRADE. SCARIFY BOTTOM AND LOOSEN SIDES OF PLANTING PIT NATIVE LOOSENED PLANTING SOIL BACKFILL. DIG AND TURN THE SOIL TO REDUCE COMPACTION TO THE AREA AND DEPTH SHOWN. LIGHTLY TAMP SOIL AROUND ROOTBALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. IN THE TOP 1/3 DEPTH OF BACK FILL, MIX 1/2" LAYER OF COMPOST INTO EACH 6" LIFT OF BACKFILL. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND ROOTBALL TO SETTLE THE SOIL. ADD ADDITIONAL SOIL AS NEEDED TO MEET REQUIRED FINISH GRADE. TRUNK/ROOTBALL TO BE CENTERED AND PLUMB/LEVEL IN PLANTING PIT UNDISTURBED NATIVE SOIL MINIMUM SECTION FINISHED GRADE.4"NOTES: 1.REF. PLANTING AND SPECIFICATIONS FOR ADDITIONAL INFORMATION. 2.PERFORM PERCOLATION TEST PER PLANTING SPECIFICATIONS. IF SUBSURFACE DRAINAGE PROBLEMS ARE ENCOUNTERED, NOTIFY PROJECT LANDSCAPE ARCHITECT. 3.IF THE TREE IS TO BE PLANTED WITHIN A DECORATIVE AGGREGATE LANDSCAPE AREA, THE AGGREGATE SHALL NOT ENCROACH CLOSER THAN THE MULCH RING WIDTH. 8' DIA. MULCH RING (MIN.) FOR INDIVIDUAL TREES NOT IN LANDSCAPE BEDS TYPICAL TREE PLANTING AScale: NTS 6"8" SET ROOTBALL ON UNDISTURBED STABLE SUBSOIL SO THAT TOP OF ROOTBALL IS 2-3" ABOVE FINISHED GRADE. STABILIZE/PLUMB TREE BY TAMPING SOIL FIRMLY AROUND THE LOWER 1/4 OF THE ROOTBALL. ·FOR CONTAINER STOCK: REMOVE ENTIRE CONTAINER. ·FOR B&B STOCK: COMPLETELY REMOVE TOP 1/2 OF THE ENTIRE WIRE BASKET. COMPLETELY REMOVE ALL BURLAP/SYNTHETIC FABRICS AND STRAPPING. 3 X ROOTBALL WIDTH 2-3" MULCH LAYER (REF. PLANTING SPECIFICATIONS) 4" HIGH x 8" WIDE BERM SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY, FIRMLY COMPACTED. FINISHED GRADE. UNDISTURBED NATIVE SOIL SCARIFY BOTTOM AND SIDES OF PLANTING PIT SET ROOTBALL ON UNDISTURBED STABLE SUBSOIL LOOSENED SOIL. DIG AND TURN THE SOIL TO REDUCE THE COMPACTION TO THE AREA AND DEPTH SHOWN. LIGHTLY TAMP SOIL AROUND ROOTBALL IN 6" LIFTS TO BRACE SHRUB. DO NOT OVER COMPACT. WHEN PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND ROOTBALL TO SETTLE THE SOIL. ADD ADDITIONAL SOIL AS NEEDED TO MEET REQUIRED FINISH GRADE. PLANT ROOTBALL TO BE INSTALLED CENTERED AND PLUMB/LEVEL IN PLANTING PIT NOTES: 1.REF. PLANTING SPECIFICATIONS FOR ADDITIONAL INFORMATION. 2.WHEN SHRUBS MASSED TOGETHER WITH GROUNDCOVER BEDS, ALL SOIL IN BED TO BE AMENDED. (REF. PLANTING SPECIFICATIONS) 3.WHEN SHRUBS ARE USED IN MASSES, PRUNE ALL SHRUBS TO ACHIEVE UNIFORM MASS/HEIGHT. 4.REF. TO PLANT SCHEDULE AND PLANTING PLANS FOR SPACING/LAYOUT. SECTION BEST FACE OF SHRUB TO FACE FRONT OF PLANTING BED PLAN 4"FRONT OF BED EQ. EQ. SHRUBS TO BE TRIANGULARLY SPACED UNLESS SHOWN DIFFERENTLY ON PLANTING PLANS. SHRUB TYPICAL SHRUB PLANTING BScale: NTS LEAVE 6" OF TOP OF ROOTBALL EXPOSED AROUND BASE OF STEMS.1"CScale: 1 1/2" = 1'-0" STEEL EDGING (AT TURF & LANDSCAPE BED) MULCH LAYER REF. PLANTING PLANS AND SPECIFICATIONS AMENDED PLANTING SOIL, REF. PLANTING SOIL PLANS AND PLANTING SPECIFICATIONS STEEL EDGING STAKES REF. PLANTING SPECIFICATIONS STEEL EDGING, REF. PLANTING SPECIFICATIONS UNDISTURBED NATIVE SOIL TURF (SOD)LANDSCAPE BED TOPSOIL, REF. PLANTING SOIL PLAN AND PLANTING SPECIFICATIONS 2"FILTER FABRIC. UPTURN 2" AT SIDES AND ENDS AND AHERE TO EDGING W/ CONSTRUCTION ADHESIVE. SECURE FABRIC TO FINISH GRADE W/ FABRIC STAPLES COMPACTED SUB-BASE, REF. GEOTECH REPORT DScale: NTS Aggregate at Concrete and Planting4"PAVING VARIES, REF. PLANS FOR TYPE STAKES PER MANUFACTURER 2"LOCALLY SOURCED AGGREGATE, REF. PLANTING PLAN METAL EDGING 7KLVGRFXPHQWWRJHWKHUZLWKWKHFRQFHSWVDQGGHVLJQVSUHVHQWHGKHUHLQDVDQLQVWUXPHQWRIVHUYLFHLVLQWHQGHGRQO\IRUWKHVSHFLILFSXUSRVHDQGFOLHQWIRUZKLFKLWZDVSUHSDUHG5HXVHRIDQGLPSURSHUUHOLDQFHRQWKLVGRFXPHQWZLWKRXWZULWWHQDXWKRUL]DWLRQDQGDGDSWDWLRQE\.LPOH\+RUQDQG$VVRFLDWHV,QFVKDOOEHZLWKRXWOLDELOLW\WR.LPOH\+RUQDQG$VVRFLDWHV,QF'$7($SS+2W15(9,S,21S1R'$7(S+((7180%(5 &+(&.('%<S&$/('(S,*1('%<'5$W1%<.+$352-(&7/$S7S$9('1212266$03/277('%<&+$9(=/,1'S(<212261$0'W*3$7+.?5&+B&LYLO?6661DWHUUD&RSSHOO?B'HVLJQ?&$'?3ODQSKHHWV?/DQGVFDSH'W*1$0(/32GZJ1$7(55$W25/'+47(;$S&233(//,0$*(S;5()S[%GU6[2/$$JJUHJDWH'HWDLO%RXOGHU,QVWDOODWLRQSKUXE3ODQWLQJ'HWDLOVVLWHZDOOZIHQFHSWHHOHGJH#ODQGVFDSH7UHH)HQFH'HWDLOV7UHH3ODQWLQJ'HWDLOV666)(%226/&/&%'0226.,0/(<+251$1'$SS2&,$7(S,1&35(3$5(')251$7(55$,17(51$7,21$/,1&3+21(2161WWW.,0/(<+251&207;)28261257+&(175$/(;35(SSW$<72W(526S8,7(5,&+$5'S217;886 %/$,1('0,.8/,. )255(9,(W21/< 5/$ /$1R'$7(21226 1RWIRUFRQVWUXFWLRQRUSHUPLWSXUSRVHV/$1'S&$3('(7$,/S/32 38 7KLVGRFXPHQWWRJHWKHUZLWKWKHFRQFHSWVDQGGHVLJQVSUHVHQWHGKHUHLQDVDQLQVWUXPHQWRIVHUYLFHLVLQWHQGHGRQO\IRUWKHVSHFLILFSXUSRVHDQGFOLHQWIRUZKLFKLWZDVSUHSDUHG5HXVHRIDQGLPSURSHUUHOLDQFHRQWKLVGRFXPHQWZLWKRXWZULWWHQDXWKRUL]DWLRQDQGDGDSWDWLRQE\.LPOH\+RUQDQG$VVRFLDWHV,QFVKDOOEHZLWKRXWOLDELOLW\WR.LPOH\+RUQDQG$VVRFLDWHV,QF'$7($SS+2W15(9,S,21S1R'$7(S+((7180%(5 &+(&.('%<S&$/('(S,*1('%<'5$W1%<.+$352-(&7/$S7S$9('1212266$03/277('%<&+$9(=/,1'S(<212261$0'W*3$7+.?5&+B&LYLO?6661DWHUUD&RSSHOO?B'HVLJQ?&$'?3ODQSKHHWV?/DQGVFDSH'W*1$0(/32GZJ1$7(55$W25/'+47(;$S&233(//,0$*(S;5()S[%GU6[2/$$JJUHJDWH'HWDLO%RXOGHU,QVWDOODWLRQSKUXE3ODQWLQJ'HWDLOVVLWHZDOOZIHQFHSWHHOHGJH#ODQGVFDSH7UHH)HQFH'HWDLOV7UHH3ODQWLQJ'HWDLOV666)(%226/&/&%'0226.,0/(<+251$1'$SS2&,$7(S,1&35(3$5(')251$7(55$,17(51$7,21$/,1&3+21(2161WWW.,0/(<+251&207;)28261257+&(175$/(;35(SSW$<72W(526S8,7(5,&+$5'S217;886 %/$,1('0,.8/,. )255(9,(W21/< 5/$ /$1R'$7(21226 1RWIRUFRQVWUXFWLRQRUSHUPLWSXUSRVHV/$1'S&$3(S3(&,),&$7,21S/321 SECTION 329300: PLANTING PART 1 GENERAL 1.1 SUMMARY A.THE SCOPE OF WORK INCLUDES ALL LABOR, MATERIALS, APPLIANCES, TOOLS, EQUIPMENT, FACILITIES, TRANSPORTATION AND SERVICES NECESSARY FOR, AND INCIDENTAL TO PERFORMING ALL OPERATIONS IN CONNECTION WITH FURNISHING, DELIVERY, AND INSTALLATION OF PLANT (ALSO KNOWN AS "LANDSCAPING”) COMPLETE AS SHOWN ON THE DRAWINGS AND AS SPECIFIED HEREIN. B.THE SCOPE OF WORK IN THIS SECTION INCLUDES, BUT IS NOT LIMITED TO, THE FOLLOWING: 1.LOCATE, PURCHASE, DELIVER AND INSTALL ALL SPECIFIED PLANTS. 2.WATER ALL SPECIFIED PLANTS. 3.MULCH, FERTILIZE, STAKE, AND PRUNE ALL SPECIFIED PLANTS. 4.MAINTENANCE OF ALL SPECIFIED PLANTS UNTIL THE BEGINNING OF THE WARRANTY PERIOD. 5.PLANT WARRANTY. 6.CLEAN UP AND DISPOSAL OF ALL EXCESS AND SURPLUS MATERIAL. 7.MAINTENANCE OF ALL SPECIFIED PLANTS DURING THE WARRANTY PERIOD. 1.2 CONTRACT DOCUMENTS A.SHALL CONSIST OF SPECIFICATIONS AND GENERAL CONDITIONS AND THE CONSTRUCTION DRAWINGS. THE INTENT OF THESE DOCUMENTS IS TO INCLUDE ALL LABOR, MATERIALS, AND SERVICES NECESSARY FOR THE PROPER EXECUTION OF THE WORK. THE DOCUMENTS ARE TO BE CONSIDERED AS ONE. WHATEVER IS CALLED FOR BY ANY PARTS SHALL BE AS BINDING AS IF CALLED FOR IN ALL PARTS. 1.3 RELATED DOCUMENTS AND REFERENCES A.RELATED DOCUMENTS: 1.DRAWINGS AND GENERAL PROVISIONS OF CONTRACT INCLUDING GENERAL AND SUPPLEMENTARY CONDITIONS AND DIVISION I SPECIFICATIONS APPLY TO WORK OF THIS SECTION 2.RELATED SPECIFICATION SECTIONS a.IRRIGATION b.LAWN AND GRASSES B.REFERENCES: THE FOLLOWING SPECIFICATIONS AND STANDARDS OF THE ORGANIZATIONS AND DOCUMENTS LISTED IN THIS PARAGRAPH FORM A PART OF THE SPECIFICATION TO THE EXTENT REQUIRED BY THE REFERENCES THERETO. IN THE EVENT THAT THE REQUIREMENTS OF THE FOLLOWING REFERENCED STANDARDS AND SPECIFICATION CONFLICT WITH THIS SPECIFICATION SECTION THE REQUIREMENTS OF THIS SPECIFICATION SHALL PREVAIL. IN THE EVENT THAT THE REQUIREMENTS OF ANY OF THE FOLLOWING REFERENCED STANDARDS AND SPECIFICATIONS CONFLICT WITH EACH OTHER THE MORE STRINGENT REQUIREMENT SHALL PREVAIL OR AS DETERMINED BY THE OWNERS REPRESENTATIVE. 1.ANSI Z60.1 AMERICAN STANDARD FOR NURSERY STOCK, MOST CURRENT EDITION. 2.ANSI A 300 - STANDARD PRACTICES FOR TREE, SHRUB AND OTHER WOODY PLANT MAINTENANCE, MOST CURRENT EDITION AND ALL PARTS. 3.INTERPRETATION OF PLANT NAMES AND DESCRIPTIONS SHALL REFERENCE THE FOLLOWING DOCUMENTS. WHERE THE NAMES OR PLANT DESCRIPTIONS DISAGREE BETWEEN THE SEVERAL DOCUMENTS, THE MOST CURRENT DOCUMENT SHALL PREVAIL. a.USDA - THE GERMPLASM RESOURCES INFORMATION NETWORK (WWW.ARS-GRIN.GOV/NPGS.HTML) b.MANUAL OF WOODY LANDSCAPE PLANTS; MICHAEL DIRR; STIPES PUBLISHING, CHAMPAIGN, ILLINOIS; MOST CURRENT EDITION. c.THE NEW SUNSET WESTERN GARDEN BOOK, OXMOOR HOUSE, MOST CURRENT EDITION. 4.PRUNING PRACTICES SHALL CONFORM TO RECOMMENDATIONS “STRUCTURAL PRUNING: A GUIDE FOR THE GREEN INDUSTRY” MOST CURRENT EDITION; PUBLISHED BY URBAN TREE FOUNDATION, VISALIA, CALIFORNIA. 5.GLOSSARY OF ARBORICULTURAL TERMS, INTERNATIONAL SOCIETY OF ARBORICULTURE, CHAMPAIGN IL, MOST CURRENT EDITION. 1.4 VERIFICATION A.ALL SCALED DIMENSIONS ON THE DRAWINGS ARE APPROXIMATE. BEFORE PROCEEDING WITH ANY WORK, THE CONTRACTOR SHALL CAREFULLY CHECK AND VERIFY ALL DIMENSIONS AND QUANTITIES, AND SHALL IMMEDIATELY INFORM THE OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES BETWEEN THE INFORMATION ON THE DRAWINGS AND THE ACTUAL CONDITIONS, REFRAINING FROM DOING ANY WORK IN SAID AREAS UNTIL GIVEN APPROVAL TO DO SO BY THE OWNER'S REPRESENTATIVE. B.IN THE CASE OF A DISCREPANCY IN THE PLANT QUANTITIES BETWEEN THE PLAN DRAWINGS AND THE PLANT CALL OUTS, LIST OR PLANT SCHEDULE, THE NUMBER OF PLANTS OR SQUARE FOOTAGE OF THE PLANTING BED ACTUALLY DRAWN ON THE PLAN DRAWINGS SHALL BE DEEMED CORRECT AND PREVAIL. 1.5 PERMITS AND REGULATIONS A.THE CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS RELATED TO THIS SECTION OF THE WORK UNLESS PREVIOUSLY EXCLUDED UNDER PROVISION OF THE CONTRACT OR GENERAL CONDITIONS. THE CONTRACTOR SHALL COMPLY WITH ALL LAWS AND ORDINANCES BEARING ON THE OPERATION OR CONDUCT OF THE WORK AS DRAWN AND SPECIFIED. IF THE CONTRACTOR OBSERVES THAT A CONFLICT EXISTS BETWEEN PERMIT REQUIREMENTS AND THE WORK OUTLINED IN THE CONTRACT DOCUMENTS, THE CONTRACTOR SHALL PROMPTLY NOTIFY THE OWNER'S REPRESENTATIVE IN WRITING INCLUDING A DESCRIPTION OF ANY NECESSARY CHANGES AND CHANGES TO THE CONTRACT PRICE RESULTING FROM CHANGES IN THE WORK. B.WHEREVER REFERENCES ARE MADE TO STANDARDS OR CODES IN ACCORDANCE WITH WHICH WORK IS TO BE PERFORMED OR TESTED, THE EDITION OR REVISION OF THE STANDARDS AND CODES CURRENT ON THE EFFECTIVE DATE OF THIS CONTRACT SHALL APPLY, UNLESS OTHERWISE EXPRESSLY SET FORTH. C.IN CASE OF CONFLICT AMONG ANY REFERENCED STANDARDS OR CODES OR BETWEEN ANY REFERENCED STANDARDS AND CODES AND THE SPECIFICATIONS, THE MORE RESTRICTIVE STANDARD SHALL APPLY OR OWNER'S REPRESENTATIVE SHALL DETERMINE WHICH SHALL GOVERN. 1.6 PROTECTION OF WORK, PROPERTY AND PERSON A.THE CONTRACTOR SHALL ADEQUATELY PROTECT THE WORK, ADJACENT PROPERTY, AND THE PUBLIC, AND SHALL BE RESPONSIBLE FOR ANY DAMAGES OR INJURY DUE TO HIS/HER ACTIONS. 1.7 CHANGES IN THE WORK A.THE OWNER'S REPRESENTATIVE MAY ORDER CHANGES IN THE WORK, AND THE CONTRACT SUM SHOULD BE ADJUSTED ACCORDINGLY. ALL SUCH ORDERS AND ADJUSTMENTS PLUS CLAIMS BY THE CONTRACTOR FOR EXTRA COMPENSATION MUST BE MADE AND APPROVED IN WRITING BEFORE EXECUTING THE WORK INVOLVED. B.ALL CHANGES IN THE WORK, NOTIFICATIONS AND CONTRACTOR'S REQUEST FOR INFORMATION (RFI) SHALL CONFORM TO THE CONTRACT GENERAL CONDITION REQUIREMENTS. 1.8 CORRECTION OF WORK A.THE CONTRACTOR, AT THEIR OWN COST, SHALL RE-EXECUTE ANY WORK THAT FAILS TO CONFORM TO THE REQUIREMENTS OF THE CONTRACT AND SHALL REMEDY DEFECTS DUE TO FAULTY MATERIALS OR WORKMANSHIP UPON WRITTEN NOTICE FROM THE OWNER'S REPRESENTATIVE, AT THE SOONEST AS POSSIBLE TIME THAT CAN BE COORDINATED WITH OTHER WORK AND SEASONAL WEATHER DEMANDS. 1.9 DEFINITIONS ALL TERMS IN THIS SPECIFICATION SHALL BE AS DEFINED IN THE “GLOSSARY OF ARBORICULTURAL TERMS” OR AS MODIFIED BELOW. A.BOXED TREES: A CONTAINER ROOT BALL PACKAGE MADE OF WOOD IN THE SHAPE OF A FOUR-SIDED BOX. B.CONTAINER PLANT: PLANTS THAT ARE GROWN IN AND/OR ARE CURRENTLY IN A CONTAINER INCLUDING BOXED TREES. C.DEFECTIVE PLANT: ANY PLANT THAT FAILS TO MEET THE PLANT QUALITY REQUIREMENT OF THIS SPECIFICATION. D.END OF WARRANTY FINAL ACCEPTANCE: THE DATE WHEN THE OWNER'S REPRESENTATIVE ACCEPTS THAT THE PLANTS AND WORK IN THIS SECTION MEET ALL THE REQUIREMENTS OF THE WARRANTY. IT IS INTENDED THAT THE MATERIALS AND WORKMANSHIP WARRANTY FOR PLANTING, PLANTING SOIL, AND IRRIGATION WORK RUN CONCURRENT WITH EACH OTHER. E.FIELD GROWN TREES (B&B): TREES GROWING IN FIELD SOIL FOR AT LEAST 12 MONTHS PRIOR TO HARVEST. F.HEALTHY: PLANTS THAT ARE GROWING IN A CONDITION THAT EXPRESSES LEAF SIZE, CROWN DENSITY, COLOR; AND WITH ANNUAL GROWTH RATES TYPICAL OF THE SPECIES AND CULTIVAR'S HORTICULTURAL DESCRIPTION, ADJUSTED FOR THE PLANTING SITE SOIL, DRAINAGE AND WEATHER CONDITIONS. G.KINKED ROOT: A ROOT WITHIN THE ROOT PACKAGE THAT BENDS MORE THAN 90 DEGREES. H.MAINTENANCE: ACTIONS THAT PRESERVE THE HEALTH OF PLANTS AFTER INSTALLATION AND AS DEFINED IN THIS SPECIFICATION. I.MAINTENANCE PERIOD: THE TIME PERIOD, AS DEFINED IN THIS SPECIFICATION, WHICH THE CONTRACTOR IS TO PROVIDE MAINTENANCE. J.NORMAL: THE PREVAILING PROTOCOL OF INDUSTRY STANDARD(S). K.OWNER'S REPRESENTATIVE: THE PERSON APPOINTED BY THE OWNER TO REPRESENT THEIR INTEREST IN THE REVIEW AND APPROVAL OF THE WORK AND TO SERVE AS THE CONTRACTING AUTHORITY WITH THE CONTRACTOR. THE OWNER'S REPRESENTATIVE MAY APPOINT OTHER PERSONS TO REVIEW AND APPROVE ANY ASPECTS OF THE WORK. L.REASONABLE AND REASONABLY: WHEN USED IN THIS SPECIFICATION RELATIVE TO PLANT QUALITY, IT IS INTENDED TO MEAN THAT THE CONDITIONS CITED WILL NOT AFFECT THE ESTABLISHMENT OR LONG TERM STABILITY, HEALTH OR GROWTH OF THE PLANT. THIS SPECIFICATION RECOGNIZES THAT IT IS NOT POSSIBLE TO PRODUCE PLANTS FREE OF ALL DEFECTS, BUT THAT SOME ACCEPTED INDUSTRY PROTOCOLS AND STANDARDS RESULT IN PLANTS UNACCEPTABLE TO THIS PROJECT. WHEN REASONABLE OR REASONABLY IS USED IN RELATION TO OTHER ISSUES SUCH AS WEEDS, DISEASED, INSECTS, IT SHALL MEAN AT LEVELS LOW ENOUGH THAT NO TREATMENT WOULD BE REQUIRED WHEN APPLYING RECOGNIZED INTEGRATED PLANT MANAGEMENT PRACTICES. THIS SPECIFICATION RECOGNIZES THAT SOME DECISIONS CANNOT BE TOTALLY BASED ON MEASURED FINDINGS AND THAT PROFESSIONAL JUDGMENT IS REQUIRED. IN CASES OF DIFFERING OPINION, THE OWNER'S REPRESENTATIVE'S EXPERT SHALL DETERMINE WHEN CONDITIONS ARE JUDGED AS REASONABLE. M.ROOT BALL: THE MASS OF ROOTS INCLUDING ANY SOIL OR SUBSTRATE THAT IS SHIPPED WITH THE TREE WITHIN THE ROOT BALL PACKAGE. N.ROOT BALL PACKAGE. THE MATERIAL THAT SURROUNDS THE ROOT BALL DURING SHIPPING. THE ROOT PACKAGE MAY INCLUDE THE MATERIAL IN WHICH THE PLANT WAS GROWN, OR NEW PACKAGING PLACED AROUND THE ROOT BALL FOR SHIPPING. O.ROOT COLLAR (ROOT CROWN, ROOT FLARE, TRUNK FLARE, FLARE): THE REGION AT THE BASE OF THE TRUNK WHERE THE MAJORITY OF THE STRUCTURAL ROOTS JOIN THE PLANT STEM, USUALLY AT OR NEAR GROUND LEVEL. P.SHRUB: WOODY PLANTS WITH MATURE HEIGHT APPROXIMATELY LESS THAN 15 FEET. Q.SPADE HARVESTED AND TRANSPLANTED: FIELD GROWN TREES THAT ARE MECHANICALLY HARVESTED AND IMMEDIATELY TRANSPLANTED TO THE FINAL GROWING SITE WITHOUT BEING REMOVED FROM THE DIGGING MACHINE. R.STEM: THE TRUNK OF THE TREE. S.SUBSTANTIAL COMPLETION ACCEPTANCE: THE DATE AT THE END OF THE PLANTING, PLANTING SOIL, AND IRRIGATION INSTALLATION WHERE THE OWNER'S REPRESENTATIVE ACCEPTS THAT ALL WORK IN THESE SECTIONS IS COMPLETE AND THE WARRANTY PERIOD HAS BEGUN. THIS DATE MAY BE DIFFERENT THAN THE DATE OF SUBSTANTIAL COMPLETION FOR THE OTHER SECTIONS OF THE PROJECT. T.STEM GIRDLING ROOT: ANY ROOT MORE THAN ¼ INCH DIAMETER CURRENTLY TOUCHING THE TRUNK, OR WITH THE POTENTIAL TO TOUCH THE TRUNK, ABOVE THE ROOT COLLAR APPROXIMATELY TANGENT TO THE TRUNK CIRCUMFERENCE OR CIRCLING THE TRUNK. ROOTS SHALL BE CONSIDERED AS STEM GIRDLING THAT HAVE, OR ARE LIKELY TO HAVE IN THE FUTURE, ROOT TO TRUNK BARK CONTACT. U.STRUCTURAL ROOT: ONE OF THE LARGEST ROOTS EMERGING FROM THE ROOT COLLAR. V.TREE: SINGLE AND MULTI-STEMMED PLANTS WITH MATURE HEIGHT APPROXIMATELY GREATER THAN 15 FEET. 1.10 SUBMITTALS A.SEE CONTRACT GENERAL CONDITIONS FOR POLICY AND PROCEDURE RELATED TO SUBMITTALS. B.SUBMIT ALL PRODUCT SUBMITTALS 4 WEEKS PRIOR TO INSTALLATION OF PLANTINGS. C.PRODUCT DATA: SUBMIT MANUFACTURER PRODUCT DATA AND LITERATURE DESCRIBING ALL PRODUCTS REQUIRED BY THIS SECTION TO THE OWNER'S REPRESENTATIVE FOR APPROVAL. PROVIDE SUBMITTAL FOUR WEEKS BEFORE THE INSTALLATION OF PLANTS. D.SAMPLES: SUBMIT SAMPLES OF EACH PRODUCT AND MATERIAL WHERE REQUIRED BY THE SPECIFICATION TO THE OWNER'S REPRESENTATIVE FOR APPROVAL. LABEL SAMPLES TO INDICATE PRODUCT, CHARACTERISTICS, AND LOCATIONS IN THE WORK. SAMPLES WILL BE REVIEWED FOR APPEARANCE ONLY. COMPLIANCE WITH ALL OTHER REQUIREMENTS IS THE EXCLUSIVE RESPONSIBILITY OF THE CONTRACTOR. E.CLOSE OUT SUBMITTALS: SUBMIT TO THE OWNER'S REPRESENTATIVE FOR APPROVAL. 1.PLANT MAINTENANCE DATA AND REQUIREMENTS. F.WARRANTY PERIOD SITE VISIT RECORD: IF THERE IS NO MAINTENANCE DURING THE WARRANTY PERIOD, AFTER EACH SITE VISIT DURING THE WARRANTY PERIOD, BY THE CONTRACTOR, AS REQUIRED BY THIS SPECIFICATION, SUBMIT A WRITTEN RECORD OF THE VISIT, INCLUDING ANY PROBLEMS, POTENTIAL PROBLEMS, AND ANY RECOMMENDED CORRECTIVE ACTION TO THE OWNER'S REPRESENTATIVE FOR APPROVAL. 1.11 OBSERVATION OF THE WORK A.THE OWNER'S REPRESENTATIVE MAY OBSERVE THE WORK AT ANY TIME. THEY MAY REMOVE SAMPLES OF MATERIALS FOR CONFORMITY TO SPECIFICATIONS. REJECTED MATERIALS SHALL BE IMMEDIATELY REMOVED FROM THE SITE AND REPLACED AT THE CONTRACTOR'S EXPENSE. THE COST OF TESTING MATERIALS NOT MEETING SPECIFICATIONS SHALL BE PAID BY THE CONTRACTOR. B.THE OWNER'S REPRESENTATIVE SHALL BE INFORMED OF THE PROGRESS OF THE WORK SO THE WORK MAY BE OBSERVED AT THE FOLLOWING KEY TIMES IN THE CONSTRUCTION PROCESS. THE OWNER'S REPRESENTATIVE SHALL BE AFFORDED SUFFICIENT TIME TO SCHEDULE VISIT TO THE SITE. FAILURE OF THE OWNER'S REPRESENTATIVE TO MAKE FIELD OBSERVATIONS SHALL NOT RELIEVE THE CONTRACTOR FROM MEETING ALL THE REQUIREMENTS OF THIS SPECIFICATION. 1.SITE CONDITIONS PRIOR TO THE START OF PLANTING: REVIEW THE SOIL AND DRAINAGE CONDITIONS. 2.COMPLETION OF THE PLANT LAYOUT STAKING: REVIEW OF THE PLANT LAYOUT. 3.PLANT QUALITY: REVIEW OF PLANT QUALITY AT THE TIME OF DELIVERY AND PRIOR TO INSTALLATION. REVIEW TREE QUALITY PRIOR TO UNLOADING WHERE POSSIBLE, BUT IN ALL CASES PRIOR TO PLANTING. 4.COMPLETION OF THE PLANTING: REVIEW THE COMPLETED PLANTING. 1.12 PRE-CONSTRUCTION CONFERENCE A.SCHEDULE A PRE-CONSTRUCTION MEETING WITH THE OWNER'S REPRESENTATIVE AT LEAST SEVEN (7) DAYS BEFORE BEGINNING WORK TO REVIEW ANY QUESTIONS THE CONTRACTOR MAY HAVE REGARDING THE WORK, ADMINISTRATIVE PROCEDURES DURING CONSTRUCTION AND PROJECT WORK SCHEDULE. 1.13 QUALITY ASSURANCE A.SUBSTANTIAL COMPLETION ACCEPTANCE - ACCEPTANCE OF THE WORK PRIOR TO THE START OF THE WARRANTY PERIOD: 1.ONCE THE CONTRACTOR COMPLETES THE INSTALLATION OF ALL ITEMS IN THIS SECTION, THE OWNER'S REPRESENTATIVE WILL OBSERVE ALL WORK FOR SUBSTANTIAL COMPLETION ACCEPTANCE UPON WRITTEN REQUEST OF THE CONTRACTOR. THE REQUEST SHALL BE RECEIVED AT LEAST TEN CALENDAR DAYS BEFORE THE ANTICIPATED DATE OF THE OBSERVATION. 2.SUBSTANTIAL COMPLETION ACCEPTANCE BY THE OWNER'S REPRESENTATIVE SHALL BE FOR GENERAL CONFORMANCE TO SPECIFIED SIZE, CHARACTER AND QUALITY AND NOT RELIEVE THE CONTRACTOR OF RESPONSIBILITY FOR FULL CONFORMANCE TO THE CONTRACT DOCUMENTS, INCLUDING CORRECT SPECIES. 3.ANY PLANTS THAT ARE DEEMED DEFECTIVE AS DEFINED UNDER THE PROVISIONS BELOW SHALL NOT BE ACCEPTED. B.THE OWNER'S REPRESENTATIVE WILL PROVIDE THE CONTRACTOR WITH WRITTEN ACKNOWLEDGMENT OF THE DATE OF SUBSTANTIAL COMPLETION ACCEPTANCE AND THE BEGINNING OF THE WARRANTY PERIOD AND PLANT MAINTENANCE PERIOD (IF PLANT MAINTENANCE IS INCLUDED). C.CONTRACTOR'S QUALITY ASSURANCE RESPONSIBILITIES: THE CONTRACTOR IS SOLELY RESPONSIBLE FOR QUALITY CONTROL OF THE WORK. D.INSTALLER QUALIFICATIONS: THE INSTALLER SHALL BE A FIRM HAVING AT LEAST 5 YEARS OF SUCCESSFUL EXPERIENCE OF A SCOPE SIMILAR TO THAT REQUIRED FOR THE WORK, INCLUDING THE HANDLING AND PLANTING OF LARGE SPECIMEN TREES IN URBAN AREAS. THE SAME FIRM SHALL INSTALL PLANTING SOIL (WHERE APPLICABLE) AND PLANT MATERIAL. 1.INSTALLER FIELD SUPERVISION: WHEN ANY PLANTING WORK IS IN PROGRESS, INSTALLER SHALL MAINTAIN, ON SITE, A FULL-TIME SUPERVISOR WHO CAN COMMUNICATE IN ENGLISH WITH THE OWNER'S REPRESENTATIVE. 2.INSTALLER'S FIELD SUPERVISOR SHALL HAVE A MINIMUM OF FIVE YEARS EXPERIENCE AS A FIELD SUPERVISOR INSTALLING PLANTS AND TREES OF THE QUALITY AND SCALE OF THE PROPOSED PROJECT, AND WHO CAN COMMUNICATE IN ENGLISH WITH THE OWNER'S REPRESENTATIVE. 3.THE INSTALLER'S CREW SHALL HAVE A MINIMUM OF 3 YEARS EXPERIENCED IN THE INSTALLATION OF PLANTING SOIL, PLANTINGS, AND IRRIGATION (WHERE APPLICABLE) AND INTERPRETATION OF SOIL PLANS, PLANTING PLANS AND IRRIGATION PLANS. 4.SUBMIT REFERENCES OF PAST PROJECTS, EMPLOYEE TRAINING CERTIFICATIONS THAT SUPPORT THAT THE CONTRACTORS MEETS ALL OF THE ABOVE INSTALLER QUALIFICATIONS AND APPLICABLE LICENSURES. 1.14 PLANT WARRANTY A.THE CONTRACTOR AGREES TO REPLACE DEFECTIVE WORK AND DEFECTIVE PLANTS. THE OWNER'S REPRESENTATIVE SHALL MAKE THE FINAL DETERMINATION IF PLANTS MEET THESE SPECIFICATIONS OR THAT PLANTS ARE DEFECTIVE. B.PLANTS WARRANTY SHALL BEGIN ON THE DATE OF SUBSTANTIAL COMPLETION ACCEPTANCE AND CONTINUE FOR THE FOLLOWING PERIODS, CLASSED BY PLANT TYPE: 1.TREES - 1 YEAR. 2.SHRUBS - 1 YEAR. 3.GROUND COVER AND PERENNIAL FLOWER PLANTS - 1 YEAR. 4.BULBS, ANNUAL FLOWER AND SEASONAL COLOR PLANTS - FOR THE PERIOD OF EXPECTED BLOOM OR PRIMARY DISPLAY. C.WHEN THE WORK IS ACCEPTED IN PARTS, THE WARRANTY PERIODS SHALL EXTEND FROM EACH OF THE PARTIAL SUBSTANTIAL COMPLETION ACCEPTANCES TO THE TERMINAL DATE OF THE LAST WARRANTY PERIOD. THUS, ALL WARRANTY PERIODS FOR EACH CLASS OF PLANT WARRANTY, SHALL TERMINATE AT ONE TIME. D.ALL PLANTS SHALL BE WARRANTIED TO MEET ALL THE REQUIREMENTS FOR PLANT QUALITY AT INSTALLATION IN THIS SPECIFICATION. DEFECTIVE PLANTS SHALL BE DEFINED AS PLANTS NOT MEETING THESE REQUIREMENTS. THE OWNER'S REPRESENTATIVE SHALL MAKE THE FINAL DETERMINATION THAT PLANTS ARE DEFECTIVE. E.PLANTS DETERMINED TO BE DEFECTIVE SHALL BE REMOVED IMMEDIATELY UPON NOTIFICATION BY THE OWNER'S REPRESENTATIVE AND REPLACED WITHOUT COST TO THE OWNER, AS SOON AS WEATHER CONDITIONS PERMIT AND WITHIN THE SPECIFIED PLANTING PERIOD. F.ANY WORK REQUIRED BY THIS SPECIFICATION OR THE OWNER'S REPRESENTATIVE DURING THE PROGRESS OF THE WORK, TO CORRECT PLANT DEFECTS INCLUDING THE REMOVAL OF ROOTS OR BRANCHES, TO OBSERVE FOR OR CORRECT ROOT DEFECTS SHALL NOT BE CONSIDERED AS GROUNDS TO VOID ANY CONDITIONS OF THE WARRANTY. IN THE EVENT THAT THE CONTRACTOR DECIDES THAT SUCH REMEDIATION WORK MAY COMPROMISE THE FUTURE HEALTH OF THE PLANT, THE PLANT OR PLANTS IN QUESTION SHALL BE REJECTED AND REPLACED WITH PLANTS THAT DO NOT CONTAIN DEFECTS THAT REQUIRE REMEDIATION OR CORRECTION. G.THE CONTRACTOR IS EXEMPT FROM REPLACING PLANTS, AFTER SUBSTANTIAL COMPLETION ACCEPTANCE AND DURING THE WARRANTY PERIOD, THAT ARE REMOVED BY OTHERS, LOST OR DAMAGED DUE TO OCCUPANCY OF PROJECT, LOST OR DAMAGED BY A THIRD PARTY, VANDALISM, OR ANY NATURAL DISASTER. H.REPLACEMENTS SHALL CLOSELY MATCH ADJACENT SPECIMENS OF THE SAME SPECIES. REPLACEMENTS SHALL BE SUBJECT TO ALL REQUIREMENTS STATED IN THIS SPECIFICATION. MAKE ALL NECESSARY REPAIRS DUE TO PLANT REPLACEMENTS. SUCH REPAIRS SHALL BE DONE AT NO EXTRA COST TO THE OWNER. I.THE WARRANTY OF ALL REPLACEMENT PLANTS SHALL EXTEND FOR AN ADDITIONAL ONE-YEAR PERIOD FROM THE DATE OF THEIR ACCEPTANCE AFTER REPLACEMENT. IN THE EVENT THAT A REPLACEMENT PLANT IS NOT ACCEPTABLE DURING OR AT THE END OF THE SAID EXTENDED WARRANTY PERIOD, THE OWNER'S REPRESENTATIVE MAY ELECT ONE MORE REPLACEMENT ITEMS OR CREDIT FOR EACH ITEM. THESE TERTIARY REPLACEMENT ITEMS ARE NOT PROTECTED UNDER A WARRANTY PERIOD. J.DURING AND BY THE END OF THE WARRANTY PERIOD, REMOVE ALL ABOVE GROUND TREE ASSESSMENTS PRESENT (IE.: TREE WRAP, TIES, AND GUYING) UNLESS AGREED TO BY THE OWNER'S REPRESENTATIVE TO REMAIN IN PLACE. ALL TREES THAT DO NOT HAVE SUFFICIENT CALIPER TO REMAIN UPRIGHT, OR THOSE REQUIRING ADDITIONAL ANCHORAGE IN WINDY LOCATIONS, SHALL BE STAKED OR REMAIN STAKED, IF REQUIRED BY THE OWNER'S REPRESENTATIVE. K.END OF WARRANTY FINAL ACCEPTANCE - ACCEPTANCE OF PLANTS AT THE END OF THE WARRANTY PERIOD. 1.AT THE END OF THE WARRANTY PERIOD, THE OWNER'S REPRESENTATIVE SHALL OBSERVE ALL WARRANTED WORK, UPON WRITTEN REQUEST OF THE CONTRACTOR. THE REQUEST SHALL BE RECEIVED AT LEAST TEN CALENDAR DAYS BEFORE THE ANTICIPATED DATE FOR FINAL OBSERVATION. 2.END OF WARRANTY FINAL ACCEPTANCE WILL BE GIVEN ONLY WHEN ALL THE REQUIREMENTS OF THE WORK UNDER THIS SPECIFICATION AND IN SPECIFICATION SECTION IRRIGATION HAVE BEEN MET. 1.15 SELECTION AND OBSERVATION OF PLANTS A.THE OWNER'S REPRESENTATIVE MAY REVIEW ALL PLANTS SUBJECT TO APPROVAL OF SIZE, HEALTH, QUALITY, CHARACTER, ETC. REVIEW OR APPROVAL OF ANY PLANT DURING THE PROCESS OF SELECTION, DELIVERY, INSTALLATION AND ESTABLISHMENT PERIOD SHALL NOT PREVENT THAT PLANT FROM LATER REJECTION IN THE EVENT THAT THE PLANT QUALITY CHANGES OR PREVIOUSLY EXISTING DEFECTS BECOME APPARENT THAT WERE NOT OBSERVED. B.PLANT SELECTION: THE OWNER'S REPRESENTATIVE RESERVES THE RIGHT TO SELECT AND OBSERVE ALL PLANTS AT THE NURSERY PRIOR TO DELIVERY AND TO REJECT PLANTS THAT DO NOT MEET SPECIFICATIONS AS SET FORTH IN THIS SPECIFICATION. IF A PARTICULAR DEFECT OR SUBSTANDARD ELEMENT CAN BE CORRECTED AT THE NURSERY, AS DETERMINED BY THE OWNER'S REPRESENTATIVE, THE AGREED UPON REMEDY MAY BE APPLIED BY THE NURSERY OR THE CONTRACTOR PROVIDED THAT THE CORRECTION ALLOWS THE PLANT TO MEET THE REQUIREMENTS SET FORTH IN THIS SPECIFICATION. ANY WORK TO CORRECT PLANT DEFECTS SHALL BE AT THE CONTRACTOR'S EXPENSE. 1.THE OWNER'S REPRESENTATIVE MAY MAKE INVASIVE OBSERVATION OF THE TREE'S ROOT SYSTEM IN THE AREA OF THE ROOT COLLAR AND THE TOP OF THE ROOT BALL IN GENERAL IN ORDER TO DETERMINE THAT THE TREE MEETS THE QUALITY REQUIREMENTS FOR DEPTH OF THE ROOT COLLAR AND PRESENCE OF ROOTS ABOVE THE ROOT COLLAR. SUCH OBSERVATIONS WILL NOT HARM THE PLANT. 2.CORRECTIONS ARE TO BE UNDERTAKEN AT THE NURSERY PRIOR TO SHIPPING. C.THE CONTRACTOR SHALL BEAR ALL COST RELATED TO PLANT CORRECTIONS. D.ALL PLANTS THAT ARE REJECTED SHALL BE IMMEDIATELY REMOVED FROM THE SITE AND ACCEPTABLE REPLACEMENT PLANTS PROVIDED AT NO COST TO THE OWNER. E.SUBMIT TO THE OWNER'S REPRESENTATIVE, FOR APPROVAL, PLANT SOURCES INCLUDING THE NAMES AND LOCATIONS OF NURSERIES PROPOSED AS SOURCES OF ACCEPTABLE PLANTS, AND A LIST OF THE PLANTS THEY WILL PROVIDE. THE PLANT LIST SHALL INCLUDE THE BOTANICAL AND COMMON NAME AND THE SIZE AT THE TIME OF SELECTION. OBSERVE ALL NURSERY MATERIALS TO DETERMINE THAT THE MATERIALS MEET THE REQUIREMENTS OF THIS SECTION. F.TREES SHALL BE PURCHASED FROM THE GROWING NURSERY. RE-WHOLESALE PLANT SUPPLIERS SHALL NOT BE USED AS SOURCES UNLESS THE CONTRACTOR CAN CERTIFY THAT THE REQUIRED TREES ARE NOT DIRECTLY AVAILABLE FROM A GROWING NURSERY. WHEN RE-WHOLESALE SUPPLIERS ARE UTILIZED, THE CONTRACTOR SHALL SUBMIT THE NAME AND LOCATION OF THE GROWING NURSERY FROM WHERE THE TREES WERE OBTAINED BY THE RE-WHOLESALE SELLER. THE RE-WHOLESALE NURSERY SHALL BE RESPONSIBLE FOR ANY REQUIRED PLANT QUALITY CERTIFICATIONS. G.THE CONTRACTOR SHALL REQUIRE THE GROWER OR RE-WHOLESALE SUPPLIER TO PERMIT THE OWNER'S REPRESENTATIVE TO OBSERVE THE ROOT SYSTEM OF ALL PLANTS AT THE NURSERY OR JOB SITE PRIOR TO PLANTING INCLUDING RANDOM REMOVAL OF SOIL OR SUBSTRATE AROUND THE BASE OF THE PLANT. OBSERVATION MAY BE AS FREQUENT AND AS EXTENSIVE AS NEEDED TO VERIFY THAT THE PLANTS MEET THE REQUIREMENTS OF THE SPECIFICATIONS AND CONFORM TO REQUIREMENTS. H.EACH TREE SHALL HAVE A NUMBERED SEAL APPLIED BY THE CONTRACTOR. THE SEAL SHALL BE PLACED ON A LATERAL BRANCH ON THE NORTH SIDE OF THE TREE. THE SEAL SHALL BE A TAMPER PROOF PLASTIC SEAL BEARING THE CONTRACTORS NAME AND A UNIQUE SEVEN-DIGIT NUMBER EMBOSSED ON THE SEAL. 1.DO NOT PLACE SEALS ON BRANCHES THAT ARE SO LARGE THAT THERE IS NOT SUFFICIENT ROOM FOR THE BRANCH GROWTH OVER THE PERIOD OF THE WARRANTY. I.THE OWNER'S REPRESENTATIVE MAY CHOOSE TO ATTACH THEIR SEAL TO EACH PLANT, OR A REPRESENTATIVE SAMPLE. VIEWING AND/OR SEALING OF PLANTS BY THE OWNER'S REPRESENTATIVE AT THE NURSERY DOES NOT PRECLUDE THE OWNER'S REPRESENTATIVE'S RIGHT TO REJECT MATERIAL WHILE ON SITE. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ANY UP CHARGE FOR THE OWNER'S REPRESENTATIVE TO ATTACH THEIR SEAL TO SPECIFIC PLANTS. J.WHERE REQUESTED BY THE OWNER'S REPRESENTATIVE, SUBMIT PHOTOGRAPHS OF PLANTS OR REPRESENTATIVE SAMPLES OF PLANTS. PHOTOGRAPHS SHALL BE LEGIBLE AND CLEARLY DEPICT THE PLANT SPECIMEN. EACH SUBMITTED IMAGE SHALL CONTAIN A HEIGHT REFERENCE, SUCH AS A MEASURING STICK. THE APPROVAL OF PLANTS BY THE OWNER'S REPRESENTATIVE VIA PHOTOGRAPH DOES NOT PRECLUDE THE OWNER'S REPRESENTATIVE'S RIGHT TO REJECT MATERIAL WHILE ON SITE. 1.16 PLANT SUBSTITUTIONS FOR PLANTS NOT AVAILABLE A.SUBMIT ALL REQUESTS FOR SUBSTITUTIONS OF PLANT SPECIES, OR SIZE TO THE OWNER'S REPRESENTATIVE, FOR APPROVAL, PRIOR TO PURCHASING THE PROPOSED SUBSTITUTION. REQUEST FOR SUBSTITUTION SHALL BE ACCOMPANIED WITH A LIST OF NURSERIES CONTACTED IN THE SEARCH FOR THE REQUIRED PLANT AND A RECORD OF OTHER ATTEMPTS TO LOCATE THE REQUIRED MATERIAL. REQUESTS SHALL ALSO INCLUDE SOURCES OF PLANTS FOUND THAT MAY BE OF A SMALLER OR LARGER SIZE, OR A DIFFERENT SHAPE OR HABIT THAN SPECIFIED, OR PLANTS OF THE SAME GENUS AND SPECIES BUT DIFFERENT CULTIVAR ORIGIN, OR WHICH MAY OTHERWISE NOT MEET THE REQUIREMENTS OF THE SPECIFICATIONS, BUT WHICH MAY BE AVAILABLE FOR SUBSTITUTION. 1.17 SITE CONDITIONS A.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO BE AWARE OF ALL SURFACE AND SUB-SURFACE CONDITIONS, AND TO NOTIFY THE OWNER'S REPRESENTATIVE, IN WRITING, OF ANY CIRCUMSTANCES THAT WOULD NEGATIVELY IMPACT THE HEALTH OF PLANTINGS. DO NOT PROCEED WITH WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. 1.SHOULD SUBSURFACE DRAINAGE OR SOIL CONDITIONS BE ENCOUNTERED WHICH WOULD BE DETRIMENTAL TO GROWTH OR SURVIVAL OF PLANT MATERIAL, THE CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE IN WRITING, STATING THE CONDITIONS AND SUBMIT A PROPOSAL COVERING COST OF CORRECTIONS. IF THE CONTRACTOR FAILS TO NOTIFY THE OWNER'S REPRESENTATIVE OF SUCH CONDITIONS, HE/SHE SHALL REMAIN RESPONSIBLE FOR PLANT MATERIAL UNDER THE WARRANTY CLAUSE OF THE SPECIFICATIONS. B.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO BE FAMILIAR WITH THE LOCAL GROWING CONDITIONS, AND IF ANY SPECIFIED PLANTS WILL BE IN CONFLICT WITH THESE CONDITIONS. REPORT ANY POTENTIAL CONFLICTS, IN WRITING, TO THE OWNER'S REPRESENTATIVE. C.THIS SPECIFICATION REQUIRES THAT ALL PLANTING SOIL AND IRRIGATION (IF APPLICABLE) WORK BE COMPLETED AND ACCEPTED PRIOR TO THE INSTALLATION OF ANY PLANTS. 1.PLANTING OPERATIONS SHALL NOT BEGIN UNTIL SUCH TIME THAT THE IRRIGATION SYSTEM IS COMPLETELY OPERATIONAL FOR THE AREA(S) TO BE PLANTED, AND THE IRRIGATION SYSTEM FOR THAT AREA HAS BEEN PRELIMINARILY OBSERVED AND APPROVED BY THE OWNER'S REPRESENTATIVE. D.ACTUAL PLANTING SHALL BE PERFORMED DURING THOSE PERIODS WHEN WEATHER AND SOIL CONDITIONS ARE SUITABLE IN ACCORDANCE WITH LOCALLY ACCEPTED HORTICULTURAL PRACTICES. 1.DO NOT INSTALL PLANTS INTO SATURATED OR FROZEN SOILS. DO NOT INSTALL PLANTS DURING INCLEMENT WEATHER, SUCH AS RAIN OR SNOW OR DURING EXTREMELY HOT, COLD OR WINDY CONDITIONS. 1.18 PLANTING AROUND UTILITIES A.CONTRACTOR SHALL CAREFULLY EXAMINE THE CIVIL, RECORD, AND SURVEY DRAWINGS TO BECOME FAMILIAR WITH THE EXISTING UNDERGROUND CONDITIONS BEFORE DIGGING. B.DETERMINE LOCATION OF UNDERGROUND UTILITIES AND PERFORM WORK IN A MANNER THAT WILL AVOID POSSIBLE DAMAGE. HAND EXCAVATE, AS REQUIRED. MAINTAIN GRADE STAKES SET BY OTHERS UNTIL PARTIES CONCERNED MUTUALLY AGREE UPON REMOVAL. C.NOTIFICATION OF LOCAL UTILITY LOCATOR SERVICE (AS NOTED ON DRAWINGS) IS REQUIRED FOR ALL PLANTING AREAS THE CONTRACTOR IS RESPONSIBLE FOR KNOWING THE LOCATION AND AVOIDING UTILITIES THAT ARE NOT COVERED BY THE LOCAL UTILITY LOCATOR SERVICE. PART 2 PRODUCTS 2.1 PLANTS: GENERAL A.STANDARDS AND MEASUREMENT: PROVIDE PLANTS OF QUANTITY, SIZE, GENUS, SPECIES, AND VARIETY OR CULTIVARS AS SHOWN AND SCHEDULED IN CONTRACT DOCUMENTS. 1.ALL PLANTS, INCLUDING THE ROOT BALL DIMENSIONS OR CONTAINER SIZE TO TRUNK CALIPER RATIO, SHALL CONFORM TO ANSI Z60.1 “AMERICAN STANDARD FOR NURSERY STOCK” LATEST EDITION, UNLESS MODIFIED BY PROVISIONS IN THIS SPECIFICATION. WHEN THERE IS A CONFLICT BETWEEN THIS SPECIFICATION AND ANSI Z60.1, THIS SPECIFICATION SECTION SHALL BE CONSIDERED CORRECT. 2.PLANTS LARGER THAN SPECIFIED MAY BE USED IF ACCEPTABLE TO THE OWNER'S REPRESENTATIVE. USE OF SUCH PLANTS SHALL NOT INCREASE THE CONTRACT PRICE. IF LARGER PLANTS ARE ACCEPTED THE ROOT BALL SIZE SHALL BE IN ACCORDANCE WITH ANSI Z-60.1. LARGER PLANTS MAY NOT BE ACCEPTABLE IF THE RESULTING ROOT BALL CANNOT BE FIT INTO THE REQUIRED PLANTING SPACE. 3.IF A RANGE OF SIZE IS GIVEN, NO PLANT SHALL BE LESS THAN THE MINIMUM SIZE AND NOT LESS THAN 50 PERCENT OF THE PLANTS SHALL BE AS LARGE AS THE MAXIMUM SIZE SPECIFIED. THE MEASUREMENTS SPECIFIED ARE THE MINIMUM AND MAXIMUM SIZE ACCEPTABLE AND ARE THE MEASUREMENTS AFTER PRUNING, WHERE PRUNING IS REQUIRED. B.PROPER IDENTIFICATION: ALL TREES SHALL BE TRUE TO NAME AS ORDERED OR SHOWN ON PLANTING PLANS AND SHALL BE LABELED INDIVIDUALLY OR IN GROUPS BY GENUS, SPECIES, VARIETY AND CULTIVAR. C.COMPLIANCE: ALL TREES SHALL COMPLY WITH FEDERAL AND STATE LAWS AND REGULATIONS REQUIRING OBSERVATION FOR PLANT DISEASE, PESTS, AND WEEDS. OBSERVATION CERTIFICATES REQUIRED BY LAW SHALL ACCOMPANY EACH SHIPMENT OF PLANTS. 1.CLEARANCE FROM THE LOCAL COUNTY AGRICULTURAL COMMISSIONER, IF REQUIRED, SHALL BE OBTAINED BEFORE PLANTING TREES ORIGINATING OUTSIDE THE COUNTY IN WHICH THEY ARE TO BE PLANTED. D.PLANT QUALITY: 1.GENERAL: PROVIDE HEALTHY STOCK, GROWN IN A NURSERY AND REASONABLY FREE OF DIE-BACK, DISEASE, INSECTS, EGGS, BORES, AND LARVAE. AT THE TIME OF PLANTING ALL PLANTS SHALL HAVE A ROOT SYSTEM, STEM, AND BRANCH FORM THAT WILL NOT RESTRICT NORMAL GROWTH, STABILITY AND HEALTH FOR THE EXPECTED LIFE OF THE PLANT 2.PLANT QUALITY ABOVE THE SOIL LINE: a.PLANTS SHALL BE HEALTHY WITH THE COLOR, SHAPE, SIZE AND DISTRIBUTION OF TRUNK, STEMS, BRANCHES, BUDS AND LEAVES NORMAL TO THE PLANT TYPE SPECIFIED. TREE QUALITY ABOVE THE SOIL LINE SHALL COMPLY WITH THE PROJECT CROWN ACCEPTANCE DETAILS AND THE FOLLOWING: 1.)CROWN: THE FORM AND DENSITY OF THE CROWN SHALL BE TYPICAL FOR A YOUNG SPECIMEN OF THE SPECIES OR CULTIVAR PRUNED TO A CENTRAL AND DOMINANT LEADER. A.)CROWN SPECIFICATIONS DO NOT APPLY TO PLANTS THAT HAVE BEEN SPECIFICALLY TRAINED IN THE NURSERY AS TOPIARY, ESPALIER, MULTI-STEM, CLUMP, OR UNIQUE SELECTIONS SUCH AS CONTORTED OR WEEPING CULTIVARS. 2.)LEAVES: THE SIZE, COLOR, AND APPEARANCE OF LEAVES SHALL BE TYPICAL FOR THE TIME OF YEAR AND STAGE OF GROWTH OF THE SPECIES OR CULTIVAR. TREES SHALL NOT SHOW SIGNS OF PROLONGED MOISTURE STRESS OR OVER WATERING AS INDICATED BY WILTED, SHRIVELED, OR DEAD LEAVES. 3.)BRANCHES: SHOOT GROWTH (LENGTH AND DIAMETER) THROUGHOUT THE CROWN SHOULD BE APPROPRIATE FOR THE AGE AND SIZE OF THE SPECIES OR CULTIVAR. TREES SHALL NOT HAVE DEAD, DISEASED, BROKEN, DISTORTED, OR OTHERWISE INJURED BRANCHES. A.)MAIN BRANCHES SHALL BE DISTRIBUTED ALONG THE CENTRAL LEADER NOT CLUSTERED TOGETHER. THEY SHALL FORM A BALANCED CROWN APPROPRIATE FOR THE CULTIVAR/SPECIES. B.) BRANCH DIAMETER SHALL BE NO LARGER THAN TWO-THIRDS (ONE-HALF IS PREFERRED) THE DIAMETER OF THE CENTRAL LEADER MEASURED 1 INCH ABOVE THE BRANCH UNION. C.) THE ATTACHMENT OF THE LARGEST BRANCHES (SCAFFOLD BRANCHES) SHALL BE FREE OF INCLUDED BARK. 4.)TRUNK: THE TREE TRUNK SHALL BE RELATIVELY STRAIGHT, VERTICAL, AND FREE OF WOUNDS THAT PENETRATE TO THE WOOD (PROPERLY MADE PRUNING CUTS, CLOSED OR NOT, ARE ACCEPTABLE AND ARE NOT CONSIDERED WOUNDS), SUNBURNED AREAS, CONKS (FUNGAL FRUITING BODIES), WOOD CRACKS, SAP LEAKAGE, SIGNS OF BORING INSECTS, GALLS, CANKERS, GIRDLING TIES, OR LESIONS (MECHANICAL INJURY). 5.) TEMPORARY BRANCHES, UNLESS OTHERWISE SPECIFIED, CAN BE PRESENT ALONG THE LOWER TRUNK BELOW THE LOWEST MAIN (SCAFFOLD) BRANCH, PARTICULARLY FOR TREES LESS THAN 1 INCH IN CALIPER. THESE BRANCHES SHOULD BE NO GREATER THAN 3/8-INCH DIAMETER. CLEAR TRUNK SHOULD BE NO MORE THAN 40% OF THE TOTAL HEIGHT OF THE TREE, UNLESS OTHERWISE SPECIFIED ON THE DRAWINGS (WHICHEVER IS GREATER). b.TREES SHALL HAVE ONE CENTRAL LEADER AS NOTED IN PLANT LIST. IF THE LEADER WAS HEADED, A NEW LEADER (WITH A LIVE TERMINAL BUD) AT LEAST ONE-HALF THE DIAMETER OF THE PRUNING CUT SHALL BE PRESENT. 1.)ALL TREES ARE ASSUMED TO HAVE ONE CENTRAL LEADER TREES UNLESS A DIFFERENT FORM IS SPECIFIED IN THE PLANT LIST OR DRAWINGS. c.ALL GRAFT UNIONS, WHERE APPLICABLE, SHALL BE COMPLETELY CLOSED WITHOUT VISIBLE SIGN OF GRAFT REJECTION. ALL GRAFTS SHALL BE VISIBLE ABOVE THE SOIL LINE. d.TRUNK CALIPER AND TAPER SHALL BE SUFFICIENT SO THAT THE LOWER FIVE FEET OF THE TRUNK REMAINS VERTICAL WITHOUT A STAKE. AUXILIARY STAKE MAY BE USED TO MAINTAIN A STRAIGHT LEADER IN THE UPPER HALF OF THE TREE. 3.PLANT QUALITY AT OR BELOW THE SOIL LINE: a.PLANT ROOTS SHALL BE NORMAL TO THE PLANT TYPE SPECIFIED. ROOT OBSERVATIONS SHALL TAKE PLACE WITHOUT IMPACTING TREE HEALTH. ROOT QUALITY AT OR BELOW THE SOIL LINE SHALL COMPLY WITH THE PROJECT ROOT ACCEPTANCE DETAILS AND THE FOLLOWING: 1.) THE ROOTS SHALL BE REASONABLY FREE OF SCRAPES, BROKEN OR SPLIT WOOD. 2.) THE ROOT SYSTEM SHALL BE REASONABLY FREE OF INJURY FROM BIOTIC (E.G., INSECTS AND PATHOGENS) AND ABIOTIC (E.G., HERBICIDE TOXICITY AND SALT INJURY) AGENTS. WOUNDS RESULTING FROM ROOT PRUNING USED TO PRODUCE A HIGH QUALITY ROOT SYSTEM ARE NOT CONSIDERED INJURIES. 3.) A MINIMUM OF THREE STRUCTURAL ROOTS REASONABLY DISTRIBUTED AROUND THE TRUNK (NOT CLUSTERED ON ONE SIDE) SHALL BE FOUND IN EACH PLANT. ROOT DISTRIBUTION SHALL BE UNIFORM THROUGHOUT THE ROOT BALL, AND GROWTH SHALL BE APPROPRIATE FOR THE SPECIES. A.) PLANTS WITH STRUCTURAL ROOTS ON ONLY ONE SIDE OF THE TRUNK (J ROOTS) SHALL BE REJECTED. 4.) THE ROOT COLLAR SHALL BE WITHIN THE UPPER 2 INCHES OF THE SUBSTRATE/SOIL. TWO STRUCTURAL ROOTS SHALL REACH THE SIDE OF THE ROOT BALL NEAR THE TOP SURFACE OF THE ROOT BALL. THE GROWER MAY REQUEST A MODIFICATION TO THIS REQUIREMENT FOR SPECIES WITH ROOTS THAT RAPIDLY DESCEND, PROVIDED THAT THE GROWER REMOVES ALL STEM GIRDLING ROOTS ABOVE THE STRUCTURAL ROOTS ACROSS THE TOP OF THE ROOT BALL. 5.) THE ROOT SYSTEM SHALL BE REASONABLY FREE OF STEM GIRDLING ROOTS OVER THE ROOT COLLAR OR KINKED ROOTS FROM NURSERY PRODUCTION PRACTICES. 6.) AT TIME OF OBSERVATIONS AND DELIVERY, THE ROOT BALL SHALL BE MOIST THROUGHOUT. ROOTS SHALL NOT SHOW SIGNS OF EXCESS SOIL MOISTURE CONDITIONS AS INDICATED BY STUNTED, DISCOLORED, DISTORTED, OR DEAD ROOTS. 2. 2 ROOT BALL PACKAGE OPTIONS: THE FOLLOWING ROOT BALL PACKAGES ARE PERMITTED. SPECIFIC ROOT BALL PACKAGES SHALL BE REQUIRED WHERE INDICATED ON THE PLANT LIST OR IN THIS SPECIFICATION. ANY TYPE OF ROOT BALL PACKAGES THAT IS NOT SPECIFICALLY DEFINED IN THIS SPECIFICATION SHALL NOT BE PERMITTED. A.BALLED AND BURLAPPED PLANTS 1.ALL BALLED AND BURLAPPED PLANTS SHALL BE FIELD GROWN, AND THE ROOT BALL PACKAGED IN A BURLAP AND TWINE AND/OR BURLAP AND WIRE BASKET PACKAGE. 2.PLANTS SHALL BE HARVESTED WITH THE FOLLOWING MODIFICATIONS TO STANDARD NURSERY PRACTICES. a.PRIOR TO DIGGING ANY TREE THAT FAILS TO MEET THE REQUIREMENT FOR MAXIMUM SOIL AND ROOTS ABOVE THE ROOT COLLAR, CAREFULLY REMOVED THE SOIL FROM THE TOP OF THE ROOT BALL OF EACH PLANT, USING HAND TOOLS, WATER OR AN AIR SPADE, TO LOCATE THE ROOT COLLAR AND ATTAIN THE SOIL DEPTH OVER THE STRUCTURAL ROOTS REQUIREMENTS. REMOVE ALL STEM GIRDLING ROOTS ABOVE THE ROOT COLLAR. CARE MUST BE EXERCISED NOT TO DAMAGE THE SURFACE OF THE ROOT COLLAR AND THE TOP OF THE STRUCTURAL ROOTS. b.TREES SHALL BE DUG FOR A MINIMUM OF 4 WEEKS AND A MAXIMUM OF 52 WEEKS PRIOR TO SHIPPING. TREES DUG 4 TO 52 WEEKS PRIOR TO SHIPPING ARE DEFINED AS HARDENED-OFF. DIGGING IS DEFINED AS CUTTING ALL ROOTS AND LIFTING THE TREE OUT OF THE GROUND AND EITHER MOVING IT TO A NEW LOCATION IN THE NURSERY OR PLACING IT BACK INTO THE SAME HOLE. TRESS THAT ARE STORED OUT OF THE GROUND SHALL BE PLACED IN A HOLDING AREA PROTECTED FROM EXTREMES OF WIND AND SUN WITH THE ROOT BALL PROTECTED BY COVERING WITH MULCH OR STRAW AND IRRIGATED SUFFICIENTLY TO KEEP MOISTURE IN THE ROOT BALL ABOVE WILT POINT AND BELOW SATURATION c.TWINE AND BURLAP USED FOR WRAPPING THE ROOT BALL PACKAGE SHALL BE NATURAL, BIODEGRADABLE MATERIAL. IF THE BURLAP DECOMPOSES AFTER DIGGING THE TREE THEN THE ROOT BALL SHALL BE RE-WRAPPED PRIOR TO SHIPPING IF ROOTS HAVE NOT YET GROWN TO KEEP ROOT BALL INTACT DURING SHIPPING. B.CONTAINER (INCLUDING ABOVE-GROUND FABRIC CONTAINERS AND BOXES) PLANTS 1.CONTAINER PLANTS MAY BE PERMITTED ONLY WHEN INDICATED ON THE DRAWING, IN THIS SPECIFICATION, OR APPROVED BY THE OWNER'S REPRESENTATIVE. 2.PROVIDE PLANTS SHALL BE ESTABLISHED AND WELL ROOTED IN REMOVABLE CONTAINERS. 3.CONTAINER CLASS SIZE SHALL CONFORM TO ANSI Z60.1 FOR CONTAINER PLANTS FOR EACH SIZE AND TYPE OF PLANT. 2.3 ANNUAL FLOWERING AND SEASONAL COLOR PLANTS A.CONTAINER OR FLAT-GROWN PLANTS SHOULD BE SIZED AS NOTED IN THE PLANTING PLAN. PLANTS SHALL BE WELL-ROOTED AND HEALTHY. 39 7KLVGRFXPHQWWRJHWKHUZLWKWKHFRQFHSWVDQGGHVLJQVSUHVHQWHGKHUHLQDVDQLQVWUXPHQWRIVHUYLFHLVLQWHQGHGRQO\IRUWKHVSHFLILFSXUSRVHDQGFOLHQWIRUZKLFKLWZDVSUHSDUHG5HXVHRIDQGLPSURSHUUHOLDQFHRQWKLVGRFXPHQWZLWKRXWZULWWHQDXWKRUL]DWLRQDQGDGDSWDWLRQE\.LPOH\+RUQDQG$VVRFLDWHV,QFVKDOOEHZLWKRXWOLDELOLW\WR.LPOH\+RUQDQG$VVRFLDWHV,QF'$7($SS+2W15(9,S,21S1R'$7(S+((7180%(5 &+(&.('%<S&$/('(S,*1('%<'5$W1%<.+$352-(&7/$S7S$9('1212266$03/277('%<&+$9(=/,1'S(<212261$0'W*3$7+.?5&+B&LYLO?6661DWHUUD&RSSHOO?B'HVLJQ?&$'?3ODQSKHHWV?/DQGVFDSH'W*1$0(/32GZJ1$7(55$W25/'+47(;$S&233(//,0$*(S;5()S[%GU6[2/$$JJUHJDWH'HWDLO%RXOGHU,QVWDOODWLRQSKUXE3ODQWLQJ'HWDLOVVLWHZDOOZIHQFHSWHHOHGJH#ODQGVFDSH7UHH)HQFH'HWDLOV7UHH3ODQWLQJ'HWDLOV666)(%226/&/&%'0226.,0/(<+251$1'$SS2&,$7(S,1&35(3$5(')251$7(55$,17(51$7,21$/,1&3+21(2161WWW.,0/(<+251&207;)28261257+&(175$/(;35(SSW$<72W(526S8,7(5,&+$5'S217;886 %/$,1('0,.8/,. )255(9,(W21/< 5/$ /$1R'$7(21226 1RWIRUFRQVWUXFWLRQRUSHUPLWSXUSRVHV/$1'S&$3(S3(&,),&$7,21S/322 1.MODIFICATIONS, AT THE TIME OF PLANTING, TO MEET THE SPECIFICATIONS FOR THE DEPTH OF THE ROOT COLLAR AND REMOVAL OF STEM GIRDLING ROOTS AND CIRCLING ROOTS MAY MAKE THE PLANT UNSTABLE OR STRESS THE PLANT TO THE POINT THAT THE OWNER'S REPRESENTATIVE MAY CHOOSE TO REJECT THE PLANT RATHER THAN PERMITTING THE MODIFICATION. 2.ANY MODIFICATIONS REQUIRED BY THE OWNER'S REPRESENTATIVE TO MAKE THE ROOT SYSTEM CONFORM TO THE PLANT QUALITY STANDARDS OUTLINED IN PART 2 PRODUCTS: PLANTS GENERAL: QUALITY, OR OTHER REQUIREMENTS RELATED TO THE PERMITTED ROOT BALL PACKAGE, SHALL NOT BE CONSIDERED AS GROUNDS TO MODIFY OR VOID THE PLANT WARRANTY. 3.THE RESULTING ROOT BALL MAY NEED ADDITIONAL STAKING AND WATER AFTER PLANTING. THE OWNER'S REPRESENTATIVE MAY REJECT THE PLANT IF THE ROOT MODIFICATION PROCESS MAKES THE TREE UNSTABLE OR IF THE TREE IS NOT HEALTHY AT THE END OF THE WARRANTY PERIOD. SUCH PLANTS SHALL STILL BE COVERED UNDER THE WARRANTY 4.THE CONTRACTOR REMAINS RESPONSIBLE TO CONFIRM THAT THE GROWER HAS MADE ALL REQUIRED ROOT MODIFICATIONS NOTED DURING ANY NURSERY OBSERVATIONS. D.CONTAINER AND BOXED ROOT BALL SHAVING (IF REQUIRED -SEE DRAWINGS FOR CONDITIONS): THE OUTER SURFACES OF ALL PLANTS IN CONTAINERS AND BOXES, INCLUDING THE TOP, SIDES AND BOTTOM OF THE ROOT BALL SHALL BE SHAVED TO REMOVE ALL CIRCLING, DESCENDING, AND MATTED ROOTS. SHAVING SHALL BE PERFORMED USING SAWS, KNIVES, SHARP SHOVELS OR OTHER SUITABLE EQUIPMENT THAT IS CAPABLE OF MAKING CLEAN CUTS ON THE ROOTS. SHAVING SHALL REMOVE A MINIMUM OF ONE INCH OF ROOT MAT OR UP TO 2 INCHES AS REQUIRED TO REMOVE ALL ROOT SEGMENTS THAT ARE NOT GROWING REASONABLY RADIAL TO THE TRUNK. E.EXPOSED STEM TISSUE AFTER MODIFICATION: THE REQUIRED ROOT BALL MODIFICATIONS MAY RESULT IN STEM TISSUE THAT HAS NOT FORMED TRUNK BARK BEING EXPOSED ABOVE THE SOIL LINE. IF SUCH CONDITION OCCURS, WRAP THE EXPOSED PORTION OF THE STEM IN A PROTECTIVE WRAPPING WITH A WHITE FILTER FABRIC. SECURE THE FABRIC WITH BIODEGRADABLE MASKING TAPE. DO NOT USE STRING, TWINE, GREEN NURSERY TIES OR ANY OTHER MATERIAL THAT MAY GIRDLE THE TRUNK IF NOT REMOVED. F.EXCAVATION OF THE PLANTING SPACE: USING HAND TOOLS OR TRACKED MINI-EXCAVATOR, EXCAVATE THE PLANTING HOLE INTO THE PLANTING SOIL TO THE DEPTH OF THE ROOT BALL MEASURED AFTER ANY ROOT BALL MODIFICATION TO CORRECT ROOT PROBLEMS, AND WIDE ENOUGH FOR WORKING ROOM AROUND THE ROOT BALL OR TO THE SIZE INDICATED ON THE DRAWING OR AS NOTED BELOW. 1.FOR TREES AND SHRUBS PLANTED IN SOIL AREAS THAT ARE NOT TILLED OR OTHERWISE MODIFIED TO A DEPTH OF AT LEAST 12 INCHES OVER A DISTANCE OF MORE THAN 10 FEET RADIUS FROM EACH TREE, OR 5 FEET RADIUS FROM EACH SHRUB, THE SOIL AROUND THE ROOT BALL SHALL BE LOOSENED AS DEFINED BELOW OR AS INDICATED ON THE DRAWINGS. a.THE AREA OF LOOSENING SHALL BE A MINIMUM OF 3 TIMES THE DIAMETER OF THE ROOT BALL AT THE SURFACE SLOPING TO 2 TIMES THE DIAMETER OF THE ROOT BALL AT THE DEPTH OF THE ROOT BALL. b.LOOSENING IS DEFINED AS DIGGING INTO THE SOIL AND TURNING THE SOIL TO REDUCE THE COMPACTION. THE SOIL DOES NOT HAVE TO BE REMOVED FROM THE HOLE, JUST DUG, LIFTED AND TURNED. LIFTING AND TURNING MAY BE ACCOMPLISHED WITH A TRACKED MINI EXCAVATOR, OR HAND SHOVELS. 2.IF AN AUGER IS USED TO DIG THE INITIAL PLANTING HOLE, THE SOIL AROUND THE AUGER HOLE SHALL BE LOOSENED AS DEFINED ABOVE FOR TREES AND SHRUBS PLANTED IN SOIL AREAS THAT ARE NOT TILLED OR OTHERWISE MODIFIED. 3.THE MEASURING POINT FOR ROOT BALL DEPTH SHALL BE THE AVERAGE HEIGHT OF THE OUTER EDGE OF THE ROOT BALL AFTER ANY REQUIRED ROOT BALL MODIFICATION. 4.IF MOTORIZED EQUIPMENT IS USED TO DELIVER PLANTS TO THE PLANTING AREA OVER EXPOSED PLANTING BEDS, OR USED TO LOOSEN THE SOIL OR DIG THE PLANTING HOLES, ALL SOIL THAT HAS BEEN DRIVEN OVER SHALL BE TILLED TO A DEPTH OF 6 INCHES. G.FOR TREES TO BE PLANTED IN PREPARED PLANTING SOIL THAT IS DEEPER THAN THE ROOT BALL DEPTH, COMPACT THE SOIL UNDER THE ROOT BALL USING A MECHANICAL TAMPER TO ASSURE A FIRM BEDDING FOR THE ROOT BALL. IF THERE IS MORE THAN 12 INCHES OF PLANTING SOIL UNDER THE ROOT BALL EXCAVATE AND TAMP THE PLANTING SOIL IN LIFTS NOT TO EXCEED 12 INCHES. H.SET TOP OUTER EDGE OF THE ROOT BALL AT THE AVERAGE ELEVATION OF THE PROPOSED FINISH. SET THE PLANT PLUMB AND UPRIGHT IN THE CENTER OF THE PLANTING HOLE. THE TREE GRAFT, IF APPLICABLE, SHALL BE VISIBLE ABOVE THE GRADE. DO NOT PLACE SOIL ON TOP OF THE ROOT BALL. I.THE OWNER'S REPRESENTATIVE MAY REQUEST THAT PLANTS ORIENTATION BE ROTATED WHEN PLANTED BASED ON THE FORM OF THE PLANT. J.BACKFILL THE SPACE AROUND THE ROOT BALL WITH THE SAME PLANTING SOIL OR EXISTING SOIL THAT WAS EXCAVATED FOR THE PLANTING SPACE. SEE SPECIFICATION SECTION PLANTING SOIL, FOR REQUIREMENTS TO MODIFY THE SOIL WITHIN THE PLANTING BED. K.BRACE ROOT BALL BY TAMPING PLANTING SOIL AROUND THE LOWER PORTION OF THE ROOT BALL. PLACE ADDITIONAL PLANTING SOIL AROUND BASE AND SIDES OF BALL IN SIX-INCH (6") LIFTS. LIGHTLY TAMP EACH LIFT USING FOOT PRESSURE OR HAND TOOLS TO SETTLE BACKFILL, SUPPORT THE TREE AND ELIMINATE VOIDS. DO NOT OVER COMPACT THE BACKFILL OR USE MECHANICAL OR PNEUMATIC TAMPING EQUIPMENT. OVER COMPACTION SHALL BE DEFINED AS GREATER THAN 85% OF MAXIMUM DRY DENSITY, STANDARD PROCTOR OR GREATER THAN 250 PSI AS MEASURED BY A CONE PENETROMETER WHEN THE VOLUMETRIC SOIL MOISTURE IS LOWER THAN FIELD CAPACITY. 1.WHEN THE PLANTING HOLE HAS BEEN BACKFILLED TO THREE QUARTERS OF ITS DEPTH, WATER SHALL BE POURED AROUND THE ROOT BALL AND ALLOWED TO SOAK INTO THE SOIL TO SETTLE THE SOIL. DO NOT FLOOD THE PLANTING SPACE. IF THE SOIL IS ABOVE FIELD CAPACITY, ALLOW THE SOIL TO DRAIN TO BELOW FIELD CAPACITY BEFORE FINISHING THE PLANTING. AIR POCKETS SHALL BE ELIMINATED AND BACKFILL CONTINUED UNTIL THE PLANTING SOIL IS BROUGHT TO GRADE LEVEL. L.WHERE INDICATED ON THE DRAWINGS, BUILD A 4 INCH HIGH, LEVEL BERM OF PLANTING SOIL AROUND THE OUTSIDE OF THE ROOT BALL TO RETAIN WATER. TAMP THE BERM TO REDUCE LEAKING AND EROSION OF THE SAUCER. M.THOROUGHLY WATER THE PLANTING SOIL AND ROOT BALL IMMEDIATELY AFTER PLANTING. N.REMOVE ALL NURSERY PLANT IDENTIFICATION TAGS AND RIBBONS AS PER OWNER'S REPRESENTATIVE INSTRUCTIONS. THE OWNER'S REPRESENTATIVE'S SEALS ARE TO REMAIN ON PLANTS UNTIL THE END OF THE WARRANTY PERIOD. O.REMOVE ANY CORRUGATED CARDBOARD TRUNK PROTECTION AFTER PLANTING. P.FOLLOW ADDITIONAL REQUIREMENTS FOR THE PERMITTED ROOT BALL PACKAGES. 3.10 PERMITTED ROOT BALL PACKAGES AND SPECIAL PLANTING REQUIREMENTS A.THE FOLLOWING ARE PERMITTED ROOT BALL PACKAGES AND SPECIAL PLANTING REQUIREMENTS THAT SHALL BE FOLLOWED DURING THE PLANTING PROCESS IN ADDITION TO THE ABOVE GENERAL PLANTING REQUIREMENTS. B.BALLED AND BURLAPPED PLANTS 1.AFTER THE ROOT BALL HAS BEEN BACKFILLED, REMOVE ALL TWINE AND BURLAP FROM THE TOP OF THE ROOT BALL. CUT THE BURLAP AWAY AS INDICATED ON DRAWINGS; DO NOT FOLD DOWN ONTO THE PLANTING SOIL. 2.IF THE PLANT IS SHIPPED WITH A WIRE BASKET REMOVE THE BASKET WIRES JUST BEFORE THE FINAL BACKFILLING OF THE TREE AS INDICATED ON THE DRAWINGS. 3.EARTH ROOT BALLS SHALL BE KEPT INTACT EXCEPT FOR ANY MODIFICATIONS REQUIRED BY THE OWNER'S REPRESENTATIVE TO MAKE ROOT PACKAGE COMPLY WITH THE REQUIREMENT IN PART 2 PRODUCTS. C.CONTAINER PLANTS 1.THIS SPECIFICATION ASSUMES THAT MOST CONTAINER PLANTS HAVE SIGNIFICANT STEM GIRDLING AND CIRCLING ROOTS, AND THAT THE ROOT COLLAR IS TOO LOW IN THE ROOT BALL. 2.REMOVE THE CONTAINER. 3.PERFORM ROOT BALL SHAVING AS DEFINED IN INSTALLATION OF PLANTS: GENERAL ABOVE. 4.REMOVE ALL ROOTS AND SUBSTRATE ABOVE THE ROOT COLLAR AND THE MAIN STRUCTURAL ROOTS ACCORDING TO ROOT CORRECTION DETAILS SO ROOT SYSTEM CONFORMS TO ROOT OBSERVATIONS DETAIL. 5.REMOVE ALL SUBSTRATE AT THE BOTTOM OF THE ROOT BALL THAT DOES NOT CONTAIN ROOTS. 6.USING A HOSE, POWER WASHER OR AIR EXCAVATION DEVICE, WASH OUT THE SUBSTRATE FROM AROUND THE TRUNK AND TOP OF THE REMAINING ROOT BALL AND FIND AND REMOVE ALL STEM GIRDLING ROOTS WITHIN THE ROOT BALL ABOVE THE TOP OF THE STRUCTURAL ROOTS. 3.11 GROUND COVER, PERENNIAL AND ANNUAL PLANTS A.ASSURE THAT SOIL MOISTURE IS WITHIN THE REQUIRED LEVELS PRIOR TO PLANTING. IRRIGATION, IF REQUIRED, SHALL BE APPLIED AT LEAST 12 HOURS PRIOR TO PLANTING TO AVOID PLANTING IN MUDDY SOILS. B.ASSURE THAT SOIL GRADES IN THE BEDS ARE SMOOTH AND AS SHOWN ON THE PLANS. C.PLANTS SHALL BE PLANTED IN EVEN, TRIANGULARLY SPACED ROWS, AT THE INTERVALS CALLED OUT FOR ON THE DRAWINGS, UNLESS OTHERWISE NOTED. THE FIRST ROW OF ANNUAL FLOWER PLANTS SHALL BE 6 INCHES FROM THE BED EDGE UNLESS OTHERWISE DIRECTED. D.DIG PLANTING HOLES SUFFICIENTLY LARGE ENOUGH TO INSERT THE ROOT SYSTEM WITHOUT DEFORMING THE ROOTS. SET THE TOP OF THE ROOT SYSTEM AT THE GRADE OF THE SOIL. E.SCHEDULE THE PLANTING TO OCCUR PRIOR TO APPLICATION OF THE MULCH. IF THE BED IS ALREADY MULCHED, PULL THE MULCH FROM AROUND THE HOLE AND PLANT INTO THE SOIL. DO NOT PLANT THE ROOT SYSTEM IN THE MULCH. PULL MULCH BACK SO IT IS NOT ON THE ROOT BALL SURFACE. F.PRESS SOIL TO BRING THE ROOT SYSTEM IN CONTACT WITH THE SOIL. G.SPREAD ANY EXCESS SOIL AROUND IN THE SPACES BETWEEN PLANTS. H.APPLY MULCH TO THE BED BEING SURE NOT TO COVER THE TOPS OF THE PLANTS WITH OR THE TOPS OF THE ROOT BALL WITH MULCH. I.WATER EACH PLANTING AREA AS SOON AS THE PLANTING IS COMPLETED. APPLY ADDITIONAL WATER TO KEEP THE SOIL MOISTURE AT THE REQUIRED LEVELS. DO NOT OVER WATER. 3.12 STAKING AND GUYING A.DO NOT STAKE TREES UNLESS SPECIFICALLY REQUIRED BY THE CONTRACT DOCUMENTS, OR IN THE EVENT THAT THE CONTRACTOR FEELS THAT STAKING IS THE ONLY ALTERNATIVE WAY TO KEEP PARTICULAR TREES PLUMB. 1.THE OWNER'S REPRESENTATIVE SHALL HAVE THE AUTHORITY TO REQUIRE THAT TREES ARE STAKED OR TO REJECT STAKING AS AN ALTERNATIVE WAY TO STABILIZE THE TREE. 2.TREES THAT REQUIRED HEAVILY MODIFIED ROOT BALLS TO MEET THE ROOT QUALITY STANDARDS MAY BECOME UNSTABLE. THE OWNER'S REPRESENTATIVE MAY CHOOSE TO REJECT THESE TREES RATHER THAN UTILIZE STAKING TO TEMPORARILY SUPPORT THE TREE. 3.PLANTS SHALL STAND PLUMB AFTER STAKING. 4.STAKES SHALL BE DRIVEN TO SUFFICIENT DEPTH TO HOLD THE TREE RIGID. 3.13 STRAIGHTENING PLANTS B.MAINTAIN ALL PLANTS IN A PLUMB POSITION THROUGHOUT THE WARRANTY PERIOD. STRAIGHTEN ALL TREES THAT MOVE OUT OF PLUMB INCLUDING THOSE NOT STAKED. PLANTS TO BE STRAIGHTENED SHALL BE EXCAVATED AND THE ROOT BALL MOVED TO A PLUMB POSITION, AND THEN RE-BACKFILLED. C.DO NOT STRAIGHTEN PLANTS BY PULLING THE TRUNK WITH GUYS. 3.14 INSTALLATION OF FERTILIZER AND OTHER CHEMICAL ADDITIVES A.DO NOT APPLY ANY SOLUBLE FERTILIZER TO PLANTINGS DURING THE FIRST YEAR AFTER TRANSPLANTING UNLESS SOIL TEST DETERMINES THAT FERTILIZER OR OTHER CHEMICAL ADDITIVES IS REQUIRED. APPLY CHEMICAL ADDITIVES ONLY UPON THE APPROVAL OF THE OWNER'S REPRESENTATIVE. B.CONTROLLED RELEASE FERTILIZERS SHALL BE APPLIED ACCORDING TO THE MANUFACTURER'S INSTRUCTIONS, STANDARD HORTICULTURAL PRACTICES, AND PER THE SOIL TEST RECOMMENDATIONS. 3.15 PRUNING OF TREES AND SHRUBS A.PRUNE PLANTS AS DIRECTED BY THE OWNER'S REPRESENTATIVE. PRUNING TREES SHALL BE LIMITED TO ADDRESSING STRUCTURAL DEFECTS AS SHOWN IN DETAILS; FOLLOW RECOMMENDATIONS IN “STRUCTURAL PRUNING: A GUIDE FOR THE GREEN INDUSTRY” PUBLISHED BY URBAN TREE FOUNDATION, VISALIA CA. B.ALL PRUNING SHALL BE PERFORMED BY A PERSON EXPERIENCED IN STRUCTURAL TREE PRUNING. C.EXCEPT FOR PLANTS SPECIFIED AS MULTI-STEMMED OR AS OTHERWISE INSTRUCTED BY THE OWNER'S REPRESENTATIVE, PRESERVE OR CREATE A CENTRAL LEADER. D.PRUNING OF LARGE TREES SHALL BE DONE USING POLE PRUNERS OR IF NEEDED, FROM A LADDER OR HYDRAULIC LIFT TO GAIN ACCESS TO THE TOP OF THE TREE. DO NOT CLIMB IN NEWLY PLANTED TREES. SMALL TREES CAN BE STRUCTURALLY PRUNED BY LAYING THEM OVER BEFORE PLANTING. PRUNING MAY ALSO BE PERFORMED AT THE NURSERY PRIOR TO SHIPPING. E.REMOVE AND REPLACE EXCESSIVELY PRUNED OR MALFORMED STOCK RESULTING FROM IMPROPER PRUNING THAT OCCURRED IN THE NURSERY OR AFTER. F.PRUNING SHALL BE DONE WITH CLEAN, SHARP TOOLS. G.NO TREE PAINT OR SEALANTS SHALL BE USED. 3.16 MULCHING OF PLANTS A.APPLY MULCH BEFORE SETTLEMENT TO DEPTH SHOWN ON PLANS, COVERING THE ENTIRE PLANTING BED AREA. INSTALL NO MORE THAN 1 INCH OF MULCH OVER THE TOP OF THE ROOT BALLS OF ALL PLANTS. TAPER TO 2 INCHES WHEN ABUTTING PAVEMENT. B.FOR TREES PLANTED IN LAWN AREAS THE MULCH SHALL EXTEND TO A 4 FOOT RADIUS AROUND THE TREE OR TO THE EXTENT INDICATED ON THE PLANS. C.LIFT ALL LEAVES, LOW HANGING STEMS AND OTHER GREEN PORTIONS OF SMALL PLANTS OUT OF THE MULCH IF COVERED. 3.17 PLANTING BED FINISHING A.AFTER PLANTING, SMOOTH OUT ALL GRADES BETWEEN PLANTS BEFORE MULCHING. B.SEPARATE THE EDGES OF PLANTING BEDS AND LAWN AREAS WITH A SMOOTH, FORMED EDGE CUT INTO THE TURF WITH THE BED MULCH LEVEL SLIGHTLY LOWER, 1 AND 2 INCHES, THAN THE ADJACENT TURF SOD OR AS DIRECTED BY THE OWNER'S REPRESENTATIVE. BED EDGE LINES SHALL BE A DEPICTED ON THE DRAWINGS. 3.18 WATERING A.THE CONTRACTOR SHALL BE FULLY RESPONSIBLE TO ENSURE THAT ADEQUATE WATER IS PROVIDED TO ALL PLANTS FROM THE POINT OF INSTALLATION UNTIL THE DATE OF SUBSTANTIAL COMPLETION ACCEPTANCE. THE CONTRACTOR SHALL ADJUST THE AUTOMATIC IRRIGATION SYSTEM, IF AVAILABLE, AND APPLY ADDITIONAL OR ADJUST FOR LESS WATER USING HOSES AS REQUIRED. B.HAND WATER ROOT BALLS OF ALL PLANTS TO ASSURE THAT THE ROOT BALLS HAVE MOISTURE ABOVE WILT POINT AND BELOW FIELD CAPACITY. TEST THE MOISTURE CONTENT IN EACH ROOT BALL AND THE SOIL OUTSIDE THE ROOT BALL TO DETERMINE THE WATER CONTENT. 3.19 CLEAN-UP A.DURING INSTALLATION, KEEP THE SITE FREE OF TRASH, PAVEMENTS REASONABLY CLEAN AND WORK AREA IN AN ORDERLY CONDITION AT THE END OF EACH DAY. REMOVE TRASH AND DEBRIS IN CONTAINERS FROM THE SITE NO LESS THAN ONCE A WEEK. 1.IMMEDIATELY CLEAN UP ANY SPILLED OR TRACKED SOIL, FUEL, OIL, TRASH OR DEBRIS DEPOSITED BY THE CONTRACTOR FROM ALL SURFACES WITHIN THE PROJECT OR ON PUBLIC RIGHT OF WAYS AND NEIGHBORING PROPERTY. B.ONCE INSTALLATION IS COMPLETE, WASH ALL SOIL FROM PAVEMENTS AND OTHER STRUCTURES. ENSURE THAT MULCH IS CONFINED TO PLANTING BEDS AND THAT ALL TAGS AND FLAGGING TAPE ARE REMOVED FROM THE SITE. THE OWNER'S REPRESENTATIVE'S SEALS ARE TO REMAIN ON THE TREES AND REMOVED AT THE END OF THE WARRANTY PERIOD. C.MAKE ALL REPAIRS TO GRADES, RUTS, AND DAMAGE BY THE PLANT INSTALLER TO THE WORK OR OTHER WORK AT THE SITE. D.REMOVE AND DISPOSE OF ALL EXCESS PLANTING SOIL, SUBSOIL, MULCH, PLANTS, PACKAGING, AND OTHER MATERIAL BROUGHT TO THE SITE BY THE CONTRACTOR. 3.20 PROTECTION DURING CONSTRUCTION A.THE CONTRACTOR SHALL PROTECT PLANTING AND RELATED WORK AND OTHER SITE WORK FROM DAMAGE DUE TO PLANTING OPERATIONS, OPERATIONS BY OTHER CONTRACTORS OR TRESPASSERS. MAINTAIN PROTECTION DURING INSTALLATION UNTIL SUBSTANTIAL COMPLETION ACCEPTANCE. TREAT, REPAIR OR REPLACE DAMAGED WORK IMMEDIATELY. B.DAMAGE DONE BY THE CONTRACTOR, OR ANY OF THEIR SUB-CONTRACTORS TO EXISTING OR INSTALLED PLANTS, OR ANY OTHER PARTS OF THE WORK OR EXISTING FEATURES TO REMAIN, INCLUDING ROOTS, TRUNK OR BRANCHES OF LARGE EXISTING TREES, SOIL, PAVING, UTILITIES, LIGHTING, IRRIGATION, OTHER FINISHED WORK AND SURFACES INCLUDING THOSE ON ADJACENT PROPERTY, SHALL BE CLEANED, REPAIRED OR REPLACED BY THE CONTRACTOR AT NO EXPENSE TO THE OWNER. THE OWNER'S REPRESENTATIVE SHALL DETERMINE WHEN SUCH CLEANING, REPLACEMENT OR REPAIR IS SATISFACTORY. 3.21 PLANT MAINTENANCE PRIOR TO SUBSTANTIAL COMPLETION ACCEPTANCE A.DURING THE PROJECT WORK PERIOD AND PRIOR TO SUBSTANTIAL COMPLETION ACCEPTANCE, THE CONTRACTOR SHALL MAINTAIN ALL PLANTS. B.MAINTENANCE DURING THE PERIOD PRIOR TO SUBSTANTIAL COMPLETION ACCEPTANCE SHALL CONSIST OF PRUNING, WATERING, CULTIVATING, WEEDING, MULCHING, REMOVAL OF DEAD MATERIAL, REPAIRING AND REPLACING OF TREE STAKES, TIGHTENING AND REPAIRING OF GUYS, REPAIRING AND REPLACING OF DAMAGED TREE WRAP MATERIAL, RESETTING PLANTS TO PROPER GRADES AND UPRIGHT POSITION, AND FURNISHING AND APPLYING SUCH SPRAYS AS ARE NECESSARY TO KEEP PLANTINGS REASONABLY FREE OF DAMAGING INSECTS AND DISEASE, AND IN HEALTHY CONDITION. THE THRESHOLD FOR APPLYING INSECTICIDES AND HERBICIDE SHALL FOLLOW ESTABLISHED INTEGRATED PEST MANAGEMENT (IPM) PROCEDURES. MULCH AREAS SHALL BE KEPT REASONABLY FREE OF WEEDS, GRASS. 3.22 SUBSTANTIAL COMPLETION ACCEPTANCE A.UPON WRITTEN NOTICE FROM THE CONTRACTOR, THE OWNERS REPRESENTATIVE SHALL REVIEW THE WORK AND MAKE A DETERMINATION IF THE WORK IS SUBSTANTIALLY COMPLETE. 1.NOTIFICATION SHALL BE AT LEAST 7 DAYS PRIOR TO THE DATE THE CONTRACTOR IS REQUESTING THE REVIEW. B.THE DATE OF SUBSTANTIAL COMPLETION OF THE PLANTING SHALL BE THE DATE WHEN THE OWNER'S REPRESENTATIVE ACCEPTS THAT ALL WORK IN PLANTING, PLANTING SOIL, AND IRRIGATION INSTALLATION SECTIONS IS COMPLETE. C.THE PLANT WARRANTY PERIOD BEGINS AT DATE OF WRITTEN NOTIFICATION OF SUBSTANTIAL COMPLETION FROM THE OWNER'S REPRESENTATIVE. THE DATE OF SUBSTANTIAL COMPLETION MAY BE DIFFERENT THAN THE DATE OF SUBSTANTIAL COMPLETION FOR THE OTHER SECTIONS OF THE PROJECT. 3.23 MAINTENANCE DURING THE WARRANTY PERIOD BY OTHERS A.AFTER SUBSTANTIAL COMPLETION ACCEPTANCE, THE CONTRACTOR SHALL MAKE SUFFICIENT SITE VISITS TO OBSERVE THE OWNER'S MAINTENANCE AND BECOME AWARE OF PROBLEMS WITH THE MAINTENANCE IN TIME TO REQUEST CHANGES, UNTIL THE DATE OF END OF WARRANTY FINAL ACCEPTANCE. 1.NOTIFY THE OWNER'S REPRESENTATIVE IN WRITING IF MAINTENANCE, INCLUDING WATERING, IS NOT SUFFICIENT TO MAINTAIN PLANTS IN A HEALTHY CONDITION. SUCH NOTIFICATION MUST BE MADE IN A TIMELY PERIOD SO THAT THE OWNER'S REPRESENTATIVE MAY TAKE CORRECTIVE ACTION. A.NOTIFICATION MUST DEFINE THE MAINTENANCE NEEDS AND DESCRIBE ANY CORRECTIVE ACTION REQUIRED. 2.IN THE EVENT THAT THE CONTRACTOR FAILS TO VISIT THE SITE AND OR NOTIFY, IN WRITING, THE OWNER'S REPRESENTATIVE OF MAINTENANCE NEEDS, LACK OF MAINTENANCE SHALL NOT BE USED AS GROUNDS FOR VOIDING OR MODIFYING THE PROVISIONS OF THE WARRANTY. 3.24 MAINTENANCE DURING THE WARRANTY PERIOD BY THE PLANT INSTALLER A.DURING THE WARRANTY PERIOD, PROVIDE ALL MAINTENANCE FOR ALL PLANTINGS TO KEEP THE PLANTS IN A HEALTHY STATE AND THE PLANTING AREAS CLEAN AND NEAT. B.GENERAL REQUIREMENTS: 1.ALL WORK SHALL BE UNDERTAKEN BY TRAINED PLANTING CREWS UNDER THE SUPERVISION OF A FOREMAN WITH A MINIMUM OF 5 YEARS EXPERIENCE SUPERVISING COMMERCIAL PLANT MAINTENANCE CREWS. 2.ALL CHEMICAL AND FERTILIZER APPLICATIONS SHALL BE MADE BY LICENSED APPLICATORS FOR THE TYPE OF CHEMICALS TO BE USED. ALL WORK AND CHEMICAL USE SHALL COMPLY WITH ALL APPLICABLE LOCAL, PROVINCIAL AND FEDERAL REQUIREMENTS. 3.ASSURE THAT HOSES AND WATERING EQUIPMENT AND OTHER MAINTENANCE EQUIPMENT DOES NOT BLOCK PATHS OR BE PLACED IN A MANNER THAT MAY CREATE TRIPPING HAZARDS. USE STANDARD SAFETY WARNING BARRIERS AND OTHER PROCEDURES TO MAINTAIN THE SITE IN A SAFE MANNER FOR VISITORS AT ALL TIMES. 4.ALL WORKERS SHALL WEAR REQUIRED SAFETY EQUIPMENT AND APPAREL APPROPRIATE FOR THE TASKS BEING UNDERTAKEN. 5.THE CONTRACTOR SHALL NOT STORE MAINTENANCE EQUIPMENT AT THE SITE AT TIMES WHEN THEY ARE NOT IN USE UNLESS AUTHORIZED IN WRITING BY THE OWNER'S REPRESENTATIVE. 6.MAINTENANCE VEHICLES SHALL NOT PARK ON THE SITE INCLUDING WALKS AND LAWN AREAS AT ANY TIME WITHOUT THE OWNER'S REPRESENTATIVE'S WRITTEN PERMISSION. 7.MAINTAIN A DETAILED LOG OF ALL MAINTENANCE ACTIVITIES INCLUDING TYPES OF TASKS, DATE OF TASK, TYPES AND QUANTITIES OF MATERIALS AND PRODUCTS USED, WATERING TIMES AND AMOUNTS, AND NUMBER OF EACH CREW. PERIODICALLY REVIEW THE LOGS WITH THE OWNER'S REPRESENTATIVE, AND SUBMIT A COPY OF THE LOGS AT THE END OF EACH YEAR OF THE MAINTENANCE AGREEMENT. 8.MEET WITH THE OWNER'S REPRESENTATIVE A MINIMUM OF THREE TIMES A YEAR TO REVIEW THE PROGRESS AND DISCUSS ANY CHANGES THAT ARE NEEDED IN THE MAINTENANCE PROGRAM. AT THE END OF THE WARRANTY PERIOD ATTEND A HAND OVER MEETING TO FORMALLY TRANSFER THE RESPONSIBILITIES OF MAINTENANCE TO THE OWNER'S REPRESENTATIVE. PROVIDE ALL INFORMATION ON PAST MAINTENANCE ACTIVITIES AND PROVIDE A LIST OF CRITICAL TASKS THAT WILL BE NEEDED OVER THE NEXT 12 MONTHS. PROVIDE ALL MAINTENANCE LOGS AND SOIL TEST DATA. MAKE THE CONTRACTOR'S SUPERVISOR AVAILABLE FOR A MINIMUM OF ONE YEAR AFTER THE END OF THE WARRANTY PERIOD TO ANSWER QUESTIONS ABOUT PAST MAINTENANCE. C.PROVIDE THE FOLLOWING MAINTENANCE TASKS: 1.WATERING; PROVIDE ALL WATER REQUIRED TO KEEP SOIL WITHIN AND AROUND THE ROOT BALLS AT OPTIMUM MOISTURE CONTENT FOR PLANT GROWTH. a.MAINTAIN ALL WATERING SYSTEMS AND EQUIPMENT AND KEEP THEM OPERATIONAL. b.MONITOR SOIL MOISTURE TO PROVIDE SUFFICIENT WATER. CHECK SOIL MOISTURE AND ROOT BALL MOISTURE WITH A SOIL MOISTURE METER ON A REGULAR BASIS AND RECORD MOISTURE READINGS. DO NOT OVER WATER. 2.SOIL NUTRIENT LEVELS: TAKE A MINIMUM OF 4 SOIL SAMPLES FROM AROUND THE SITE IN THE SPRING AND FALL AND HAVE THEM TESTED BY AN ACCREDITED AGRICULTURAL SOIL TESTING LAB FOR CHEMICAL COMPOSITION OF PLANT REQUIRED NUTRIENTS, PH, SALT AND % ORGANIC MATTER. TEST RESULTS SHALL INCLUDE LABORATORY RECOMMENDATIONS FOR NUTRIENT APPLICATIONS. APPLY FERTILIZERS AT RATES RECOMMENDED BY THE SOIL TEST. a.MAKE ANY OTHER SOIL TEST AND/OR PLANT TISSUE TEST THAT MAY BE INDICATED BY PLANT CONDITIONS THAT MAY NOT BE RELATED TO SOIL NUTRIENT LEVELS SUCH AS SOIL CONTAMINATED BY OTHER CHEMICALS OR LACK OF CHEMICAL UPTAKE BY THE PLANT. 3.PLANT PRUNING: REMOVE CROSS OVER BRANCHING, SHORTEN OR REMOVE DEVELOPING CO DOMINANT LEADERS, DEAD WOOD AND WINTER-DAMAGED BRANCHES. UNLESS DIRECTED BY THE OWNER'S REPRESENTATIVE, DO NOT SHEAR PLANTS OR MAKE HEADING CUTS. 4.RESTORE PLANTS: RESET ANY PLANTS THAT HAVE SETTLED OR ARE LEANING AS SOON AS THE CONDITION IS NOTICED. 5.GUYING AND STAKING: MAINTAIN PLANT GUYS IN A TAUGHT POSITION. REMOVE TREE GUYS AND STAKING AFTER THE FIRST FULL GROWING SEASON UNLESS DIRECTED BY OWNER'S REPRESENTATIVE. 6.WEED CONTROL: KEEP ALL BEDS FREE OF WEEDS. HAND-REMOVE ALL WEEDS AND ANY PLANTS THAT DO NOT APPEAR ON THE PLANTING PLAN. CHEMICAL WEED CONTROL IS PERMITTED ONLY WITH THE APPROVAL OF THE OWNER'S REPRESENTATIVE. SCHEDULE WEEDING AS NEEDED BUT NOT LESS 12 TIMES PER YEAR. 7.TRASH REMOVAL: REMOVE ALL TRASH AND DEBRIS FROM ALL PLANTING BEDS AND MAINTAIN THE BEDS IN A NEAT AND TIDY APPEARANCE. THE NUMBER OF TRASH AND DEBRIS REMOVAL VISITS SHALL BE NO LESS THAN 12 TIMES PER YEAR AND MAY COINCIDE WITH OTHER MAINTENANCE VISITS. 8.PLANT PEST CONTROL: MAINTAIN DISEASE, INSECTS AND OTHER PESTS AT MANAGEABLE LEVELS. MANAGEABLE LEVELS SHALL BE DEFINED AS DAMAGE TO PLANTS THAT MAY BE NOTICEABLE TO A PROFESSIONAL BUT NOT TO THE AVERAGE PERSON. USE LEAST INVASIVE METHODS TO CONTROL PLANT DISEASE AND INSECT OUTBREAKS. D.THE OWNER'S REPRESENTATIVE MUST APPROVE IN ADVANCE THE USE OF ALL CHEMICAL PESTICIDE APPLICATIONS. 1.PLANT REPLACEMENT: REPLACE ALL PLANTS THAT ARE DEFECTIVE AS DEFINED IN THE WARRANTY PROVISIONS, AS SOON AS THE PLANT DECLINE IS OBVIOUS AND IN SUITABLE WEATHER AND SEASON FOR PLANTING AS OUTLINED IN ABOVE SECTIONS. PLANTS THAT BECOME DEFECTIVE DURING THE MAINTENANCE PERIOD SHALL BE COVERED AND REPLACED UNDER THE WARRANTY PROVISIONS. 2.MULCH: REFRESH MULCH ONCE A YEAR TO MAINTAIN COMPLETE COVERAGE BUT DO NOT OVER MULCH. AT NO TIME SHALL THE OVERALL MULCH THICKNESS BE GREATER THAT 4 INCHES. DO NOT APPLY MULCH WITHIN 6 INCHES OF THE TRUNKS OR STEMS OF ANY PLANTS. REPLACEMENT MULCH SHALL MEET THE REQUIREMENTS OF THE ORIGINAL APPROVED MATERIAL. MULCH SHALL BE NO MORE THAN ONE INCH ON TOP OF THE ROOT BALL SURFACE. 3.BED EDGING: CHECK AND MAINTAIN EDGES BETWEEN MULCH AND LAWN AREAS IN SMOOTH NEAT LINES AS ORIGINALLY SHOWN ON THE DRAWINGS. 4.LEAF, FRUIT AND OTHER PLANT DEBRIS REMOVAL: REMOVE FALL LEAF, SPENT FLOWERS, FRUIT AND PLANT PART ACCUMULATIONS FROM BEDS AND PAVED SURFACES. MAINTAIN ALL SURFACE WATER DRAINS FREE OF DEBRIS. DEBRIS REMOVAL SHALL BE UNDERTAKEN AT EACH VISIT TO WEED OR PICK UP TRASH IN BEDS. 5.DAMAGE FROM SITE USE: REPAIR OF DAMAGE BY SITE VISITORS AND EVENTS, BEYOND NORMAL WEAR, ARE NOT PART OF THIS MAINTENANCE. THE OWNER'S REPRESENTATIVE MAY REQUEST THAT THE CONTRACTOR REPAIR DAMAGE BEDS OR PLANTINGS FOR AN ADDITIONAL COST. ALL ADDITIONAL WORK SHALL BE APPROVED IN ADVANCE BY THE OWNER'S REPRESENTATIVE. 3.25 END OF WARRANTY FINAL ACCEPTANCE / MAINTENANCE OBSERVATION A.AT THE END OF THE WARRANTY AND MAINTENANCE PERIOD THE OWNER'S REPRESENTATIVE SHALL OBSERVE THE WORK AND ESTABLISH THAT ALL PROVISIONS OF THE CONTRACT ARE COMPLETE AND THE WORK IS SATISFACTORY. 1.IF THE WORK IS SATISFACTORY, THE MAINTENANCE PERIOD WILL END ON THE DATE OF THE FINAL OBSERVATION. 2.IF THE WORK IS DEEMED UNSATISFACTORY, THE MAINTENANCE PERIOD WILL CONTINUE AT NO ADDITIONAL EXPENSE TO THE OWNER UNTIL THE WORK HAS BEEN COMPLETED, OBSERVED, AND APPROVED BY THE OWNER'S REPRESENTATIVE. B.FAILURE TO PASS OBSERVATION: IF THE WORK FAILS TO PASS FINAL OBSERVATION, ANY SUBSEQUENT OBSERVATIONS MUST BE RESCHEDULED AS PER ABOVE. THE COST TO THE OWNER FOR ADDITIONAL OBSERVATIONS WILL BE CHARGED TO THE CONTRACTOR AT THE PREVAILING HOURLY RATE OF THE OWNERS REPRESENTATIVE. END OF SECTION 32 9300 2.4 PLANTING SOIL A.PLANTING SOIL AS USED IN THIS SPECIFICATION MEANS THE SOIL AT THE PLANTING SITE, OR IMPORTED AS MODIFIED AND DEFINED IN SPECIFICATION SECTION PLANTING SOIL. IF THERE IS NO PLANTING SOIL SPECIFICATION, THE TERM PLANTING SOIL SHALL MEAN THE SOIL AT THE PLANTING SITE WITHIN THE PLANTING HOLE. B.PLANTING SOIL SHALL BE 2" LAYER OF IMPORTED MIXED SOIL WITH COMPOST FROM LIVING EARTH OR APPROVED EQUAL. 1. CONTACT: PAUL TOMASO, 214.533.6296 2.5 MULCH A.MULCH SHALL BE COARSE, GROUND, FROM HARDWOOD TREES AND WOODY BRUSH SOURCES. THE SIZE RANGE SHALL BE A MINIMUM (LESS THAN 25% OR LESS OF VOLUME) FINE PARTICLES 3/8 INCH OR LESS IN SIZE, AND A MAXIMUM SIZE OF INDIVIDUAL PIECES (LARGEST 20% OR LESS OF VOLUME) SHALL BE APPROXIMATELY 1 TO 1-1/2 INCH IN DIAMETER AND MAXIMUM LENGTH APPROXIMATELY 4 TO 8". PIECES LARGER THAN 8 INCH LONG THAT ARE VISIBLE ON THE SURFACE OF THE MULCH AFTER INSTALLATION SHALL BE REMOVED. 1.IT IS UNDERSTOOD THAT MULCH QUALITY WILL VARY SIGNIFICANTLY FROM SUPPLIER TO SUPPLIER AND REGION TO REGION. THE ABOVE REQUIREMENTS MAY BE MODIFIED TO CONFORM TO THE SOURCE MATERIAL FROM LOCALLY RELIABLE SUPPLIERS AS APPROVED BY THE OWNER'S REPRESENTATIVE. B.SUBMIT SUPPLIER'S PRODUCT SPECIFICATION DATA SHEET AND A ONE GALLON SAMPLE FOR APPROVAL. 2.6 TREE STAKING AND GUYING MATERIAL A.TREE STAKING SHALL BE PER PLANTING DETAILS. B.ARBOR STAKE OR APPROVED EQUAL. 1.MANUFACTURER: WWW.ARBORSTAKES.COM C.SUBMIT MANUFACTURER'S PRODUCT DATA FOR APPROVAL 2.7 CHEMICAL OR BIOLOGICAL ADDITIVES A.PER SOILS TEST RESULTS. 2.8 COMPOST A.LIVING EARTH COMPOST OR APPROVED EQUAL 1.MANUFACTURER: LIVING EARTH: 972-869-4332 2.10 PLANTER POTTING SOIL A.LIVING EARTH CONTAINER POTTING SOIL OR APPROVED EQUAL 1.MANUFACTURER: LIVING EARTH: 972-869-4332 PART 3 EXECUTION 3.1 SITE EXAMINATION A.EXAMINE THE SURFACE GRADES AND SOIL CONDITIONS TO CONFIRM THAT THE REQUIREMENTS OF THE SPECIFICATION SECTION - PLANTING SOIL - AND THE SOIL AND DRAINAGE MODIFICATIONS INDICATED ON THE PLANTING SOIL PLAN AND DETAILS (IF APPLICABLE) HAVE BEEN COMPLETED. NOTIFY THE OWNER'S REPRESENTATIVE IN WRITING OF ANY UNSATISFACTORY CONDITIONS. 3.2 DELIVERY, STORAGE AND HANDLING A.PROTECT MATERIALS FROM DETERIORATION DURING DELIVERY AND STORAGE. ADEQUATELY PROTECT PLANTS FROM DRYING OUT, EXPOSURE OF ROOTS TO SUN, WIND OR EXTREMES OF HEAT AND COLD TEMPERATURES. IF PLANTING IS DELAYED MORE THAN 24 HOURS AFTER DELIVERY, SET PLANTS IN A LOCATION PROTECTED FROM SUN AND WIND. PROVIDE ADEQUATE WATER TO THE ROOT BALL PACKAGE DURING THE SHIPPING AND STORAGE PERIOD. 1.ALL PLANT MATERIALS MUST BE AVAILABLE FOR OBSERVATION PRIOR TO PLANTING. 2.USING A SOIL MOISTURE METER, PERIODICALLY CHECK THE SOIL MOISTURE IN THE ROOT BALLS OF ALL PLANTS TO ASSURE THAT THE PLANTS ARE BEING ADEQUATELY WATERED. VOLUMETRIC SOIL MOISTURE SHALL BE MAINTAINED ABOVE WILTING POINT AND BELOW FIELD CAPACITY FOR THE ROOT BALL SUBSTRATE OR SOIL. B.DO NOT DELIVER MORE PLANTS TO THE SITE THAN THERE IS SPACE WITH ADEQUATE STORAGE CONDITIONS. PROVIDE A SUITABLE REMOTE STAGING AREA FOR PLANTS AND OTHER SUPPLIES. 1.THE OWNER'S REPRESENTATIVE OR CONTRACTOR SHALL APPROVE THE DURATION, METHOD AND LOCATION OF STORAGE OF PLANTS. C.PROVIDE PROTECTIVE COVERING OVER ALL PLANTS DURING TRANSPORTING. 3.3 PLANTING SEASON A.PLANTING SHALL ONLY BE PERFORMED WHEN WEATHER AND SOIL CONDITIONS ARE SUITABLE FOR PLANTING THE MATERIALS SPECIFIED IN ACCORDANCE WITH LOCALLY ACCEPTED PRACTICE BELOW UNLESS OTHERWISE APPROVED IN WRITING BY THE OWNER'S REPRESENTATIVE. IN THE EVENT THAT THE CONTRACTOR REQUEST PLANTING OUTSIDE THE DATES OF THE PLANTING SEASON, APPROVAL OF THE REQUEST DOES NOT CHANGE THE REQUIREMENTS OF THE WARRANTY. 3.4 ADVERSE WEATHER CONDITIONS A.NO PLANTING SHALL TAKE PLACE DURING EXTREMELY HOT, DRY, WINDY OR FREEZING WEATHER. 3.5 COORDINATION WITH PROJECT WORK A.THE CONTRACTOR SHALL COORDINATE WITH ALL OTHER WORK THAT MAY IMPACT THE COMPLETION OF THE WORK. B.PRIOR TO THE START OF WORK, PREPARE A DETAILED SCHEDULE OF THE WORK FOR COORDINATION WITH OTHER TRADES. C.COORDINATE THE RELOCATION OF ANY IRRIGATION LINES, HEADS OR THE CONDUITS OF OTHER UTILITY LINES THAT ARE IN CONFLICT WITH TREE LOCATIONS. ROOT BALLS SHALL NOT BE ALTERED TO FIT AROUND LINES. NOTIFY THE OWNER'S REPRESENTATIVE OF ANY CONFLICTS ENCOUNTERED. 3.6 LAYOUT AND PLANTING SEQUENCE A.RELATIVE POSITIONS OF ALL PLANTS AND TREES ARE SUBJECT TO APPROVAL OF THE OWNER'S REPRESENTATIVE. B.NOTIFY THE OWNER'S REPRESENTATIVE, ONE (1) WEEK PRIOR TO LAYOUT. LAYOUT ALL INDIVIDUAL TREE AND SHRUB LOCATIONS. PLACE PLANTS ABOVE SURFACE AT PLANTING LOCATION OR PLACE A LABELED STAKE AT PLANTING LOCATION. LAYOUT BED LINES WITH PAINT FOR THE OWNER'S REPRESENTATIVE'S APPROVAL. SECURE THE OWNER'S REPRESENTATIVE'S ACCEPTANCE BEFORE DIGGING AND START OF PLANTING WORK. C.WHEN APPLICABLE, PLANT TREES BEFORE OTHER PLANTS ARE INSTALLED. D.IT IS UNDERSTOOD THAT PLANTS ARE NOT PRECISE OBJECTS AND THAT MINOR ADJUSTMENTS IN THE LAYOUT WILL BE REQUIRED AS THE PLANTING PLAN IS CONSTRUCTED. THESE ADJUSTMENTS MAY NOT BE APPARENT UNTIL SOME OR ALL OF THE PLANTS ARE INSTALLED. MAKE ADJUSTMENTS AS REQUIRED BY THE OWNER'S REPRESENTATIVE INCLUDING RELOCATING PREVIOUSLY INSTALLED PLANTS. 3.7 SOIL PROTECTION DURING PLANT DELIVERY AND INSTALLATION A.PROTECT SOIL FROM COMPACTION DURING THE DELIVERY OF PLANTS TO THE PLANTING LOCATIONS, DIGGING OF PLANTING HOLES AND INSTALLING PLANTS. 1.WHERE POSSIBLE DELIVER AND PLANT TREES THAT REQUIRE THE USE OF HEAVY MECHANIZED EQUIPMENT PRIOR TO FINAL SOIL PREPARATION AND TILLING. WHERE POSSIBLE, RESTRICT THE DRIVING LANES TO ONE AREA INSTEAD OF DRIVING OVER AND COMPACTING A LARGE AREA OF SOIL. 2.TILL TO A DEPTH OF 6 INCHES, ALL SOIL THAT HAS BEEN DRIVEN OVER DURING THE INSTALLATION OF PLANTS. 3.8 SOIL MOISTURE A.VOLUMETRIC SOIL MOISTURE LEVEL, IN BOTH THE PLANTING SOIL AND THE ROOT BALLS OF ALL PLANTS, PRIOR TO, DURING AND AFTER PLANTING SHALL BE ABOVE PERMANENT WILTING POINT AND BELOW FIELD CAPACITY FOR EACH TYPE OF SOIL TEXTURE WITHIN THE FOLLOWING RANGES. SOIL TYPE PERMANENT WILTING POINT FIELD CAPACITY SAND, LOAMY SAND, SANDY LOAM 5 - 8% 12-18% LOAM, SANDY CLAY, SANDY CLAY LOAM 14 - 25% 27-36% CLAY LOAM, SILT LOAM 11 - 22% 31 - 36% SILTY CLAY, SILTY CLAY LOAM 22 - 27% 38 - 41% 1.VOLUMETRIC SOIL MOISTURE SHALL BE MEASURED WITH A DIGITAL MOISTURE METER. THE METER SHALL BE THE DIGITAL SOIL MOISTURE METER, DSMM500 BY GENERAL SPECIALTY TOOLS AND INSTRUMENTS, OR APPROVED EQUIVALENT. B.THE CONTRACTOR SHALL CONFIRM THE SOIL MOISTURE LEVELS WITH A MOISTURE METER. IF THE MOISTURE IS TOO HIGH, SUSPEND PLANTING OPERATIONS UNTIL THE SOIL MOISTURE DRAINS TO BELOW FIELD CAPACITY. 3.9 INSTALLATION OF PLANTS: GENERAL A.OBSERVE EACH PLANT AFTER DELIVERY AND PRIOR TO INSTALLATION FOR DAMAGE OF OTHER CHARACTERISTICS THAT MAY CAUSE REJECTION OF THE PLANT. NOTIFY THE OWNER'S REPRESENTATIVE OF ANY CONDITION OBSERVED. B.NO MORE PLANTS SHALL BE DISTRIBUTED ABOUT THE PLANTING BED AREA THAN CAN BE PLANTED AND WATERED ON THE SAME DAY. C.THE ROOT SYSTEM OF EACH PLANT, REGARDLESS OF ROOT BALL PACKAGE TYPE, SHALL BE OBSERVED BY THE CONTRACTOR, AT THE TIME OF PLANTING TO CONFIRM THAT THE ROOTS MEET THE REQUIREMENTS FOR PLANT ROOT QUALITY IN PART 2 PRODUCTS: PLANTS GENERAL: PLANT QUALITY. THE CONTRACTOR SHALL UNDERTAKE AT THE TIME OF PLANTING, ALL MODIFICATIONS TO THE ROOT SYSTEM REQUIRED BY THE OWNER'S REPRESENTATIVE TO MEET THESE QUALITY STANDARDS. 40 7KLVGRFXPHQWWRJHWKHUZLWKWKHFRQFHSWVDQGGHVLJQVSUHVHQWHGKHUHLQDVDQLQVWUXPHQWRIVHUYLFHLVLQWHQGHGRQO\IRUWKHVSHFLILFSXUSRVHDQGFOLHQWIRUZKLFKLWZDVSUHSDUHG5HXVHRIDQGLPSURSHUUHOLDQFHRQWKLVGRFXPHQWZLWKRXWZULWWHQDXWKRUL]DWLRQDQGDGDSWDWLRQE\.LPOH\+RUQDQG$VVRFLDWHV,QFVKDOOEHZLWKRXWOLDELOLW\WR.LPOH\+RUQDQG$VVRFLDWHV,QF'$7($SS+2W15(9,S,21S1R'$7(S+((7180%(5 &+(&.('%<S&$/('(S,*1('%<'5$W1%<.+$352-(&7/$S7S$9('1212266$03/277('%<&+$9(=/,1'S(<212261$0'W*3$7+.?5&+B&LYLO?6661DWHUUD&RSSHOO?B'HVLJQ?&$'?3ODQSKHHWV?/DQGVFDSH'W*1$0(/32GZJ1$7(55$W25/'+47(;$S&233(//,0$*(S;5()S[%GU6[2/$$JJUHJDWH'HWDLO%RXOGHU,QVWDOODWLRQSKUXE3ODQWLQJ'HWDLOVVLWHZDOOZIHQFHSWHHOHGJH#ODQGVFDSH7UHH)HQFH'HWDLOV7UHH3ODQWLQJ'HWDLOV666)(%226/&/&%'0226.,0/(<+251$1'$SS2&,$7(S,1&35(3$5(')251$7(55$,17(51$7,21$/,1&3+21(2161WWW.,0/(<+251&207;)28261257+&(175$/(;35(SSW$<72W(526S8,7(5,&+$5'S217;886 %/$,1('0,.8/,. )255(9,(W21/< 5/$ /$1R'$7(21226 1RWIRUFRQVWUXFWLRQRUSHUPLWSXUSRVHV/$W1$1'*5$SS(SS3(&,),&$7,21S/32 SECTION 32 9210: LAWNS AND GRASSES PART 1 -GENERAL 1.1 SECTION INCLUDES A.FURNISH ALL LABOR, MATERIAL, EQUIPMENT RELATED SERVICES AND SUPERVISION NECESSARY FOR OR INCIDENTAL TO THE INSTALLATION OF THE LAWNS AND GRASSES AS SHOWN OR INDICATED ON THE DRAWINGS AND/OR AS SPECIFIED. B.WORK INCLUDED: 1.SOIL PREPARATION AND FINE GRADING. 2.FERTILIZATION. 3.GRASS SODDING 4.SEEDING 1.2 SUBMITTALS A.DELIVERY RECEIPTS AND INVOICES: SUBMIT ORIGINAL DELIVERY RECEIPTS AND INVOICES FOR MATERIALS USED. B.PRODUCT DATA: SUBMIT SAMPLE LABEL OR SPECIFICATION OF FERTILIZER. C.CERTIFICATE: SUBMIT STATE CERTIFICATE STATING VARIETY AND PURITY OF GRASS SOD. D.SOIL FERTILITY TEST REPORTS: 1.SUBMIT ANALYSIS, TEST RESULTS AND CORRECTIVE RECOMMENDATIONS TO THE OWNER'S REPRESENTATIVE. 2.ONE TEST PER MEDIAN IS REQUIRED OF EXISTING SOIL TAKEN AT DIFFERENT LOCATIONS ON THE PROJECT SITE AS DIRECTED BY THE OWNER'S REPRESENTATIVE. 1.3 PROTECTION A.PROTECT PAVING SURFACES, CURBS, UTILITIES, PLANT MATERIALS, AND OTHER EXISTING IMPROVEMENTS FROM DAMAGE BY HEAVY EQUIPMENT. B.LOCATE AND STAKE IRRIGATION HEADS, VALVE RISERS AND EQUIPMENT PRIOR TO BEGINNING SOIL PREPARATION WORK. C.DURING WORK AND MAINTENANCE PERIOD, MAINTAIN TOPSOIL IN PLACE AT ESTABLISHED GRADES. REPLACE TOPSOIL AND GRASS LOSSES DUE TO EROSION. D.PROTECT IN PLACE WORK FROM DAMAGE BY HEAVY EQUIPMENT. PREPARE, GRADE, LEVEL, AND REPLANT DAMAGED AREAS. 1.4 SUBSTANTIAL COMPLETION & PROJECT CLOSEOUT A.A CERTIFICATE OF SUBSTANTIAL COMPLETION WILL BE ISSUED WHEN THE WORK PERFORMED UNDER THE CONTRACT HAS BEEN REVIEWED AND FOUND, TO THE OWNER'S REPRESENTATIVE'S BEST KNOWLEDGE, INFORMATION, AND BELIEF, TO BE SUBSTANTIALLY COMPLETE. SUBSTANTIAL COMPLETION IS THE STAGE IN THE PROGRESS OF THE WORK WHEN THE WORK OR DESIGNATED PORTION THEREOF IS SUFFICIENTLY COMPLETE IN ACCORDANCE WITH THE CONTRACT DOCUMENTS SO THE OWNER CAN OCCUPY OR UTILIZE THE WORK FOR ITS INTENDED USE. THE DATE OF SUBSTANTIAL COMPLETION OF THE PROJECT OR PORTION THEREOF IS ALSO THE DATE OF COMMENCEMENT OF APPLICABLE GUARANTEES AS SPECIFIED. B.A LIST OF ITEMS TO BE COMPLETED OR CORRECTED WILL BE ATTACHED TO THE CERTIFICATE OR SUBSTANTIAL COMPLETION. THE FAILURE TO INCLUDE ANY ITEMS ON SUCH LIST DOES NOT ALTER THE RESPONSIBILITY OF THE CONTRACTOR TO COMPLETE ALL WORK IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. C.THE CONTRACTOR WILL COMPLETE OR CORRECT THE WORK ON THE LIST OF ITEMS WITHIN A SPECIFIC NUMBER OF DAYS AS SHOWN ON THE CERTIFICATE OF SUBSTANTIAL COMPLETION. D.UPON COMPLETION AND RE-INSPECTION OF ALL CORRECTED ITEMS LISTED, THE OWNER'S REPRESENTATIVE WILL RECOMMEND TO THE OWNER THAT THE WORK OF THIS SECTION IS READY FOR FINAL ACCEPTANCE. 1.5 QUALITY ASSURANCE A.GENERAL: COMPLY WITH APPLICABLE FEDERAL, STATE, COUNTY AND LOCAL REGULATIONS GOVERNING LANDSCAPE MATERIALS AND WORK. B.PERSONNEL: EMPLOY ONLY EXPERIENCED PERSONNEL WHO ARE FAMILIAR WITH THE REQUIRED WORK. PROVIDE SUPERVISION BY A QUALIFIED FOREMAN. 1.6 GUARANTEE A.GUARANTEE LAWNS AND GRASSES FOR ONE YEAR AFTER DATE OF FINAL ACCEPTANCE AT THE END OF THIS GUARANTEE PERIOD, ALL LAWN AND GRASS AREAS WILL HAVE ACHIEVED COVERAGE OF THE SPECIFIED GRASS AT A DENSITY OF 100% COVERAGE, FREE OF WEEDS, UNDESIRABLE GRASS SPECIES, DISEASE, AND INSECTS. REPLACE DEAD MATERIALS AND MATERIALS NOT IN VIGOROUS, THRIVING CONDITION AS SOON AS WEATHER PERMITS AND ON NOTIFICATION BY THE OWNER'S REPRESENTATIVE. B.REPLACE LAWNS AND GRASSES WITH SAME KIND AS ORIGINALLY PLANTED, AT NO COST TO THE OWNER. PROTECT IRRIGATION SYSTEM AND OTHER PIPING, CONDUIT, OR OTHER WORK DURING REPLACEMENT. REPAIR DAMAGE IMMEDIATELY. 1.7 JOB CONDITIONS A.DO NOT INSTALL SOD OR SEED ON SATURATED OR FROZEN SOIL. B.SOD AND SEED INSTALLATION SHALL BE SUBJECT TO SUITABILITY OF THE WEATHER AND OTHER CONDITIONS AFFECTING SOD GROWTH. 1.8 PROGRESS MEETINGS A.CONTRACTOR SHALL ATTEND ALL PROGRESS MEETINGS AS REQUESTED BY THE OWNER'S REPRESENTATIVE DURING INSTALLATION. 1.9 QUANTITY VERIFICATION A.THE BIDDING CONTRACTOR IS RESPONSIBLE FOR THE INCLUSION OF ALL MATERIALS, LABOR AND EQUIPMENT AS OUTLINED IN THE PLANS AND SPECIFICATION. THE PLANT LIST IS PROVIDED TO THE BIDDING CONTRACTOR AS A CONVENIENCE AND THE QUANTITIES ARE APPROXIMATE. VERIFICATION OF ALL QUANTITIES IS THE SOLE RESPONSIBILITY OF THE BIDDING CONTRACTOR. ANY DISCREPANCIES MUST BE REPORTED TO THE OWNER'S REPRESENTATIVE PRIOR TO SUBMITTAL OF BID. PART 2 PRODUCTS 2.1 GRASS A.GENERAL: 1.SOD SHALL BE NURSERY GROWN ON CULTIVATED AGRICULTURAL SOILS. SOD SHALL HAVE BEEN MOWED REGULARLY AND CAREFULLY AND OTHERWISE MAINTAINED FROM PLANTING TO HARVEST. 2.SOD SHALL BE OF SPECIES INDICATED. 3.THICKNESS OF CUT: SOD SHALL BE CUT TO THE SUPPLIER'S STANDARD WIDTH AND LENGTH. MAXIMUM ALLOWABLE DEVIATION FROM STANDARD WIDTHS AND LENGTHS SHALL BE PLUS OR MINUS .25 INCHES ON WIDTH AND PLUS OR MINUS 5% ON LENGTH. 4.BROKEN STRIPS AND TORN OR UNEVEN ENDS WILL NOT BE ACCEPTED. 5.STRENGTH OF SOD STRIPS: SOD STRIPS SHALL BE STRONG ENOUGH TO SUPPORT THEIR OWN WEIGHT AND RETAIN THEIR SIZE AND SHAPE IF SUSPENDED VERTICALLY WHEN GRASPED IN THE UPPER 10% OF THE SECTION. 6.MOISTURE CONTENT: SOD SHALL NOT BE HARVESTED OR TRANSPLANTED WHEN MOISTURE CONTENT (EXCESSIVELY WET OR DRY) MAY ADVERSELY AFFECT ITS SURVIVAL. SOD SHALL BE STORED IN A COMPACT GROUP TO PREVENT DRYING OUT OR FREEZING. 7.TIME LIMITATIONS: SOD SHALL BE HARVESTED, DELIVERED, AND TRANSPLANTED WITHIN A 30-HOUR PERIOD UNLESS A SUITABLE PRESERVATION METHOD IS APPROVED BY THE OWNER'S REPRESENTATIVE PRIOR TO DELIVERY. SOD NOT TRANSPLANTED WITHIN THIS PERIOD SHALL BE INSPECTED FOR APPROVAL BY THE OWNER'S REPRESENTATIVE PRIOR TO ITS INSTALLATION. 8.THATCH: SOD SHALL BE FREE OF THATCH. 9.DISEASES. NEMATODES AND INSECTS: SOD SHALL BE FREE OF DISEASES, NEMATODES, AND SOIL-BORNE INSECTS. 10.WEEDS: SOD SHALL BE FREE OF OBJECTIONABLE GRASSY AND BROADLEAF WEEDS. B.SOD: 1.CYNODON DACTYLON (COMMON BERMUDA GRASS) C.SEED: 1.SEED: FRESH, CLEAN, AND NEW CROP SEED MIXTURE. A. COMPOSED OF THE FOLLOWING VARIETIES, MIXED TO THE SPECIFIED PROPORTIONS BY WEIGHT, AND TESTED TO MINIMUM PERCENTAGES OF PURITY AND GERMINATION. SHALL BE FREE OF: POA ANNUA, BENT GRASS, AND NOXIOUS WEED SEED. B. RATE: 2 - 3 POUNDS PER 1,000 SQUARE FEET. 2.TYPES: TYPES PARTS PURITY GERMINATION COMMON BERMUDA 100% 95% 95% 2.2 MULCH A.HYDRO-MULCH: CELLULOSE FIBER MULCH SHALL CONSIST OF SPECIALLY PREPARED CELLULOSE PROCESSED INTO A UNIFORM FIBROUS PHYSICAL STATE. THE FIBER MULCH, INCLUDING DYE, SHALL CONTAIN NO GERMINATION OR GROWTH INHIBITING FACTORS. THE MULCH MATERIAL SHALL BE MANUFACTURED AND PROCESSED IN SUCH A MANNER THAT THE CELLULOSE FIBER MULCH WILL REMAIN IN UNIFORM SUSPENSION IN WATER UNDER AGITATION AND WILL BLEND WITH SEED, FERTILIZER, AND OTHER ADDITIVES TO FORM A HOMOGENEOUS SLURRY. THE MULCH SHALL COVER AND HOLD GRASS SEED IN CONTACT WITH THE SOIL WITH OUT INHIBITING THE GROWTH OF THE GRASS SEEDLINGS. 2.3 TOPSOIL A.GENERAL TOPSOIL 1.REFERENCE PLANTING SOIL PLANS. 2.4 SEEDING ACCESSORIES A.WEED KILLER: IF NECESSARY IN THE OPINION OF THE LANDSCAPE ARCHITECT, AN APPLICATION OF BROADLEAF WEED KILLER MAY BE APPLIED PRIOR TO FINAL ACCEPTANCE. ORTHO WEED-B-GONE OR EQUAL AT A RATE OF 3 TEASPOONS/GALLON OF WATER OR 3 CUPS (25 OZ.) PER 50 GALLONS OF WATER SHALL BE APPLIED AT LEAST 48 HOURS BEFORE WATERING OR ANTICIPATED RAINFALL. B.MULCH TACKIFIER APPLY LIQUID TACKIFIER UNIFORMLY AT THE RATE OF 60 GALLONS PER ACRE, IF NEEDED, TO KEEP STRAW MULCH IN PLACE. C.GROUND LIMESTONE GROUND LIMESTONE SHALL CONTAIN NOT LESS THAN 85% OF TOTAL CARBONATES AND GROUND TO SUCH FINENESS THAT 50% WILL PASS THROUGH A NO. 100 MESH SIEVE, AND 90% WILL PASS THROUGH A NO. 20 MESH SIEVE. 2.5 FERTILIZER A.GENERAL: 1.FERTILIZER SHALL BE COMMERCIAL PRODUCT, UNIFORM IN COMPOSITION, FREE FLOWING, AND SUITABLE FOR APPLICATION WITH APPROVED EQUIPMENT. 2.DELIVER FERTILIZER TO SITE IN FULLY LABELED ORIGINAL CONTAINERS. 3.FERTILIZER WHICH HAS BEEN EXPOSED TO HIGH HUMIDITY AND MOISTURE HAS BECOME CAKED OR OTHERWISE DAMAGED, MAKING IT UNSUITABLE FOR USE, WILL NOT BE ACCEPTABLE. B.INITIAL APPLICATION: 1.17% NITROGEN 2.17% PHOSPHORIC ACID 3.17% POTASH C.SECOND APPLICATION: 1.21% NITROGEN 2.0% PHOSPHORIC ACID 3.0% POTASH PART 3 EXECUTION 3.1 GENERAL A. EXECUTE GRASS PLANTING OPERATIONS ACROSS SLOPE AND PARALLEL TO FINISHED GRADE CONTOURS. 3.2 PRE-PLANT WEED CONTROL A.IRRIGATED AND NON-IRRIGATED GRASS AREAS: 1.IF GRASSY OR BROADLEAF WEEDS EXIST ON SITE AT THE BEGINNING OF WORK, SPRAY WITH A NON-SELECTIVE SYSTEMIC CONTACT HERBICIDE, AS RECOMMENDED AND APPLIED BY AN APPROVED LICENSED LANDSCAPE PEST CONTROL ADVISOR AND APPLICATOR. LEAVE SPRAYED PLANTS INTACT FOR AT LEAST 15 DAYS TO ALLOW SYSTEMIC KILL. 2.CLEAR AND REMOVE THESE EXISTING WEEDS BY MOWING OR GRUBBING OFF ALL PLANT PARTS AT LEAST 0.25 INCHES BELOW THE SURFACE OF THE SOIL OVER THE ENTIRE AREA TO BE PLANTED. B.IRRIGATED GRASS AREAS ONLY: 1.AFTER IRRIGATION SYSTEM IS OPERATIONAL, APPLY WATER FOR 5 TO 10 DAYS AS NEEDED TO ACHIEVE WEED GERMINATION. APPLY CONTACT HERBICIDES AND WAIT AS NEEDED BEFORE PLANTING. REPEAT AS NEEDED. 2.MAINTAIN LAWN AND GRASS AREAS WEED FREE UNTIL FINAL ACCEPTANCE BY OWNER'S REPRESENTATIVE UTILIZING MECHANICAL AND CHEMICAL TREATMENT. 3.3 SOIL PREPARATION A.TILLAGE: 1.TILLAGE SHALL BE ACCOMPLISHED TO LOOSEN ALL AREAS OF COMPACTED SOIL. WHEN PLACEMENT OF TOPSOIL IS SPECIFIED, TILL COMPACTED AREAS PRIOR TO PLACEMENT. 2.TILL WITH HEAVY DUTY DISC, ROTOTILLER, OR CHISEL-TYPE BREAKING PLOW, CHISELS SET NOT MORE THAN 10 INCHES APART. TILL TO A DEPTH OF 1 TO 3 INCHES. 3.INITIAL TILLAGE SHALL BE DONE IN CROSSING PATTERN FOR DOUBLE COVERAGE THEN FOLLOWED BY A DISC HARROW. B.CLEANING: 1.REMOVE DEBRIS, BUILDING MATERIALS, RUBBISH, WEEDS, AND STONES LARGER THAN 1 INCH IN DIAMETER. 2.USE ROCK PICK OR OTHER MACHINERY TO GATHER SURFACE STONES LARGER THAN 1 INCH IN DIAMETER. C.FINE GRADING: 1.AFTER TILLAGE AND PLACEMENT OF TOPSOIL, LEVEL, FINE GRADE, AND DRAG WITH A WEIGHTED SPIKE HARROW OR FLOAT DRAG. 2.ELIMINATE RUTS, DEPRESSIONS, HUMPS, AND OBJECTIONABLE SOIL CLODS. 3.4 FERTILIZING A.THE FERTILIZER TYPES AND RATES SPECIFIED HEREIN ARE APPLICABLE UNLESS COUNTERMANDED BY THE SOIL FERTILITY TEST CORRECTIVE RECOMMENDATIONS, IN WHICH CASE THEY WILL BE APPLICABLE. B.BERMUDA SODDING: 1.INITIAL APPLICATION: APPLY NO MORE THAN 5 DAYS PRIOR TO COMMENCEMENT OF SODDING OPERATIONS AT A RATE OF 20 POUNDS PER 1,000 SQUARE FEET. INCORPORATE INTO SOIL WITH A CHAIN HARROW. 2.SECOND AND THIRD APPLICATIONS: APPLY EVERY 25 DAYS AFTER SODDING AT A RATE OF 10 POUNDS PER 1,000 SQUARE FEET. 3.IRRIGATE THE AREA WITH A MINIMUM OF .25 INCHES OF WATER TO PROPERLY INCORPORATE THE FERTILIZER INTO THE TURF. 3.5 PLANTING SOD A.WEATHER CONDITIONS: 1.SCHEDULE WORK FOR PERIODS OF FAVORABLE WEATHER. 2.SOD PLACEMENT ON DAYS WHICH, IN THE JUDGMENT OF THE OWNER'S REPRESENTATIVE, ARE TOO HOT, COLD, SUNNY, DRY, OR WINDY FOR OPTIMAL INSTALLATION MAY BE PROHIBITED. B.PLACEMENT PATTERN: 1.THE FIRST ROW SHALL BE LAID IN A STRAIGHT LINE WITH SUBSEQUENT ROWS PARALLEL TO THE FIRST ROW AND TIGHTLY ABUTTING EACH OTHER. 2.LATERAL JOINTS SHALL BE STAGGERED. CARE SHALL BE EXERCISED TO ENSURE THAT THE SOD IS NEITHER STRETCHED NOR OVERLAPPED. JOINTS MUST BE BUTTED TIGHTLY TO PREVENT VOIDS THAT COULD PERMIT AIR TO DRY OUT ROOT. 3.IMMEDIATELY AFTER PLACING, SOD SHALL BE PRESSED FIRMLY INTO CONTACT WITH BED BY TAMPING OR ROLLING TO ELIMINATE AIR POCKETS. FOLLOWING TAMPING, SCREENED TOPSOIL SHALL BE USED TO FILL ALL CRACKS AND EXCESS SOIL SHALL BE WORKED INTO THE SOD WITH RAKES OR OTHER SUITABLE EQUIPMENT. SOD SHALL NOT BE SMOTHERED WITH EXCESS FILL SOIL. 4.ON SLOPES STEEPER THAN 3 TO 1, SOD SHALL BE SECURED BY GALVANIZED PINS, WOOD PEGS OR OTHER METHODS APPROVED BY THE OWNER'S REPRESENTATIVE. 5.IMMEDIATELY AFTER SODDING OPERATIONS HAVE BEEN COMPLETED, THE ENTIRE SURFACE SHALL BE COMPACTED WITH A ROLLER OR OTHER APPROVED EQUIPMENT. THE COMPLETED AREA AFTER SODDING SHALL BE UNIFORMLY EVEN, FIRM, AND TRUE TO FINISHED GRADE LINES. C.WATERING: 1.INITIAL INSTALLATION: WATER MUST BE APPLIED WITHIN 2 HOURS OF EXPOSURE OF THE SOD TO SUN OR WIND. WATER NEWLY LAID SOD UNTIL SATURATION OF THE ENTIRE AREA IS APPARENT. AS A RESULT OF INITIAL IRRIGATION, STANDING WATER MAY BE PRESENT AND MODERATE TO HEAVY RUN OFF MAY OCCUR. CONTINUE TO IRRIGATE DAILY IN SHORTER DURATIONS SO THE ENTIRE AREA STAYS THOROUGHLY WET BUT WITHOUT STANDING WATER. THE LENGTH OF IRRIGATION TIME AND FREQUENCY OF APPLICATIONS WILL VARY AT DIFFERENT LOCATIONS DUE TO WEATHER CONDITIONS AND INDIVIDUAL SITE CHARACTERISTICS. 2.AFTER 7 TO 10 DAYS: CHECK FOR NEW ROOT GROWTH BY LIFTING CORNERS OF SOD BLOCKS. IF CONSISTENT ROOT GROWTH OVER THE ENTIRE SITE IS OBSERVED, WATER APPLICATIONS CAN BE REDUCED TO ONCE EVERY OTHER DAY. 3.AFTER 12 TO 14 DAYS: RECHECK FOR ADDITIONAL ROOTING. IF SOD BLOCKS ARE DIFFICULT TO PULL UP OR ADDITIONAL NEW ROOTS ARE PRESENT ALLOW THE AREA TO DRY TO THE EXTENT THAT MOWING CAN BE PERFORMED. 3.6 SEEDING LAWNS A.SEEDING LIMITS: ALL GROUND AREA WITHIN THE INDICATED PROJECT LIMIT LINES, OR ANY ADDITIONAL AREA WHICH HAS BEEN DISTURBED IN ANY WAY BY THE CONSTRUCTION OPERATIONS, SHALL BE FINE GRADED AND PLANTED IN SEED OR SOD UNLESS OTHERWISE INDICATED ON THE DRAWINGS TO BE COVERED WITH TREES, SHRUBS, STRUCTURE(S), WALKS, ROADS, OR OTHER SURFACED AREAS. B.RESPONSIBILITY: THE CONTRACTOR SHALL UTILIZE ALL SUCH MEASURES AS MAY BE NECESSARY, INCLUDING, BUT NOT LIMITED TO, PROTECTIVE FENCING, SOD, OR EROSION CONTROL NETTING TO PRODUCE A FINISHED CONTINUOUS BLANKET OF TURF OVER ALL AREAS DESIGNATED TO RECEIVE TURF. 1.ANY AREAS EXCEEDING 5:1 SLOPE SHOULD BE TREATED WITH EROSION CONTROL BLANKETS BY CURLEX®, APPROVED EQUAL, OR OTHER EROSION CONTROL METHODS DEEMED NECESSARY BY THE CONTRACTOR TO ESTABLISH A SOLID LAWN AREA. C.FERTILIZER 1.APPLY FERTILIZER TO INDICATED TURF AREAS AT A RATE EQUAL TO 1.0 POUND OF ACTUAL NITROGEN PER 1,000 SQUARE FEET (430 POUNDS OF FERTILIZER PER ACRE). 2.APPLY FERTILIZERS BY MECHANICAL ROTARY OR DROP TYPE DISTRIBUTOR, THOROUGHLY AND EVENLY INCORPORATED INTO SOIL TO A DEPTH OF 3", BY DISCING OR OTHER APPROVED METHOD. FERTILIZE AREAS INACCESSIBLE TO POWER EQUIPMENT WITH HAND TOOLS AND INCORPORATE INTO SOIL. 3.RESTORE PREPARED AREAS TO SPECIFIED CONDITION IF ERODED, SETTLED, OR OTHERWISE DISTURBED, AFTER FINE GRADING AND PRIOR TO SEEDING. D.HYDROSEEDING USE A HYDROMULCHER (SPRAYER) AND APPLY MIXTURE(S) AT THE FOLLOWING RATES. MIX IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 1.LAWNS a.GRASS SEED: PER SEED TYPE. b.FERTILIZER: PER SOIL TEST REPORT RECOMMENDATIONS. 3.7 GRADING A.MAINTAIN EXISTING ESTABLISHED GRADES, PROTECT TRUE AND EVEN DURING OPERATIONS. 3.8 EROSION CONTROL A.DURING WORK AND MAINTENANCE PERIOD, MAINTAIN TOPSOIL IN PLACE AT ESTABLISHED GRADES. REPLACE TOPSOIL AND TURF GRASS LOSSES DUE TO EROSION. 3.9 CLEAN-UP A.REMOVE EXCESS MATERIAL AND DEBRIS FROM SITE. 3.10 MAINTENANCE A.UNTIL FINAL ACCEPTANCE, MAINTAIN LAWN AND GRASS AREAS BY WATERING, MOWING, WEEDING, SPRAYING, CLEANING AND REPLACING AS NECESSARY TO KEEP THE TURF AND GRASS IN A VIGOROUS, HEALTHY CONDITION. 1.WATERING: AS NECESSARY. 2.MOWING: a)MOW NEWLY PLANTED GRASS AREAS WEEKLY AFTER INITIAL GROWTH REACHES 1.5 TO 2 INCHES. 3.WEEDING: REMOVE WEEDS AND FOREIGN GRASS OVER LAWN AND GRASS AREAS AT LEAST ONCE A WEEK. HERBICIDES MAY BE USED ONLY WHEN APPROVED BY THE OWNER'S REPRESENTATIVE. END OF SECTION 329210 41 91011121314 15 16 17 18 19 20 2'-0"1'-0"9'-0"7'-8"35'-4"55'-0"2'-0"5'-0"2'-0"3'-0"2'-0"1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM CURTAINWALL LIMESTONE VENEER ON CONCRETE TILT-WALL PANEL 1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM STOREFRONT LIMESTONE VENEER ON CONCRETE TILT-WALL PANEL H.M. PERSONNEL DOOR, PTD. TO MATCH WALL, TYP. STUCCO PTD., TYP. PRE-MANUFACTURED BLACK ANODIZED ALUMINUM CANOPY, TYP. ROOF LINE SHOWN DASHED SMOOTH FINISH CONCRETE TILT- WALL PANEL, TEXTURE PTD. 3 1/2" DECORATIVE REVEALS, TEXTURE PTD. TYP. D A B CA B D MATCHLINE :/A3.021234 5 6 7 8 9 10KL 2'-0"1'-0"9'-0"7'-8"35'-4"55'-0"2'-0"3'-0"2'-0"1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM CURTAINWALL LIMESTONE VENEER ON CONCRETE TILT-WALL PANEL 1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM STOREFRONT LIMESTONE VENEER ON CONCRETE TILT-WALL PANEL H.M. PERSONNEL DOOR, PTD. TO MATCH WALL, TYP. STUCCO PTD., TYP.ROOF LINE SHOWN DASHED SMOOTH FINISH CONCRETE TILT- WALL PANEL, TEXTURE PTD. 3 1/2" DECORATIVE REVEALS, TEXTURE PTD. TYP. PRE-MANUFACTURED BLACK ANODIZED ALUMINUM CANOPY, TYP. 1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM CURTAINWALL H.M. PERSONNEL DOOR, PTD. TO MATCH WALL, TYP. LIMESTONE VENEER ON CONCRETE TILT-WALL PANEL STUCCO PTD., TYP. D B D B AC MATCHLINE :/A3.01ABCDEFGHJ 52'-0"55'-0"2'-0"1'-0"9'-0"7'-8"35'-4"2'-0"3'-0"2'-0"5'-0"2'-0"3'-0"1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM CURTAINWALL LIMESTONE VENEER ON CONCRETE TILT-WALL PANEL 1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM STOREFRONT LIMESTONE VENEER ON CONCRETE TILT- WALL PANEL H.M. PERSONNEL DOOR, PTD. TO MATCH WALL, TYP. STUCCO PTD., TYP. ROOF LINE SHOWN DASHED SMOOTH FINISH CONCRETE TILT- WALL PANEL, TEXTURE PTD. 3 1/2" DECORATIVE REVEALS, TEXTURE PTD. TYP. PRE-MANUFACTURED BLACK ANODIZED ALUMINUM CANOPY, TYP. A B D CCC D 2/A3.1 3/A3.12/A3.01/A3.23/A5.01/A3.1 1/A3.0 PAINT SCHEDULE AFIELD PAINT COLORSW 6252 - ICE CUBE BACCENT PAINT COLORSW 7649 SILVERPLATE CACCENT PAINT COLORSW 7674 PEPPERCORN DLIMESTONE VENEERCORONADO - SMOOTH LIMESTONE - HARVARD GREY FACADE MATERIAL CALCULATIONS EAST ELEVATION MAT. TYPEAREA (SF)% OF NET FACADE SOUTH ELEVATION MAT. TYPEAREA (SF)% OF NET FACADE TOTAL FACADETOTAL FACADE GLAZING NET FACADENET FACADE ANODIZED METAL PTD. STUCCO LIMESTONE VENEER PTD. METAL DOORS TEXTURE PTD. CONCRETE 11,08811,088 2,018 9,0709,070 49 209 1,224 24 7,564 .5% 2.3% 13.5% .3% 83.4% TOTAL FACADETOTAL FACADE GLAZING NET FACADENET FACADE ANODIZED METAL PTD. STUCCO LIMESTONE VENEER PTD. METAL DOORS TEXTURE PTD. CONCRETE 47,78347,783 6,972 40,81140,811 186 613 7,742 167 32,103 .5% 1.5% 19% .4% 78.6% 45'-4"45'-4"68'-0"45'-4"68'-0"8'-8"1'-0"3'-0"3'-0"8'-8"68'-0"45'-4"68'-0"45'-4"45'-4"1'-0"3'-0"3'-0"120'-0"45'-4"24'-0"8'-8"1'-0"3'-0"REVIEW ONLYNOT FOR REGULATORY APPROVAL, PERMIT, OR CONSTRUCTIONpross design group, incorporated5310 Harvest Hill Road, Suite 180, Dallas, Texas 75230. 972/759-1400job no sheetTHIS DOCUMENT AND THE DESIGNS CONTAINED THEREIN REMAINS THE PROPERTY OF PROSS DESIGN GROUP, INC. AS AN INSTRUMENT OF PROFESSIONAL SERVICE. IT IS NOT TO BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN PERMISSION OF PROSS DESIGN GROUP© 2024drawn:checkeddateNATERRA WORLD HEADQUARTERSCOPPELL, TEXASROBERT PROSSC:\Users\pdg5\Documents\PDG LOCAL PROJECT FILES\2536_ARCH CENTRAL_r26_PDG-SFrizzell.rvt2/10/2026 10:24:14 AM2536 A3.0SF 01/12/2026SCALE: 1" = 20'-0"1 PARTIAL SOUTH ELEVATION SCALE: 1" = 20'-0"2 PARTIAL SOUTH ELEVATION SCALE: 1" = 20'-0"3 EAST ELEVATIONKEY PLAN NORTH #DATEDESCRIPTIONSITE PLAN NATERRA WORLD HQ ZONED PD-221R4-HC, 25.411 AC LOT 1 ALTA/NSPS LAND TITLE SURVEY CORDELIA BOWEN ABSTRACT NO. 56 PG. 405 CITY OF COPPELL DALLAS COUNTY, TEXAS OCTOBER 20, 2025 42 91011121314151617181920 52'-0"50'-0"6'-0"H.M. PERSONNEL DOOR, PTD. TO MATCH WALL, TYP. PRE-FINISHED STEEL SECTIONAL 9'x10' O.H. DOOR H.M. PERSONNEL DOOR W/ STEEL TRANSOM, PTD. TO MATCH WALL, TYP. SMOOTH FINISH CONCRETE TILT-WALL PANEL, TEXTURE PTD. 3 1/2" DECORATIVE REVEALS, TEXTURE PTD. TYP. ROOF LINE SHOWN DASHED MILL FINISH MECHANICAL LOUVER W/ INSECT SCREEN GALVANIZED STEEL ACCESS STAIR, TYP. AB MATCHLINE :/A3.1212345678910KL 6'-0"50'-0"52'-0"H.M. PERSONNEL DOOR, PTD. TO MATCH WALL, TYP. PRE-FINISHED STEEL SECTIONAL 9'x10' O.H. DOOR MILL FINISH MECHANICAL LOUVER W/ INSECT SCREEN GALVANIZED STEEL ACCESS STAIR, TYP. H.M. PERSONNEL DOOR W/ STEEL TRANSOM, PTD. TO MATCH WALL, TYP. SMOOTH FINISH CONCRETE TILT-WALL PANEL, TEXTURE PTD. 3 1/2" DECORATIVE REVEALS, TEXTURE PTD. TYP. ROOF LINE SHOWN DASHED AB MATCHLINE :/A3.11CONCRETE DRIVE-IN RAMP W/ CONCRETE SIDEWALL, PTD. TO MATCH BLDG, TYP. PRE-FINISHED STEEL SECTIONAL 12'x14' O.H. DRIVE-IN DOOR ABC D E F G H J 2'-0"1'-0"9'-0"7'-8"35'-4"55'-0"3'-0"2'-0"2'-0"52'-0"1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM CURTAINWALL LIMESTONE VENEER ON CONCRETE TILT-WALL PANEL LIMESTONE VENEER ON CONCRETE TILT-WALL PANEL H.M. PERSONNEL DOOR, PTD. TO MATCH WALL, TYP. STUCCO PTD., TYP. PRE-MANUFACTURED BLACK ANODIZED ALUMINUM CANOPY, TYP. ROOF LINE SHOWN DASHED SMOOTH FINISH CONCRETE TILT-WALL PANEL, TEXTURE PTD. 3 1/2" DECORATIVE REVEALS, TEXTURE PTD. TYP. PRE-MANUFACTURED BLACK ANODIZED ALUMINUM CANOPY, TYP. CONCRETE SCREEN WALL BB AD CA B D 2/A3.1 3/A3.12/A3.01/A3.23/A5.01/A3.1 1/A3.0 PAINT SCHEDULE AFIELD PAINT COLORSW 6252 - ICE CUBE BACCENT PAINT COLORSW 7649 SILVERPLATE CACCENT PAINT COLORSW 7674 PEPPERCORN DLIMESTONE VENEERCORONADO - SMOOTH LIMESTONE - HARVARD GREY FACADE MATERIAL CALCULATIONS WEST ELEVATION MAT. TYPEAREA (SF)% OF NET FACADE NORTH ELEVATION MAT. TYPEAREA (SF)% OF NET FACADE TOTAL FACADETOTAL FACADE GLAZING NET FACADENET FACADE ANODIZED METAL PTD. STUCCO LIMESTONE VENEER PTD. METAL DOORS TEXTURE PTD. CONCRETE 21,71821,718 1,133 20,58520,585 103 407 5,555 119 14,401 .5% 2% 27% .5% 70% TOTAL FACADETOTAL FACADE GLAZING NET FACADENET FACADE ANODIZED METAL PTD. STUCCO LIMESTONE VENEER PTD. METAL DOORS TEXTURE PTD. CONCRETE 53,75053,750 - - - 53,75053,750 - - - - - - - - - 4,372 49,378 8.1% 91.9% 68'-4"67'-9"67'-9"67'-9"67'-9"8'-8"3'-0"3'-0"REVIEW ONLYNOT FOR REGULATORY APPROVAL, PERMIT, OR CONSTRUCTIONpross design group, incorporated5310 Harvest Hill Road, Suite 180, Dallas, Texas 75230. 972/759-1400job no sheetTHIS DOCUMENT AND THE DESIGNS CONTAINED THEREIN REMAINS THE PROPERTY OF PROSS DESIGN GROUP, INC. AS AN INSTRUMENT OF PROFESSIONAL SERVICE. IT IS NOT TO BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN PERMISSION OF PROSS DESIGN GROUP© 2024drawn:checkeddateNATERRA WORLD HEADQUARTERSCOPPELL, TEXASROBERT PROSSC:\Users\pdg5\Documents\PDG LOCAL PROJECT FILES\2536_ARCH CENTRAL_r26_PDG-SFrizzell.rvt2/10/2026 10:24:20 AM2536 A3.1SF 01/12/2026SCALE: 1" = 20'-0"1 PARTIAL NORTH ELEVATION SCALE: 1" = 20'-0"2 PARTIAL NORTH ELEVATION SCALE: 1" = 20'-0"3 WEST ELEVATION KEY PLAN NORTH #DATEDESCRIPTIONSITE PLAN NATERRA WORLD HQ ZONED PD-221R4-HC, 25.411 AC LOT 1 ALTA/NSPS LAND TITLE SURVEY CORDELIA BOWEN ABSTRACT NO. 56 PG. 405 CITY OF COPPELL DALLAS COUNTY, TEXAS OCTOBER 20, 2025 43 52'-0"2'-0"3'-0"2'-0"5'-0"2'-0"3'-0"2'-0"52'-0"1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM CURTAINWALL LIMESTONE VENEER ON CONCRETE TILT-WALL PANEL 1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM STOREFRONT LIMESTONE VENEER ON CONCRETE TILT- WALL PANEL H.M. PERSONNEL DOOR, PTD. TO MATCH WALL, BEYOND, TYP. STUCCO PTD., TYP.ROOF LINE SHOWN DASHED SMOOTH FINISH CONCRETE TILT- WALL PANEL, TEXTURE PTD. 3 1/2" DECORATIVE REVEALS, TEXTURE PTD. TYP. PRE-MANUFACTURED BLACK ANODIZED ALUMINUM CANOPY, TYP. STUCCO PTD., TYP. PRE-MANUFACTURED BLACK ANODIZED ALUMINUM CANOPY, TYP. STUCCO PTD., TYP. PRE-MANUFACTURED BLACK ANODIZED ALUMINUM CANOPY, TYP. 1" INSULATED TINTED GLASS IN BLACK ANODIZED ALUMINUM STOREFRONT PRE-MANUFACTURED BLACK ANODIZED ALUMINUM CANOPY AND SUNSCREEN PREMANUFACTURED BUILDING SIGNAGE CA DB CA DB 2/A3.1 3/A3.12/A3.0 1/A3.23/A5.01/A3.1 1/A3.0 PAINT SCHEDULE A FIELD PAINT COLOR SW 6252 - ICE CUBE B ACCENT PAINT COLOR SW 7649 SILVERPLATE C ACCENT PAINT COLOR SW 7674 PEPPERCORN D LIMESTONE VENEER CORONADO - SMOOTH LIMESTONE - HARVARD GREY FACADE MATERIAL CALCULATIONS SOUTHEAST ELEVATION MAT. TYPE AREA (SF)% OF NET FACADE TOTAL FACADETOTAL FACADE GLAZING NET FACADENET FACADE ANODIZED METAL PTD. STUCCO LIMESTONE VENEER PTD. METAL DOORS TEXTURE PTD. CONCRETE 15,61715,617 5,745 9,8729,872 454 1,198 3,192 - - - 5,028 5% 12% 32% 51% 8'-8"22'-8"45'-4"30'-4" 10'-6" 29'-7" 10'-6" 30'-4"45'-4"22'-8"8'-8"5'-4 1/2"6'-4"2'-0"2'-0"1'-0"REVIEW ONLYNOT FOR REGULATORY APPROVAL, PERMIT, OR CONSTRUCTIONpross design group, incorporated5310 Harvest Hill Road, Suite 180, Dallas, Texas 75230. 972/759-1400job no sheetTHIS DOCUMENT AND THE DESIGNS CONTAINED THEREIN REMAINS THE PROPERTY OF PROSS DESIGN GROUP, INC. AS AN INSTRUMENT OF PROFESSIONAL SERVICE. IT IS NOT TO BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN PERMISSION OF PROSS DESIGN GROUP© 2024drawn:checkeddateNATERRA WORLD HEADQUARTERSCOPPELL, TEXASROBERT PROSSC:\Users\pdg5\Documents\PDG LOCAL PROJECT FILES\2536_ARCH CENTRAL_r26_PDG-SFrizzell.rvt2/10/2026 10:24:25 AM2536 A3.2SF 01/12/2026SCALE: 1" = 20'-0"1 SOUTHEAST ELEVATION - MAIN ENTRY KEY PLAN NORTH #DATEDESCRIPTIONSITE PLAN NATERRA WORLD HQ ZONED PD-221R4-HC, 25.411 AC LOT 1 ALTA/NSPS LAND TITLE SURVEY CORDELIA BOWEN ABSTRACT NO. 56 PG. 405 CITY OF COPPELL DALLAS COUNTY, TEXAS OCTOBER 20, 2025 44 VIEW 01 | front perspectiveSITE PLAN NATERRA WORLD HQZONED PD-221R4-HC, 25.411 ACLOT 1ALTA/NSPS LAND TITLE SURVEYCORDELIA BOWENABSTRACT NO. 56 PG. 405CITY OF COPPELLDALLAS COUNTY, TEXASOCTOBER 20, 2025NATERRA WORLD HEADQUARTERSCOPPELL, TEXAS45 VIEW 02 | corner detailSITE PLAN NATERRA WORLD HQZONED PD-221R4-HC, 25.411 ACLOT 1ALTA/NSPS LAND TITLE SURVEYCORDELIA BOWENABSTRACT NO. 56 PG. 405CITY OF COPPELLDALLAS COUNTY, TEXASOCTOBER 20, 2025NATERRA WORLD HEADQUARTERSCOPPELL, TEXAS46 VIEW 03 | entry elevationSITE PLAN NATERRA WORLD HQZONED PD-221R4-HC, 25.411 ACLOT 1ALTA/NSPS LAND TITLE SURVEYCORDELIA BOWENABSTRACT NO. 56 PG. 405CITY OF COPPELLDALLAS COUNTY, TEXASOCTOBER 20, 2025NATERRA WORLD HEADQUARTERSCOPPELL, TEXAS47 VIEW 04 | corner detailSITE PLAN NATERRA WORLD HQZONED PD-221R4-HC, 25.411 ACLOT 1ALTA/NSPS LAND TITLE SURVEYCORDELIA BOWENABSTRACT NO. 56 PG. 405CITY OF COPPELLDALLAS COUNTY, TEXASOCTOBER 20, 2025NATERRA WORLD HEADQUARTERSCOPPELL, TEXAS48 VIEW 05 | main entrySITE PLAN NATERRA WORLD HQZONED PD-221R4-HC, 25.411 ACLOT 1ALTA/NSPS LAND TITLE SURVEYCORDELIA BOWENABSTRACT NO. 56 PG. 405CITY OF COPPELLDALLAS COUNTY, TEXASOCTOBER 20, 2025NATERRA WORLD HEADQUARTERSCOPPELL, TEXAS49 VIEW 06 | side detailSITE PLAN NATERRA WORLD HQZONED PD-221R4-HC, 25.411 ACLOT 1ALTA/NSPS LAND TITLE SURVEYCORDELIA BOWENABSTRACT NO. 56 PG. 405CITY OF COPPELLDALLAS COUNTY, TEXASOCTOBER 20, 2025NATERRA WORLD HEADQUARTERSCOPPELL, TEXAS50 CORONADO - SMOOTH LIMESTONE - HARVARD GREYPREMANUFACTURED BLACK ANODIZED ALUMINUM CANOPIESBLACK ANODIZED ALUMINUM STOREFRONT/CURTAINWALLGLAZING - 1" INSULATED LOW-E TINTED GLASSPAINT - ACCENT CSW 7674 PEPPERCORNPAINT - ACCENT BSW 7649 SILVERPLATEPAINT - FIELDSW 6252 ICE CUBE112345671234455566677REVIEW ONLYNOT FOR REGULATORY APPROVAL, PERMIT, OR CONSTRUCTIONpross design group, incorporated5310 Harvest Hill Road, Suite 180, Dallas, Texas 75230. 972/759-1400job nosheetTHIS DOCUMENT AND THE DESIGNS CONTAINED THEREIN REMAINS THE PROPERTY OF PROSS DESIGN GROUP, INC. AS AN INSTRUMENT OF PROFESSIONAL SERVICE. IT IS NOT TO BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN PERMISSION OF PROSS DESIGN GROUP© 2024drawn:checkeddateNATERRA WORLD HEADQUARTERSCOPPELL, TEXASROBERT PROSSC:\Users\pdg5\Documents\PDG LOCAL PROJECT FILES\2536_ARCH CENTRAL_r26_PDG-SFrizzell.rvt2/10/2026 1:52:45 PM2536A7.0SF01/12/2026SCALE: 1/2" = 1'-0"1MATERIAL BOARD# DATEDESCRIPTIONSITE PLAN NATERRA WORLD HQZONED PD-221R4-HC, 25.411 ACLOT 1ALTA/NSPS LAND TITLE SURVEYCORDELIA BOWENABSTRACT NO. 56 PG. 405CITY OF COPPELLDALLAS COUNTY, TEXASOCTOBER 20, 202551 ITEM # 10 Page 1 of 4 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE No.: PD-213R8-H, Lost Creek (Live/Work) Addition, Lots 1-5, 6X, Block A P&Z HEARING DATE: December 18, 2025 (Continued to February 19, 2026) C.C. HEARING DATE: March 10, 2026 STAFF REP.: Matthew Steer, AICP, Development Services Administrator LOCATION: NEC of South Coppell Road and Heath Lane SIZE OF AREA: 0.71 acres CURRENT ZONING: Planned Development District-213 Revision 7 – Historic (PD-213R7-H) REQUEST: A zoning change request from Planned Development-213 Revision 7 – Historic (PD-213R7-H) to Planned Development-213 Revision 8 – Historic (PD-213R8-H) to revise the Detail Site Plan for the five, two-story live/work buildings by allowing single family residential use for each unit in addition to the live/work use. APPLICANT: Applicant Architect Chris Collins, Christopher Realty Group Greg Frnka, GPF Architects, LLC. 564 S. Coppell Road 549 E. Sandy Lake, Suite 100 Coppell, TX. 75019 Coppell, TX. 75019 HISTORY: In April of 2002, Council accepted the Old Coppell Master Plan as a guide for development of the subject property. In March 2011, Coppell 2030- A Comprehensive Master Plan was adopted by Council, which incorporated the concepts of the Old Coppell Master Plan. The subject property was part of a rezoning in 2007, that established 25 townhome lots to the east and commercial/office/retail on this lot. In November 2015, Council approved the Lost Creek Phase II Live/Work units across Heath Lane from this request, which consisted of 3 live/work units. In August 2018, Council approved a zoning change request to allow two live/work units to the north of this property on McNear and S Coppell Road. In 2021, Council approved this development which allowed for the construction of five speculative live/work units and one common area parking lot. In November 2023, Council approved a revision to this Planned Development. The Detail Site Plan for the five, two-story live/work buildings was amended to allow 53 ITEM # 10 Page 2 of 4 the enclosure of the outdoor alcove area (70-sf); allowing up to 800-sf of retail use for each building; and allowing the west porches for buildings A, C, and E to have a covered gabled roof. This case was brought before the Planning and Zoning Commission on December 18, 2025. After discussion related to the proposed residential use, the commission left the hearing open until the February 19, 2026, Planning and Zoning Commission Meeting and instructed the applicant to work with staff and the City Attorney to define appropriate “home occupations” that could be allowed if approved. On January 14, 2026, staff, the city attorney and the applicant met and came to an understanding of the definition of “home-based business” unique to the live/work units that could be included in the PD ordinance to satisfy the Commission’s request. HISTORIC COMMENT: This property has no historical significance. TRANSPORTATION: Coppell Road is a C2U, concrete two-lane undivided street with curb and gutter contained within a 60-foot right-of-way. Heath Lane is a concrete residential street with curb and gutter contained within a 50-foot right-of-way. No parking is allowed along the segment of Heath Lane abutting this property. SURROUNDING LAND USE & ZONING: North: commercial building; Historic District South: three live/work units; Planned Development-213 Revision 4 - Historic East: single family residences: Planned Development-213 Revision 2 - Historic West: retail (Robertson Pools); Planned Development-216 - Historic COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate for Old Coppell Historic District uses. DISCUSSION: With the original Planned Development District, five speculative live/work units and one common area parking lot were approved. Only one of the five units has been constructed. The following changes to the Planned Development were approved in November of 2023: a) The option to enclose the 70-sf alcove on the south side of the buildings, b) The option to extend the roofline on buildings A, C, and E over the second-floor balcony, and c) The option to allow of up to 800-sf of retail/service use on the first floor per building, where previously the PD allowed for professional office uses and one medical office use. This change did not require any changes in the amount of parking required. In addition to allowing the live/work uses, the current request is to allow each unit to consist solely of a standard single family residential use on both the upper and lower floors. The 2030 Comprehensive Master Plan shows this property as appropriate for Commercial/Mixed Use Infill. Live/Work units have consistently been allowed to fulfill this requirement. These consist of a business on the first floor and the owner of the business to occupy the residence on the second floor. For 54 ITEM # 10 Page 3 of 4 this reason, staff was unable to support the initial zoning change proposal to allow residential homes fronting on this portion of South Coppell Road. As mentioned in the History Section above, this case was brought before the Planning and Zoning Commission on December 18, 2025. After discussion related to the proposed residential use, the commission left the hearing open until the February 19, 2026, Planning and Zoning Commission Meeting and instructed the applicant to work with staff and the City Attorney to define appropriate “home occupations” that could be allowed if approved. On January 14, 2026, staff, the attorney and the applicant met and came to an understanding of the definition of “home-based business” unique to the live/work units that could be included in the PD ordinance to satisfy the Commission’s request. The definition is as follows: For the purposes of this Planned Development, home-based business shall mean a use within a residence which would consist of service- oriented uses. The use may have customers/clients and or employees coming to and from the residence. The use may be visible from the exterior. No outside activities related to the home-based business shall be allowed in the driveway or front yard. Garages shall not be used for the home-based business. Parking: Should the zone change request for straight residential use be approved, the parking previously approved will fulfill the parking requirement and provide additional visitor parking. There are a total of 33 parking spaces: - 11 on-street parking spaces on Coppell Road, - each lot will have a two-car garage for the occupants and three dedicated parking spaces located behind each of the garages, and - seven shared parking spaces on a common area lot, accessed from the driveway on Heath at the rear of the units. The existing planned development had one unit parked at the most intensive use (1:175 sf), thereby allowing for the most flexibility of uses. The Site Plan includes the parking data. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Per the request of the Commission, staff is bringing back the new parameters of the request for further consideration. If the recommendation is for approval, staff would add the following PD conditions: 1. Submit amended HOA documents for City Attorney review prior to new building permits. 2. All buildings may be residential use with a home-based business as defined below: For the purposes of this Planned Development, home-based business shall mean a use within a residence which would consist of service-oriented uses. The use may have customers/clients and or employees coming to and from the residence. The use may be visible from the exterior. No outside activity related to the home-based business shall be allowed. Garages shall not be used for the home-based business. 55 ITEM # 10 Page 4 of 4 ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. Take under advisement for reconsideration at a later date ATTACHMENTS: 1. Revised Site Plan 56 SITE PLAN Scale: 1"=10'Site Data Parking SummaryPlanned Development ConditionsPurpose Statement©20238' BOARD ON BOARD FENCECGPFA1X 5 BLDGS = 20 SPACES REQUIREDAArchitectsRESIDENTIAL COMPONENT = 2 SPACES PER UNITAALLC<oAAAA44SIDE YARD SETBACKA<A44CA10'<]4A4733 SPACES PROVIDEDA4<A4AAAA<]A4AAA<AA4AA.1 ZBLDG ERESIDENTIAL COMPONENT = 2 SPACESA4ANZC C10 SPACES REQUIREDA AAAD)I<]4GARAGE19'-0"Aco<CONSULTANTSA4AAAAA4AA<]AA/AA«O.4A<7<]<]A4AAATOTAL30 SPACES REQUIREDooAAD<]A2A33 SPACES PROVIDEDZAA<]AA-4COcJA2A4<]4AA.44A7A.4AAAPROPOSED USE: 5 LIVE / WORK UNITS AND ONE COMMON AREAADRAUNrZABLDG D3A4AA APOLEAAGARAGEAC<]EXG4<7<ACONDITIONED AREA:A4A<]-J<7ANAAZ<P 10LAlCAPE SETBACKJ2 CAR GARAGE:625 TO 695 SF44AA3A44A6o8' BOARD ON BOARD FENCEAAOQ ©E, ACCE ANDJdBUILDING HEIGHT:AAUTILITY EASEMENT BETWEEN EACH UNI<4coAMANHSITE AREA: 30,862 SF, 0.71 ACREAEXG SSAAALOT COVERAGE INCLUDING PORCHES: 0.36CjLUM4AAO.A4AA2BLDG CA□AAAOLUGARAGEAA4AAAA1Q4QBFRAAA4LUJcoAJJoA<]<C -AQAoA4,ACCESSoUTILITY EASEMENT BETWEEN EACH UNITAAco4AILUJm m4 2oBFR4' QA7'-0"A5’-3"O)24-0"<]7-0"< -JAVARIES7/<7THE PURPOSES OF THIS REVISION ARE:CAO4<1.A4AIAACONDITIONED /AAOO)dGARAGE227AREAA.AA4A.A/LOLU4□24A<1.-AZAAENANCERAINAGE, ACCESSDAACAAEMENT BETWEEN EACH UNITAA2.COA44□ ° 0 mJAA<]4A3.I coA<]AAAA.<7AACREVISIONS BYAA4.GARAGEA24IAAA5.Z2<]>1oAAAA<]A4C“VPAIAIA4AT10' UTILITY EASEMENT4 >I1.VISIBILITY TRIANGLEAOA28.AOAL2S89D56'14"E 149.70'AA9.<24A4<AA4BFRNEW 4' WIDE SIDEWALK ALIGN WITH EXISTING TO EASTEXG SIDEWALK4BFR<<4A)<AAAA4AANOTE: NO PARKING ALLOWED ON HEATH LANEA1.012.HEATH LANENORTHOF SHEETS< oENHANCEDPAVEMENT10 SPACES REQUIRED30 SPACES REQUIREDLIGHTPOLEWHERE RECESSED ENTRANCES ARE DELETED THE GARAGE WALL WILL INWARD TO MAINTAIN THE REQUIRED MAXIMUM CONDITIONED AREA.ALL PROFESSIONAL OFFICE: 1200 SF/300 SF X 5 BLDGS = RESIDENTIAL COMPONENT =**28' TO NEXT DRIVEWAYEXISTING ZONING:PROPOSED ZONING:ACCESSDRIVEEASEMESIGHT LINES TO THE ADJACENT RESIDENCES TO THE EAST.ONE UNIT MAY BE A HIGH PARKING GENERATOR (1 SPACE PER 175ADD THE OPTION FOR EACH BUILDING TO BE RESIDENTIAL USE ONLY. THIS WILL NOT REVISE THE PARKING REQUIREMENTSLU Qi iTHESE PLANS ARE NOT COMPLETE AND SHALL NOT BE USED FOR ICONSTRUCTION / iOO4J10.11.PRIVATEMAIITILITY E1 II I I4AEXISTING ZONINGHISTORICPRIVATEMAINTENANCE, DRAINAGE, ACCESSUTILITY EASEMENT BETWEEN EACH UNIT /SCALEAS SHOWNJOB NO.290SHEETTRANSITION NEW SIDEWALKTO EXISTING SIDEWALKO or<ANO PART OF THIS DRAWING MAY BE REPRODUCED, STORED IN A RETRIEVAL SYSTEM OR TRANSMITTED IN ANY FORM OR BY ANY MEANS, MECHANICAL, ELECTRONIC, PHOTOCOPYING, RECORDING OR OTHERWISE WITHOUT THE PRIOR WRITTEN PERMISSION OF THE ARCHITECT.-XA44O oZoZPARKING AND SIDEWALKEASEMENT WHEREHATCHED -------------------------------4 ADECORATIVE METAL FENCE AND GATE, EACH END OF EACH BLDG, ALL LOCATIONSIt)C34'-6" TO RIDGE28'-0" TO CENTERLINE OF ROOFOX<560 S. COPPELL ROAD, BEING LOT 27, BLOCK 1, OF LOST CREEK ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS, COUNTY, TEXAS, ACCORDING TO THE PLAT THEREOF RECORDED UNDER DOCUMENT NUMBER 20080103717, PLAT RECORDS, DALLAS COUNTY, TEXAS. 06/21/2021 BY B&D SURVEYING, LEWISVILLE, TEXAS 75029o OJ4O OoucoLU Q CL o OA<EXISTING ZONING PD-213R2-14LU o 2 LUNO MORE THAN ONE UNIT SHALL BE A HIGH PARKING GENERATOR (1 SPACE PER 175 SQUARE FEET) ■ THIS INCLUDES USES SUCH AS--------------- MEDICAL AND DENTAL OFFICE, AND CHIROPRACTOR. THE REMAINING USES WILL BE PROFESSIONAL OFFICE.----------------------------------------------------- GARAGES SHALL NOT BE USED FOR BUSINESS FUNCTIONS.---------------------- SCREENING OF SECOND FLOOR PATIO AREA IS REQUIRED TO REDUCELU CL CL O OU oWITH ONE MEDICAL OFFICE:1200 SF /175 SF PER SPACE =4 BUILDINGS AT 4 SPACES EACH =SQUARE FEET) ■ THIS INCLUDES USES SUCH AS MEDICAL, DENTAL, or CHIROPRACTOR OFFICE.ALL FIVE UNITS MAY BE ALLOWED FOR UP TO 800 SFRETAIL / SERVICE USE ON THE FIRST FLOOR.ALL BUILDINGS MAY BE ALLOWED FOR PROFESSIONAL OFFICE USE. SECOND FLOOR WEST PORCHES AT BUILDINGS A, C, AND E MAY BE COVERED VIA EXTENDING THE GABLED ROOF LINE AND EXTENDING THE FIRST FLOOR COLUMNS UP TO SUPPORT THE ROOF. THIS WILL BE A BUYER PREFERENCE.ALL BUILDINGS MAY BE RESIDENTIAL USE ONLY.4AOWNER/APPLICANT: CHRIS COLLINS566 S. COPPELL ROAD COPPELL, TX 75019 TEL: 214-477-0320 chriscollins@kw.comLANDSCAPE ARCHITECTAWR DESIGNS, LLC P.O. BOX 1746 ALEDO, TX 76008FIRELANE 150'6.7.7 SPACES REQUIRED16 SPACESo (4 4 <8' BOARD ON BOARD FENCE WITH TRIM CAP PROPOSED IN LIEU OF THE REQUIRED 6' BRICK SCREENING WALL ON THE EASTERN PROPERTY LINE.THE LOTS TO HAVE T SETBACK ON ONE SIDE WITH 7' SETBACK ON THE OTHER SIDE. ALL HOME OCCUPANTS SHALL BE GRANTED ACCESS BETWEEN THE HOUSES.THE HOA SHALL BE RESPONSIBLE FOR MAINTENANCE OF THE COMMON AREA LOT, THE LANDSCAPE ISLANDS ON COPPELL ROAD AND THE PERIMETER FENCING.ALL PROPOSED SIGNAGE SHALL COMPLY WITH ORDINANCE REQUIREMENTS.Q < o mZ o o QoEXISTING ZONING PD-216-H&X 5 BLDGS =TOTALPER UNIT X 5 BLDGS = TOTAL4-2CM<A<7ACOZOQ R <. AA.PRIVATEMAINTENANCE, DRAINAGO) v O LOCO o CD LO0XLULU O0co02A. 4UAL4A4<7AJ<7J4<]AX OmLU COLL Q s O 0) C 2 <4' 44 . ’LU O 2 LU2— — — —44A<<COVERED FRONT PORCH: 175 SFCOVERED/UNCOVERED EAST PATIO LEVEL 2: 250 SFCOVERED/UNCOVERED WEST PATIO LEVEL 2:A :BFRA<7)LUdi Q40LULU or9 o O449 -T DEEP PORCHAAPD-213R2-HPD-213R6-H33 SPACES REQUIIRED33 SPACES PROVIDEDDATEISSUE FOR ZONING 1 1/20/2025DRAWNGFCHECKEDGFjAND43,000 SF ( 1200 FIRST LEVEL, NOMINAL, 1800 SECOND LEVEL, NOMINALto IJ4' 420 SPACES10 SPACES4ARIVATE MAINTENANCE, DRAIN41 -ARCHITECT:GPF ARCHITECTS LLC549 E. SANDY LAKE ROAD, SUITE 100COPPELL, TEXAS 75019TEL: 972-824-7966gf rn ka @g pfa rch itects. co mEXISTING ZONINGR4LOT FOR PARKINGSQUARE FOOTAGES FOR EACH BUILDING:<742AA<7MAXIMUM RETAIL OCCUPANCY AT 800 SF MAXIMUM AREARETAIL:800 SF /200 SF PER SPACE = 4 SPACES549 E. SANDY LAKE ROAD SUITE 100 COPPELL, TEXAS 75019 TEL: (972) 824-7966<]184 <II Lav4 .<ocLUi no 42BLDG ACLOUD INDICATES WHERE RECESSED ENTRANCE MAY BE REMOVED.A418-6"I Q 1 RI < 1 O—■' <N 85D 32' 3TE 182.744<4y< £ Q 0 U LU n 94 <JED BYj4AEast X Lot 10/01/21REVISED PD 9/20/2023**4 . .41===A-83]LOT 6X, MUf UAL ACCESS EASEMENT AS CROSS-HATCHED HERE, MAINTAI HOA -------------------4 4A ■<1A133—X o < caLU 0LU CL8 10-0" MIN0)C2IO oo O□oZA441. 8 BOARD ON BOARD FENCE WITH TRIM CAP PROPOSED IN LIEU OFTHE REQUIRED 6' BRICK SCREENING WALL ON THE EASTERNPROPERTY LINE.2. THE LOTS TO HAVE T SETBACK ON ONE SIDE WITH 7' SETBACK ONTHE OTHER SIDE. ALL HOME OCCUPANTS SHALL BE GRANTEDACCESS BETWEEN THE HOUSES.3. THE HOA SHALL BE RESPONSIBLE FOR MAINTENANCE OF THECOMMON AREA LOT, THE LANDSCAPE ISLANDS ON COPPELL ROADAND THE PERIMETER FENCING.4. ALL PROPOSED SIGNAGE SHALL COMPLY WITH ORDINANCEREQUIREMENTS.5. GARAGES SHALL NOT BE USED FOR BUSINESS FUNCTIONS.6. SCREENING OF SECOND FLOOR PATIO AREA IS REQUIRED TOREDUCE SIGHT LINES TO THE ADJACENT RESIDENCES TO THE EAST.7. ONE UNIT MAY BE A HIGH PARKING GENERATOR (1 SPACE PER 175SQUARE FEET). THIS INCLUDES USES SUCH AS MEDICAL, DENTAL, ORCHIROPRACTOR OFFICE.8. ALL FIVE UNITS MAY BE ALLOWED FOR UP TO 800 SF RETAIL /SERVICE USE ON THE FIRST FLOOR.9. ALL BUILDINGS MAY BE ALLOWED FOR PROFESSIONAL OFFICEUSE.10. SECOND FLOOR WEST PORCHES AT BUILDINGS A, C, AND E MAYBE COVERED VIA EXTENDING THE GABLED ROOF LINE ANDEXTENDING THE FIRST FLOOR COLUMNS UP TO SUPPORT THE ROOF.THIS WILL BE A BUYER PREFERENCE.11. ALL BUILDINGS MAY BE RESIDENTIAL USE ONLY.ALL BUILDINGS MAY BE RESIDENTIAL USE WITH A HOME-BASEDBUSINESS AS DEFINED IN THE ORDINANCE TO BE ADOPTED, IFAPPROVED.CITY COMMENTS2025-12-12CITY COMMENTS2026-02-122C 234C 2457 ITEM # 11 Page 1 of 5 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT PD-326-MF-2, The Residence of Coppell, Lot 2, Block 1, GTE Shared Services Center P&Z HEARING DATE: February 19, 2026 C.C. HEARING DATE: March 10, 2026 STAFF REP.: Mary Paron-Boswell, AICP, Sr. Planner LOCATION: Northwest Corner of Canyon Drive and North Coppell Road SIZE OF AREA: 9.9 acres of property CURRENT ZONING: HC (Highway Commercial) REQUEST: A zoning change request from HC (Highway Commercial) to PD-326-MF-2 (Planned Development 316-Multi-Family-2) and future land use map amendment from Freeway Special District to Residential Urban Neighborhood to allow a 225- unit, four (4) story, age restricted 55+ apartment complex on approximately 9.9 acres located on the west side of North Coppell Road and north of Canyon Drive. APPLICANT: Owner: Developer: Canyon 10, LP JCI Apartments, LP 259 Stanton Court 1000 N Lamar Blvd, Suite 400 Coppell, Texas 75019 Austin, Texas 78703 HISTORY: A request was made in 2024, to allow 232 units with a reduced parking ratio (1.26) and 23.4 units/ac. This request was recommended for denial by the Planning and Zoning Commission and ultimately not approved by the City Council. HISTORIC COMMENT: This property does not have any historic significance. TRANSPORTATION: Canyon Drive is a 44-wide concrete two-lane street built within a 60-foot right-of- way south of this property. A sidewalk was recently installed on the southside of the road. North Coppell Road is a two-lane undivided road with 37 feet of pavement within a 50-foot right-of-way east of this property. A 5’ sidewalk runs along the east side of the road. SURROUNDING LAND USE & ZONING: North: Vacant (Powerlines) and Patio Homes; Commercial (C) and PD-244-TH-2 South: Professional Office; Highway Commercial (HC) East: Apartment Complex (315 Units); PD-160-MF-2 60 ITEM # 11 Page 2 of 5 West: office buildings; PD-171R2-HC and PD-171R3-HC COMPREHENSIVE PLAN: The Coppell 2030 Comprehensive Master Plan shows this property as Freeway Special District. DISCUSSION: This is a two-part request. Part one is a Detail Planned Development for a four story, 225-unit, age restricted (55+ years of age), multi-family product on approximately 9.9 acres. The second part is a change to the future land use map from Freeway Special District to Urban Residential Neighborhood, in order to allow the multi-family request. Detail Site Plan This proposed four-story, 225-unit apartment complex (50’ in height) is to be age restricted to persons aged 55 and over. The property is triangular in shape, with the building matching this triangular shape. Dwelling units would face the perimeter of the triangle and the middle would be an open area that will be open, providing air, light and amenities on the ground floor. The proposed building has a long corridor running northeast/southwest with two additional segments extending from that corridor to the southeast. It is setback approximately 223-feet from N. Coppell Road on the east; 95-feet from Canyon Drive on the south and 79-feet from the midrise office lot on the northwest. The eastern portion of the property has a drainage channel and 100-foot Brazos Electric Transmission Line Easement that runs north/south, parallel to N. Coppell Road. The entrance will be from Canyon Drive with two driveways. There are several PD conditions being requested, one of them being the amount of parking to be provided on-site. The typical MF-2 apartment is required to provide two parking spaces per unit plus ½ space for guest parking per unit. For 225 units this would require 563 parking spaces. They are proposing to provide 341 parking spaces, which includes 30 visitor space. This translates to 1.5 spaces per unit. Another PD condition is the allowable number of stories and density. Two stories and 22 units/acre are the maximum allowed by ordinance in the MF-2 District. This project is proposing four stories and 22.75 units/acre. They are providing covered parking for 176 spaces which is a little over half of the proposed parking which meets the MF-2 requirement. The unit breakdown is as follows: • 142 one-bedroom (720-1020 square feet), and • 83 two-bedroom units (1110-1350 square feet). Each unit will be accessed from air-conditioned interior corridors. There are two elevators proposed. According to the developer, all the units will have vinyl plank flooring, stainless steel appliances, quartz countertops, two-tone cabinets, subway tile backsplash, high speed internet and smart thermostats. They provided a photo sheet with typical unit finishes. In terms of amenities, the developer is proposing to have the following interior amenities: a media room (1,800 sq. ft.), a fitness center (1,000 sq. ft.), a business center (750 sq. ft.), a resident lounge (700 sq. ft.), beauty salon (900 sq. ft.), a game room/activity room (1,800 sq. ft.), mail and library room (1,800 sq. ft.) and leasing area (1,800 sq. ft.). They are also planning to provide a reading nook on each floor. 61 ITEM # 11 Page 3 of 5 Exterior amenities are proposed to include a fenced dog park, a pool, hot tub, grilling area, and community garden. Additional information is provided on the amenities exhibit. Building Elevations and Signage The building elevations and material board show a variety of materials and colors proposed for the building. There are two bricks colors proposed – Kingston Grey and Pecan. Additionally, there is a Shaker Beige cementitious siding and a light beige and antique pewter stucco. The window frames will be in dark bronze and dark green accent panels. The balcony area of each unit will have 8” fiber cement boards placed horizontally and with ¾” spacing in between boards. This will also require a PD condition since the ordinance requires a solid sight barring fence or wall is required to screen such balcony or patio from view. There will be a flat roof and as depicted in the color elevations and renderings, the materials will be used in different sections and articulations. The covered parking will be metal painted a warm gray to coordinate with the project’s window frame colors. The roof features a light tan finish to match the building’s exterior. No specific building signage was proposed. A 60-square-foot monument sign was shown on Canyon Drive. It is depicted on the monument sign details. The base will have matching brick and the verbiage on the sign may change. Any proposed building signage will need to conform to City requirements. A perimeter fence is to be erected around the site, six feet in height, metal fence with masonry columns spaced 50-feet apart. The materials would match the materials used for the building. The outside trash enclosure will also match the building materials. These items are also shown in an exhibit. Traffic Study A Traffic Impact Analysis (TIA) determination and parking memorandum from Kimley-Horn was submitted. The memo analyzed the proposed 225 dwelling units. Trip generation was calculated using the Senior Adult Housing – Multi-Family (ITE #252) land use. Based on the information, the development is anticipated to generate 713 daily trips with 43 AM peak hour trips and 56 PM peak hour trips. They also provided a calculation for senior adult housing, calculating 0.61 parking spaces per unit for a total of 138 parking spaces. The development is providing 341 spaces, which includes 30 guest parking spaces, totaling 1.5 parking spaces per unit. As part of their submittal they indicate that this type of development will produce less traffic than what an office or shopping center would generate. Landscape Plans & Tree Mitigation The Landscape Plans provided show that the site meets the minimum area requirements of 23%. Approximately 46.7% of the site is proposed to be landscaped which includes the area of the Brazos Electrical Easement and drainage channel. The developer is working to obtain permission from the easement holder regarding the placement of overstory trees or what type of landscaping would be allowed in the easement area. Staff is requesting a condition that would allow staff to administratively approve any landscaping changes to the easement area. The developer is proposing to plant 108 overstory trees (27 Live Oak, 23 Cedar Elm, 32 Chinquapin Oak, 11 Bald Cypress and 15 Southern Magnolia) and 59 62 ITEM # 11 Page 4 of 5 ornamental trees (27 Redbud and 32 Desert Willow). Staff is requiring the tree mitigation plan be updated to include the drainage area. Land Use Amendment The second part of this request is a land use amendment. The 2030 Master Plan currently calls for this area to be Freeway Special District. The purpose of this designation was “to provide areas within the community for conventional high intensity regional commercial uses and office development dependent upon good transportation access to highway interchanges and frontage roads. These areas are primarily intended for medium to large scale developments serving travelers and clientele from the region and typically high volumes of ingress and egress by vehicular traffic.” Uses appropriate for Freeway Special District include “hotels, multi-story office buildings, medium-to-large scale regional commercial uses, restaurants, and other uses dependent upon high volumes of vehicular traffic.” The developer is requesting to amend the Future Land Use Plan for this site to Urban Residential Neighborhood, which allows for higher density residential uses that serve the needs of residents seeking alternatives to low and medium density single-family detached housing. Although, the Urban Residential Neighborhood land use in the Master Plan calls for a mix of housing with the majority being owner-occupied and not all rentals, this was the best match for the proposed use. The site is directly across the street from another apartment complex and would be a good transition piece next to the office space. RECOMMENDATION: Staff is recommending approval of the request subject to the following conditions: 1. There may be additional comments during the building permit and detailed engineering review. 2. A replat is required to be approved prior to engineering review and recorded prior to building permit. 3. Park fees of $1,285 per unit shall be collected prior to plat recordation. 4. Site lighting shall meet City of Coppell requirements. 5. To restrict the age of the residents within the development to persons aged 55 and older. 6. To allow for 1.5 parking spaces per unit. 7. To allow for four stories (50’ maximum height), 225 dwelling units and a density of 22.7 units/acre. 8. To allow for the balconies to have 8” fiber cement boards placed horizontally and with ¾” spacing in between boards in lieu of it being completely screened from view. 9. Update the tree mitigation plan to include the drainage ditch area. 10. Allow staff to administratively approve any changes related to the landscaping in the Brazos easement. 11. Amend the Future Land Use Plan from Freeway Special District to Urban Residential Neighborhood. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. Take under advisement for reconsideration at a later date 63 ITEM # 11 Page 5 of 5 ATTACHMENTS: 1. Narrative 2. Site Plan 3. Landscape Plan 4. Building Elevations, Renderings, Material Board 5. Floor Plans and Amenities 6. Carport and Trash Enclosure 7. Monument Sign 8. Perimeter Fencing 9. Future Land Use Master Plan Amendment 10. TIA Memo 64 Journeyman Group 1000 N Lamar, Suite 400 Austin, TX 78703 512-247-7000 February 10, 2026 Matt Steer City of Coppell Coppell, Texas RE: 720 Canyon Dr Coppell, TX 75019 Dear Matt: Journeyman Group currently has the 9.89-acre site at 720 Canyon Dr under contract to purchase and develop. We believe that this property has great potential to serve the neighborhood and City of Coppell as a luxury, market rate 55+ senior living community where the rents will be dictated by the local senior living market. Journeyman is requesting a rezoning from Highway Commercial (HC) to a Planned Development (PD) with a base zoning reference of MF-2 Standard with the proposed variances listed below: • Building height to be 4 stories, 50’ maximum height rather than the 2 stories, 35’ maximum height allowed in MF-2. • Parking to be 1 space per 1 bedroom; 1.5 spaces per 2 bedroom; 0.13 guest spaces per unit rather than the 2 spaces per 1 and 2 bedroom and 0.5 guest spaces per unit allowed in MF-2. • Density of 22.7 dwelling units per net acre rather than 22 dwelling units per net acre as allowed in MF-2. The above variances would allow a successful 225-unit 55+ senior living facility to thrive in the City of Coppell. The parking reduction request is reinforced by referencing the ITE Parking Generation Manual, 6th Edition under ITE #252 Senior Adult Housing – Multifamily where the average rate of vehicle usage is calculated at 0.61 parking spaces per unit. Our proposed development is to provide 1.5 total parking spaces per unit. When looking at the allowed uses under the current zoning, possibilities include Office and Shopping Center. According to the ITE these uses would generate more than 3x the number of one-way trips during peak hours, the trip generation and parking comparison is provided as an exhibit A of this narrative. The ITE is a trusted source of traffic knowledge reinforced by many case studies and historical information. More information is provided in the TIA memo by our traffic engineer, Kimley Horn. The property will have a shuttle operated by a staff member as needed to shuttle residents to appointments, shopping, and community-based excursions. The proposed zoning change is a direct response to Pillar 04, Goal 03 of the Coppell Vision 2040 plan, which explicitly calls for the City to explore new housing options for the 55+ population that maintain a high standard of living while reducing the residential footprint. As noted in the Vision plan, finding appropriate locations for senior housing can be a challenge; however, this site represents the ideal "small-scale development on the fringe of commercial and retail areas" envisioned by the community. By serving as a transitional buffer between the Highway Commercial corridor and low-density residential tracts, the project achieves a "step-down" in density that manages the friction between high-activity zones and quiet neighborhoods. This specialized use acts as an ideal neighbor, generating significantly fewer peak-hour car trips than traditional multifamily or retail uses, thereby protecting the integrity of local streets. Ultimately, this request allows Coppell residents to age in place in a quiet, high-quality environment that respects the scale and value of the surrounding single-family community. A Zoning Transition Letter by the Architect is provided herein as Exhibit B. 65 Journeyman Group 1000 N Lamar, Suite 400 Austin, TX 78703 512-247-7000 The development, currently named The Residence at Coppell, will be a class A aged restricted, 55+ multifamily development with 142 one-bedroom units and 83 two-bedroom units. The resident community amenities include an age-appropriate fitness center, pool courtyard, beauty salon, business center, theater, and clinic space as well as a variety of lounge spaces for residents to mingle including a game/activity room, community room with a warming kitchen, community garden, and seating nooks throughout all floors. More details are provided in the package on the Project Amenity Program sheet. The unit amenities include vinyl plank flooring, stainless steel appliances, quartz countertops, two- tone cabinets, subway tile backsplash, high speed internet and smart thermostats. Photos of unit finishes are provided in the package. Journeyman Group strongly believes that this property would benefit the aging portion of the population in Coppell, TX by providing a downsizing option for those looking to establish a sense of community with their peers. The proposed 55+ senior living community allows seniors and empty nesters to transition from larger single-family homes into appropriately scaled, maintenance-free housing while remaining in Coppell. We have an extensive track record of providing class A multifamily, hotel, and assisted living communities all over Texas. Journeyman Group is based in Austin, Texas and believes in the future of Coppell. We respectfully request your consideration and support for our 55+ senior living project at 720 Canyon Dr. Sincerely, Journeyman Group Nick LaDuca Development Manager 66 Journeyman Group 1000 N Lamar, Suite 400 Austin, TX 78703 512-247-7000 Exhibit A: Traffic Comparison Trip Generation Comparison: Source: ITE Parking Generation Manual, 6th edition 67 Belshaw Mulholland Architects Vitruvian Park 3875 Ponte Ave, Suite 410 Addison Texas 75001 809 Nueces St Austin, TX 78701 214.969.0500 Exhibit B: Zoning Transition Letter 10 Feb 2026 The proposed project by Journeyman Group is intended to be a thoughtful and compatible use of the site when compared to the existing Highway Commercial (HC) zoning. The property is located adjacent to an established single-family neighborhood and an existing multifamily community, making a residential use a logical continuation of the surrounding development pattern. The site is also separated from the highway by a large surface parking field, which already serves as a buffer between highway activity and the neighborhood. In this context, a residential project offers a more appropriate transition than traditional highway- oriented commercial uses, which often introduce higher levels of traffic, noise, and activity. The proposed 55+ age-restricted community by Journeyman Group is designed to fit comfortably within its surroundings. Age-restricted residential developments typically generate fewer vehicle trips than conventional multifamily projects, helping to limit traffic impacts on nearby streets. The project also includes a range of on-site amenities that reduce the need for frequent off-site trips. In addition, Journeyman Group plans to enhance the existing drainage easement to create a more park-like environment that can be enjoyed by residents and the surrounding neighborhood. These open-space improvements, along with additional landscaped areas, help create a gentle transition between larger-scale highway development and nearby homes. Architecturally, the project has been designed with a residential character that reflects its neighborhood setting rather than the more contemporary commercial buildings typically found along Highway 121. The majority of the building façades will be constructed of brick and stone, providing a durable and familiar residential appearance. Building massing and façade articulation are intended to maintain a pedestrian-scaled feel and to reduce visual impacts on adjacent properties. Overall, the architectural approach supports Journeyman Group’s goal of blending the development into the surrounding area while providing a high-quality residential environment. 68 SS SS SSS SS SCANYON DRIVE(60-FOOT WIDE RIGHT-OF-WAY)COPPELL ROAD(60-FOOT WIDE RIGHT-OF-WAY)COPPELL ROAD (60-FOOT WIDE RIGHT-OF-WAY) COPPELL ROAD (60-FOOT WIDE RIGHT-OF-WAY) REMBRANDT COURT (50-FOOT WIDE RIGHT-OF-WAY)TWWOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHESSSSSN89°42'44"E806.00'N 4 2 ° 0 4 ' 3 8 " E 5 0 . 2 4 ' N0°30'33"W 727.41'∆=81°45'06"R=125.00'L=178.35'CB=N41°10'35"WC=163.61'S0°17'16"E 93.33'S44°43'15"W9 6 8 . 0 4 ' S0°26'01"E 110.37'S89°33'59"W45.61'FLFLFLFLFLFLFLF L FL FL FL FL FL FL FL FL FLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLF L FL FL FL FL FL FL FL FLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLEX. 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HEADWALLPROP. HEADWALLPROP. HEADWALLPROP. CONCRETEFLUME (TYP.)PROP. CONCRETEFLUME (TYP.)±86,395 SF (1.98 AC) EX. BRAZOSELECTRICAL EASEMENT25' FRONT YARDSETBACK18.0' (TYP.)R25.0'R2 5 . 0 'PROP. TRASH ROOMPROP. TRASH ROOMPROP. 20' SIDEWALK EASEMENTPROP. 5' SIDEWALKPROP. PERIMETER FENCE(REF.ARCH PLANS)PROP. 20' SIDEWALK EASEMENT29.7'115.5'PROP. ACTUALSETBACKPROP. ACTUALSETBACK51.2' PROP.ACTUALSETBACK43.9'0GRAPHIC SCALE IN FEET50 2550100SITE PLANTHE RESIDENCE AT COPPELLLEGENDSITE BOUNDARYEASEMENT LINEPROPOSED FIRE LANE STRIPINGNUMBER OF PARKING SPACES PER ROWFL#SITE NOTES1.ALL DIMENSIONS ARE FROM THE FACE OF CURB , FACE OF BUILDING, ORPROPERTY LINE UNLESS NOTED OTHERWISE.2.ALL CURB RADII ARE 2' OR 10' UNLESS NOTED OTHERWISE.3.CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR CARPORTAND DUMPSTER ENCLOSURE CONSTRUCTION SPECIFICATIONS.4.CONTRACTOR TO ADJUST EXISTING SANITARY SEWER MANHOLES,ELECTRICAL MANHOLES, FIRE HYDRANTS, VALVE BOXES, WATER METERS,ETC. TO MATCH PROPOSED FINISHED GRADES IF NECESSARY5.BUILDING OUTLINE FOR REFERENCE ONLY. REFER TO STRUCTURAL PLANSFOR OUTER EXTENTS OF FOUNDATION.6.NO FEMA 100-YR FLOODPLAIN LOCATED WITHIN 200 FEET OF THEPROPERTY.BYREVISIONSNo.DATESHEET NUMBERTHE RESIDENCE AT COPPELL CITY OF COPPELL DALLAS COUNTY, TEXAS 801 CHERRY ST, UNIT 11, STE 1300, FORT WORTH, TX 76102 PHONE: 817-335-6511 FAX: 817-335-5070 TEXAS REGISTERED ENGINEERING FIRM F-928 PROJECT No. 069410504 DATE: FEBRUARY 2026 SCALE: AS SHOWN DESIGNED BY: GKG DRAWN BY: GKG CHECKED BY: CUZ © 2024 KIMLEY-HORN AND ASSOCIATES, INC. PLOTTED BY GIDDENS, GEORGIA 2/9/2026 5:36 PMDWG NAME K:\FTW_CIVIL\069410504 - COPPELL MF\CAD\EXHIBITS\PD SITE PLAN.DWGLAST SAVED 2/9/2026 5:35 PMIMAGESXREFS XREF xbndy - XREF xexist-site - XREF xexist-util - XREF xsite - XREF xstrm - XREF xutil - XREF xArch - XREF xtrace - XREF xAerial - XREF xbndy-EasementsTHIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSEOF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY KIMLEY-HORN AND ASSOCIATES, INC. SHALL BE WITHOUT LIABILITY TO KIMLEY-HORN AND ASSOCIATES, INC.EXISTING UNDERGROUNDUTILITIES. CONTRACTOR TOVERIFY EXACT LOCATIONPRIOR TO ANY TRENCHINGOR EXCAVATION.CAUTIONBENCH MARK LISTKnow what'sbelow.before you dig.CallRLOT 2,BLOCK 1GTE SHARED SERVICES CENTER ADDITIONRECORDED: MAY 6, 1999DOC. NO. 99088 00020CITY OF COPPELL. DALLAS COUNTY, TEXASOWNER/DEVELOPER:ENGINEER:JOURNEYMAN GROUP1000 N LAMAR, SUITE 400AUSTIN, TEXAS 78703CONTACT: KURT GOLLPHONE: (512) 247-7000KIMLEY-HORN AND ASSOCIATES, INC.801 CHERRY ST. UNIT 11, SUITE 1300FORT WORTH, TEXAS 76102CONTACT: CRISTAL ZUBIA, P.E.PHONE: (817) 769-6169TEXAS REGISTERED ENGINEERING FIRM F-928SITE PLANC-100BM 400SQUARE CUT WITH X-CUT IN CONCRETE, MIDDLE OF CONCRETE PADTO WATER VAULT 4'+/- SOUTH OF STOP SIGN TO THE PARKING LOT,920'+/- WEST OF COPPELL ROAD AND CANYON DRIVEELEV.=480.29'BM 401SQUARE CUT WITH X-CUT IN CONCRETE, MIDDLE ON BACK OF CURBINLET AT THE NORTHWEST CORNER OF COPPELL ROAD & CANYONDRIVE 100'+/- NORTH OF STOP SIGN AND ROAD NAMESELEV.=479.70'BM 402SQUARE CUT WITH X-CUT IN CONCRETE, MIDDLE OF BACK OF CURBINLET, ON WEST SIDE OF COPPELL ROAD, 740'+/- NORTH OF COPPELLROAD AND CANYON DRIVEELEV.=479.78'CITY OF COPPELL BM 15 (BM 404)ALUMINUM MARKER SET IN THE CENTER OF AN INLET ON THE EASTSIDE OF NORTHBOUND DENTON TAP ROAD, APPROXIMATELY 89'(FEET) NORTH OF THE WESTBOUND FRONTAGE ROAD OF 121 BYPASS(SPUR 533)ELEV. 465.56'SPROPOSED FIRE HYDRANTEXISTING FIRE HYDRANTPROPOSED FDCPROPOSED WATER METEREXISTING SANITARY SEWER MANHOLE (SS MH)SPROPOSED SANITARY SEWER MANHOLE (SS MH)THIS SITE PLAN IS FOR CITYREVIEW ONLY TO ILLUSTRATECOMPLIANCE WITH ZONING ANDDEVELOPMENT REGULATIONS. ITIS NOT INTENDED FORCONSTRUCTION PURPOSES.PROPOSED CONCRETE SIDEWALKPROPOSED CARPORTPROPOSED LIGHT POLEPROPOSED STORM INLETEXISTING STORM INLETEXISTING ELECTRIC EASEMENTNORTH69 XXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXX XXX X XXXXXXX XXXXX X XXX XXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XX100' BRAZOSELECTRICALEASEMENTSIDEWALK &UTILITY EASEMENTUTILITYEASEMENTFLFLFLFLFLFLFLF L FL FL FL FL FL FL FL FL F L FLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLF L FL FL FL FL FL FL FL FLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLSSSS S S S S S S S S S S S S S S S SCANYON DRIVE(60-FOOT WIDE RIGHT-OF-WAY)COPPELL ROAD(60-FOOT WIDE RIGHT-OF-WAY)COPPELL ROAD (60-FOOT WIDE RIGHT-OF-WAY) COPPELL ROAD (60-FOOT WIDE RIGHT-OF-WAY) REMBRANDT COURT (50-FOOT WIDE RIGHT-OF-WAY)24' FIRELANEEASEMENTVOL. 99088, PG. 20D.R.D.C.T.25'x25' WATEREASEMENTVOL. 99088, PG. 20D.R.D.C.T.TDRAINAGEEASEMENTVOL. 99088, PG. 20D.R.D.C.T.15' DRAINAGEEASEMENTVOL. 99088, PG. 20D.R.D.C.T.60' MUTUAL ACCESSEASEMENTVOL. 99088, PG. 20D.R.D.C.T.WW24' FIRELANEEASEMENTVOL. 99088, PG. 20D.R.D.C.T.OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHESSSSSN89°42'44"E806.00'N 4 2 ° 0 4 ' 3 8 " E 5 0 . 2 4 ' N0°30'33"W 727.41'∆=81°45'06"R=125.00'L=178.35'CB=N41°10'35"WC=163.61'S0°17'16"E 93.33'S4 4 ° 4 3 ' 1 5 "W 9 6 8 . 0 4 ' S0°26'01"E 110.37'S89°33'59"W45.61'DRAINAGEFLUME742'-10"206'-712"38'-812"110'-4" 968'-6"SIDEWALK, TYP.SIDEWALK, TYP.10'COMMON NAME, BOTANICAL NAMEMIN. SPEC.QTY.SYM.ORNAMENTAL TREESCOMMON NAME, BOTANICAL NAMEMIN. SPEC.QTY.SYM.SHADE TREESCEDAR ELM,ULMUS CRASSIFOLIA100 GAL., 4" CAL.,16' HT. MINIMUMCONTAINERGROWN23CHINQUAPIN OAK,QUERCUS MUHLENBERGII100 GAL., 4" CAL.,16' HT. MINIMUMCONTAINERGROWN32100 GAL., 4" CAL.,16' HT. MINIMUMCONTAINERGROWNBALD CYPRESS,TAXODIUM DISTICHUM113" CAL.,8' HT. MINIMUMCONTAINERGROWN32DESERT WILLOW,CHILOPSIS LINEARIS(UTILITY COMPATIBLE)3" CAL.,14' HT. MINIMUMCONTAINERGROWN OR B&B27100 GAL., 4" CAL.,16' HT. MINIMUMCONTAINERGROWNLIVE OAK,QUERCUS VIRGINIANA2715SOUTHERN MAGNOLIA,MAGNOLIA GRANDIFLORA100 GAL., 4" CAL.,16' HT. MINIMUMCONTAINERGROWNEXISTING TREE TO BE PRESERVED30" HACKBERRY (CELTIS OCCIDENTAILS)1TOTAL59TOTAL108TEXAS REDBUD,CERCIS TEXENSIS(UTILITY COMPATIBLE)REVISIONS: SHEET NO.:PROJECT #:ORIGINAL ISSUE:DRAWING TITLE:046-25-0502/09/2026PROFESSIONAL SEAL:DATE SEALED:02/09/2026PROJECT NAME:PROJECT LOCATION:OWNER:THERESIDENCE ATCOPPELL700 CANYONDR.COPPELL, TX75019JOURNEYMANGROUP107 Leland Street, Suite 2Austin, TX 78704P.O. BOX 40792Austin, TX 78704Phone: (512) 388-4115CITY SHEETSCODE NOTES:12550025SCALE IN FEET (1"=50'-0")NORTHLANDSCAPEAREA PLANL100LEGAL DESCRIPTIONTRACT 1:BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITIONTO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOFRECORDED IN VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXASOWNER & APPLICANTJOURNEYMAN GROUPKURT GOLL1000 N. LAMAR BLVD., SUITE 400AUSTIN, TX 78703512-247-7000kgoll@journeymangroup.comPL - PARKING LOT TREEPR - PERIMETER TREEOP - OPEN SPACE TREEPARKING LOT AREAPARKING LOT LANDSCAPEPERIMETER LANDSCAPE AREANON-VEHICULAR OPEN SPACEPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPROPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPDRAWING ISSUE: 01/15/2026LANDSCAPE ARCHITECTBLU FISH COLLABORATIVEMIKE FISHBAUGH107 LELAND ST., SUITE 2AUSTIN, TX 78704512-388-4115mike@bfcollaborative.comOPOPOPOPPOOL COURTYARDPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPRPL70 XXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXX XXXXXXXXX XXXXXXXXX XXXXXXX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XX100' BRAZOSELECTRICALEASEMENTSIDEWALK &UTILITY EASEMENTUTILITYEASEMENTFLFLFLFLFLFLFLF L FL FL FL FL FL FL FL FL F L FLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLF L FL FL FL FL FL FL FL FLFLFLFLFLFLFLFLFLFLFLFLFLFLFLFLSSSS S S S S S S S S S S S S S S S SCANYON DRIVE(60-FOOT WIDE RIGHT-OF-WAY)COPPELL ROAD(60-FOOT WIDE RIGHT-OF-WAY)COPPELL ROAD (60-FOOT WIDE RIGHT-OF-WAY) COPPELL ROAD (60-FOOT WIDE RIGHT-OF-WAY) REMBRANDT COURT (50-FOOT WIDE RIGHT-OF-WAY)24' FIRELANEEASEMENTVOL. 99088, PG. 20D.R.D.C.T.25'x25' WATEREASEMENTVOL. 99088, PG. 20D.R.D.C.T.TDRAINAGEEASEMENTVOL. 99088, PG. 20D.R.D.C.T.15' DRAINAGEEASEMENTVOL. 99088, PG. 20D.R.D.C.T.60' MUTUAL ACCESSEASEMENTVOL. 99088, PG. 20D.R.D.C.T.WW24' FIRELANEEASEMENTVOL. 99088, PG. 20D.R.D.C.T.OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHESSSSSN89°42'44"E806.00'N 4 2 ° 0 4 ' 3 8 " E 5 0 . 2 4 ' N0°30'33"W 727.41'∆=81°45'06"R=125.00'L=178.35'CB=N41°10'35"WC=163.61'S0°17'16"E 93.33'S44 ° 4 3 ' 1 5 "W 9 6 8 . 0 4 ' S0°26'01"E 110.37'S89°33'59"W45.61'DRAINAGEFLUMEH.1H.1H.1H.1H.2H.2H.2H.2H.2G.1G.1G.1G.1G.1H.3H.3SIDEWALK, TYP.SIDEWALK, TYP.POOLCOURTYARD10'COMMON NAME, BOTANICAL NAMEQTY.SYM.SHRUBSCOMMON NAME, BOTANICAL NAMEMIN. SPEC.QTY.SYM.ORNAMENTAL TREESCOMMON NAME, BOTANICAL NAMEMIN. SPEC.QTY.SYM.SHADE TREESNOTES:1. THE CONTRACTORS (GENERAL AND SUBCONTRACTORS) SHALL PROVIDE UNIT COSTS FOR ALLSOFTSCAPE AND HARDSCAPE MATERIAL SPECIFIED ON THE DRAWINGS AND SPECIFICATIONS. UNITCOSTS SHALL BE PROVIDED FOR MATERIALS AND INSTALLATION SEPARATELY. UNIT COSTS SHALLBE: 'EACH' FOR PLANT MATERIAL, 'SQUARE FOOT' OR 'SQUARE YARD' FOR PAVEMENTS, LINEAR FOOTFOR WALL AND FENCE, 'EACH' FOR SITE FURNISHINGS AND SITE AMENITIES, 'CUBIC YARD' OR 'CUBICFOOT' FOR SOIL, MULCH AND OTHER BULK PRODUCTS AND 'EACH' OR 'LUMP SUM' FORMISCELLANEOUS ITEMS. THE UNIT COST SHALL BE FORMATTED TO HAVE COLUMNS FOR; ITEMS, UNIT,UNIT COST, TOTAL ITEM COST.2. PLANT QUANTITIES ARE PROVIDED FOR OWNER CONVENIENCE ONLY. CONTRACTOR ISRESPONSIBLE FOR VERIFYING AND PROVIDING PLANT QUANTITIES SHOWN ON THE LANDSCAPE PLAN.3. CONTRACTOR IS RESPONSIBLE FOR LOCATING AND SECURING TREE AND PLANT MATERIAL INADVANCE. BECAUSE OF THE LONG LEAD TIME ON THIS INSTALLATION AND THE RECENT SHORTAGEON TREE CROP, CONTRACTOR SHALL RESERVE OR CONTRACT GROW TREES WITH A GROWER.PLANT LISTBERMUDAGRASS, CYNODON DACTYLON 'TIF 419'SODCOMMON NAME, BOTANICAL NAMECONTAINERQTY.SYM.REF. PLANTURFMIN.CONTAINERMAX.SPACINGCEDAR ELM,ULMUS CRASSIFOLIA100 GAL., 4" CAL.,16' HT. MINIMUMCONTAINERGROWN23CHINQUAPIN OAK,QUERCUS MUHLENBERGII100 GAL., 4" CAL.,16' HT. MINIMUMCONTAINERGROWN32100 GAL., 4" CAL.,16' HT. MINIMUMCONTAINERGROWNBALD CYPRESS,TAXODIUM DISTICHUM113" CAL.,8' HT. MINIMUMCONTAINERGROWN32DESERT WILLOW,CHILOPSIS LINEARIS(UTILITY COMPATIBLE)3" CAL.,14' HT. MINIMUMCONTAINERGROWN OR B&B27100 GAL., 4" CAL.,16' HT. MINIMUMCONTAINERGROWNLIVE OAK,QUERCUS VIRGINIANA2715SOUTHERN MAGNOLIA,MAGNOLIA GRANDIFLORATEXAS SAGE,LEUCOPHYLLUM FRUTESCENS 'GREEN CLOUD'5 GALLON;2' HT. MIN,3' O.C.396DWARF WAX MYRTLE,MYRICA CERIFERA 'DON'S DWARF'3' O.C.3625 GALLON;2' HT. MIN,100 GAL., 4" CAL.,16' HT. MINIMUMCONTAINERGROWNEXISTING TREE TO BE PRESERVED30" HACKBERRY (CELTIS OCCIDENTAILS)1TOTAL59TOTAL108TEXAS REDBUD,CERCIS TEXENSIS(UTILITY COMPATIBLE)REVISIONS: SHEET NO.:PROJECT #:ORIGINAL ISSUE:DRAWING TITLE:046-25-0502/09/2026PROFESSIONAL SEAL:DATE SEALED:02/09/2026PROJECT NAME:PROJECT LOCATION:OWNER:THERESIDENCE ATCOPPELL700 CANYONDR.COPPELL, TX75019JOURNEYMANGROUP107 Leland Street, Suite 2Austin, TX 78704P.O. BOX 40792Austin, TX 78704Phone: (512) 388-4115CITY SHEETSKEY NOTES:H.2STEEL EDGINGH.1CONCRETE PAVING, TYP.G.16' ORNAMENTAL STEEL FENCE12550025SCALE IN FEET (1"=50'-0")NORTHCITYLANDSCAPEPLANL101H.3PARK SIDEWALK - PROPOSED(NO EXISTING SIDEWALKSINSIDE SITE)LEGAL DESCRIPTIONTRACT 1:BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITIONTO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOFRECORDED IN VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXASOWNER & APPLICANTJOURNEYMAN GROUPKURT GOLL1000 N. LAMAR BLVD., SUITE 400AUSTIN, TX 78703512-247-7000kgoll@journeymangroup.comDRAWING ISSUE: 01/15/2026LANDSCAPE ARCHITECTBLU FISH COLLABORATIVEMIKE FISHBAUGH107 LELAND ST., SUITE 2AUSTIN, TX 78704512-388-4115mike@bfcollaborative.com71 CANYON DRIVE(60-FOOT WIDE RIGHT-OF-WAY)COPPELL ROAD(60-FOOT WIDE RIGHT-OF-WAY)COPPELL ROAD (60-FOOT WIDE RIGHT-OF-WAY) COPPELL ROAD (60-FOOT WIDE RIGHT-OF-WAY) REMBRANDT COURT (50-FOOT WIDE RIGHT-OF-WAY)25'x25' WATEREASEMENTVOL. 99088, PG. 20D.R.D.C.T.TDRAINAGEEASEMENTVOL. 99088, PG. 20D.R.D.C.T.15' DRAINAGEEASEMENTVOL. 99088, PG. 20D.R.D.C.T.60' MUTUAL ACCESSEASEMENTVOL. 99088, PG. 20D.R.D.C.T.WWOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHESSSSSN89°42'44"E806.00'N 4 2 ° 0 4 ' 3 8 " E 5 0 . 2 4 ' N0°30'33"W 727.41'∆=81°45'06"R=125.00'L=178.35'CB=N41°10'35"WC=163.61'S0°17'16"E 93.33' S 4 4 ° 4 3 ' 1 5 "W 9 6 8 . 0 4 ' S0°26'01"E 110.37'S89°33'59"W45.61'742'-10"206'-712"38'-812"110'-4" 9 6 8 ' - 6 "XXXX XXXXXX XXX REVISIONS: SHEET NO.:PROJECT #:ORIGINAL ISSUE:DRAWING TITLE:046-25-0502/09/2026PROFESSIONAL SEAL:DATE SEALED:02/09/2026PROJECT NAME:PROJECT LOCATION:OWNER:THERESIDENCE ATCOPPELL700 CANYONDR.COPPELL, TX75019JOURNEYMANGROUP107 Leland Street, Suite 2Austin, TX 78704P.O. BOX 40792Austin, TX 78704Phone: (512) 388-4115CITY SHEETSTREE SURVEYL10212550025SCALE IN FEET (1"=50'-0")NORTH30" HACKBERRY - TO REMAINFURTHER INVESTIGATION IS REQUIRED TO VERIFYEXISTING TREE.CERTIFIED ARBORIST WILL PERFORM A TREEANALYSIS TO DETERMINE THE HEALTH AND PROVIDE ADETAILED PRESERVATION PLAN IF TREE IS EVALUATEDTO BE IN GOOD HEALTH.TREE SURVEY NOTES:12 CRZTREE PROTECTION FENCE9" LIVE OAK - TO REMAIN12 CRZTREE PROTECTION FENCE72 REVISIONS: SHEET NO.:PROJECT #:ORIGINAL ISSUE:DRAWING TITLE:046-25-0502/09/2026PROFESSIONAL SEAL:DATE SEALED:02/09/2026PROJECT NAME:PROJECT LOCATION:OWNER:THERESIDENCE ATCOPPELL700 CANYONDR.COPPELL, TX75019JOURNEYMANGROUP107 Leland Street, Suite 2Austin, TX 78704P.O. BOX 40792Austin, TX 78704Phone: (512) 388-4115CITY SHEETS1.CONTRACTOR SHALL BE FAMILIAR WITH ALL EXISTING SITE CONDITIONS INCLUDINGUNDERGROUND UTILITIES, PIPES, AND STRUCTURES.2.CONTRACTOR SHALL BE RESPONSIBLE FOR BODILY INJURY AND/OR ANY COSTINCURRED DUE TO DAMAGE OF OWNER'S PROPERTY OR UTILITIES.3.CONTRACTOR IS RESPONSIBLE FOR CONTACTING ALL UTILITY COMPANIES PRIOR TOANY EXCAVATION TO ENSURE UTILITIES ARE NOT DISTURBED. REFER TO CIVILDRAWINGS FOR ALL SITE UTILITIES.4.ANY CONFLICTING INFORMATION SHALL BE BROUGHT TO THE ATTENTION OF THELANDSCAPE ARCHITECT DURING BIDDING AND PRIOR TO CONTRACTS BEING AWARDEDTO CONTRACTORS, OR IT SHALL BE ASSUMED THAT THE CONTRACTOR CAN IMPLEMENTTHE PLANS AS DRAWN AND SPECIFIED.5.EXISTING CONDITIONS ARE SHOWN SHADED BACK TO ALLOW ALL PROPOSEDIMPROVEMENTS TO STAND OUT. EXISTING BASE INFORMATION HAS BEEN IMPORTEDFROM CIVIL AND ARCHITECTURAL DRAWINGS. REFER TO THESE DRAWINGS FORSUPPLEMENTAL INFORMATION.6.THE CONTRACTORS (GENERAL AND SUBCONTRACTORS) SHALL PROVIDE UNIT COSTSFOR ALL SOFTSCAPE AND HARDSCAPE MATERIAL SPECIFIED ON THE DRAWINGS ANDSPECIFICATIONS. UNIT COSTS SHALL BE PROVIDED FOR MATERIALS AND INSTALLATIONSEPARATELY. UNIT COSTS SHALL BE: 'EACH' FOR PLANT MATERIAL, 'SQUARE FOOT' OR'SQUARE YARD' FOR PAVEMENTS, LINEAR FOOT FOR WALL AND FENCE, 'EACH' FOR SITEFURNISHINGS AND SITE AMENITIES, 'CUBIC YARD' OR 'CUBIC FOOT' FOR SOIL, MULCHAND OTHER BULK PRODUCTS AND 'EACH' OR 'LUMP SUM' FOR MISCELLANEOUS ITEMS.THE UNIT COST SHALL BE FORMATTED TO HAVE COLUMNS FOR; ITEMS, UNIT, UNITCOST, TOTAL ITEM COST.7.LOCATE JOINTS IN CONCRETE PAVING ACCORDING TO PLAN. IF NONE SHOWN,CONTROL JOINTS SHALL CREATE SQUARE PANELS AND NOT EXCEED 10 FOOT SPACINGAND SHALL BE 1/4 OF THE DEPTH OF THE PAVING. EXPANSION JOINTS SHALL NOTEXCEED 50 FOOT SPACING AND SHALL INCLUDE AN ASPHALT JOINT WITH FLEXIBLESEALANT TO MATCH THE PAVEMENT COLOR. EXPANSION JOINTS TO HAVE 12" LONG #3SMOOTH GALVANIZED DOWEL IN VERTICAL CENTER OF JOINT, SPACED HORIZONTALLYEQUALLY 10 INCHES APART OR A MINIMUM OF TWO PER JOINT, WHICHEVER ISGREATER.GENERAL CONSTRUCTION NOTES:LANDSCAPE PLANTING NOTES: 1.ALL WEEDS WITHIN THE LIMITS OF CONSTRUCTION ARE TO BE REMOVED AND TAKEN OFF SITEBY THE CONTRACTOR. ROOT SYSTEMS SHOULD BE ERADICATED.2.FINISH GRADES OF PLANT BED AREAS (TOP OF MULCH), SOD (TOP OF SOD),HYDROMULCH (TOP OF TOPSOIL), SHALL BE FLUSH WITH ADJACENT PAVING.3.TRENCHING AND SITE WORK PERFORMED WITHIN THE PROMINENT ROOT ZONES OFEXISTING TREES SHALL BE DONE BY HAND OR AIR SPADE UNLESS OTHERWISESPECIFIED BY THE LANDSCAPE ARCHITECT. NO ROOTS OVER 1" DIA. SHALL BE CUT.4.VERIFY PLANT COUNTS AND SQUARE FOOTAGES: IF QUANTITIES ON PLANT SCHEDULEDIFFER FROM GRAPHIC INDICATIONS, THEN GRAPHICS SHALL PREVAIL.5.LANDSCAPE ARCHITECT TO REVIEW PLANT MATERIALS AT SOURCE OR BY PHOTOGRAPHS OFACTUAL MATERIAL TO BE PLANTED PRIOR TO PURCHASE, DIGGING, OR SHIPPING OF PLANTMATERIALS.6.PROVIDE MATCHING FORMS AND SIZES FOR PLANT MATERIALS WITHIN EACH SPECIES ANDSIZE DESIGNATED ON THE DRAWINGS.7.PLANT NAMES USED ON THE PLANS COMPLY WITH STANDARD HORTICULTURALNOMENCLATURE, AND NAMES GENERALLY ACCEPTED IN THE NURSERY TRADE. THELANDSCAPE ARCHITECT, OR OWNERS REPRESENTATIVE SHALL REVIEW ALL PLANTS AT THETIME OF DELIVERY TO THE SITE. IF THE CONTRACTOR FAILS TO NOTIFY THE LANDSCAPEARCHITECT, OR OWNERS REPRESENTATIVE FORTY-EIGHT (48) HOURS IN ADVANCE OF THEDELIVERY TIME, AND/OR DOES NOT CALL FOR OBSERVATION OF THE MATERIAL, THECONTRACTOR SHALL BE LIABLE FOR ALL REMOVAL AND REPLACEMENT COSTS OF THE PLANTMATERIAL. THE PLANT MATERIAL WILL BE JUDGED AND ACCEPTED OR REJECTED ON BASIS OFTHE FOLLOWING CRITERIA:a.PROVIDE PLANTS OF QUALITY, SIZE, GENUS, SPECIES, AND VARIETY AS INDICATED ONTHE PLANS AND AS COORDINATED WITH THE LANDSCAPE ARCHITECT.b.PLANTS SHALL BE FREE OF DISEASE, INSECTS, EGGS, LARVAE, AND DEFECTS,CONFORMING TO ANSI Z60.1c.TREE CANOPIES SHALL HAVE AN INTACT AND UNDAMAGED CENTRAL LEADER.d.TREES ARE REQUIRED TO STAND UPRIGHT WITH NO SUPPORT AND HAVE PROPERTRUNK CALIPER AND TAPER. TREES HAVING "BROOM STICK" TRUNKS WITH "POODLE"TOPS WILL NOT BE ACCEPTED.e.BARK SHALL BE DAMAGE FREE WITH ALL MINOR CUTS AND ABRASIONS SHOWINGHEALING TISSUE. FOLIAGE, ROOTS AND STEMS OF ALL PLANTS SHALL BE OF VIGOROUSHEALTH AND NORMAL HABIT OF GROWTH FOR ITS SPECIES. ALL PLANTS SHALL BE FREEOF INSECT INFESTATIONS AND DISEASES. TOP GROWTH SHALL BE PROPORTIONATE TOBOTTOM GROWTH.f.SHRUBS TRANSPLANTED IN AN UP-SIZED CONTAINER LARGER THAN SPECIFIED SIZE,SHALL HAVE BEEN GROWN IN THAT CONTAINER FOR A SUFFICIENT LENGTH OF TIME TODEVELOP NEW FIBROUS ROOTS, SO THAT ROOT MASS WILL FILL THE CONTAINER.g.AREAS DISTURBED BY CONSTRUCTION AND ARE NOT SCHEDULED TO BE IMPROVEDSHALL BE REPAIRED TO THE STATE THAT IT WAS PRIOR TO THE START OFCONSTRUCTION.8. ALIGN AND EQUALLY SPACE IN ALL DIRECTIONS PLANTS SO DESIGNATED PER THESE NOTESAND DRAWINGS.9. EXACT LOCATIONS OF PLANT MATERIALS TO BE APPROVED BY THE LANDSCAPEARCHITECT IN THE FIELD PRIOR TO INSTALLATION. LANDSCAPE ARCHITECT RESERVESTHE RIGHT TO DIRECT THE ADJUSTMENT OF PLANTS TO EXACT LOCATION IN FIELD.10. IF PLANT MATERIAL IS BALL AND BURLAP, CUT AND REMOVE BURLAP FROM TOP 1/3 OFBALL. CONTAINER GROWN STOCK WILL HAVE THE OUTSIDE EDGE OF THE ROOTBALLLOOSENED BY HAND AFTER REMOVING FROM THE CONTAINER.11. PRUNE NEWLY PLANTED TREES ONLY AS DIRECTED BY LANDSCAPE ARCHITECT.12.PROVIDE SPECIFIED EDGING AS DIVIDER BETWEEN PLANTING BEDS AND LAWN AREAS.13.PLANT SPACING LISTED IN PLANT SCHEDULE IS A MAXIMUM TYPICAL SPACING. IFPLANTS ARE SHOWN CLOSER ON THE PLAN THEY SHOULD BE INSTALLED PER THEPLAN.14.ALL PROPOSED TURF GRASS AREAS SHALL HAVE 6” DEPTH OF CLEAN (NO WEEDS,ROOTS, DEBRIS, VEGETATION) TOPSOIL, UNLESS A LESSOR DEPTH IS REQUIRED BY THELOCAL JURISDICTION. TOP SOIL SHOULD BE ATTAINED FROM A REPUTABLE SOURCELOCATED WITHIN 50 MILES OF THE PROJECT SITE.15.ALL SOD INSTALLED ON SLOPES 4:1 OR STEEPER SHALL HAVE BIODEGRADABLE STAKES/ STAPLES INSTALLED.16.ALL PLANTING BED SOIL MIX SHALL BE AMENDED TOPSOIL. CONTRACTOR TO PROVIDEA SOIL TEST RESULTS TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL OFTOPSOIL TO BE USED, AND THE APPROPRIATE AMENDMENTS TO BE ADDED TO THETOPSOIL TO PROVIDE OPTIMUM GROWING CONDITIONS. ALL TOPSOIL SHALL BE FREEOF ROCKS LARGER THAN 3/4" DIAMETER, DELETERIOUS MATERIAL AND ANY DEBRIS.LANDSCAPENOTES ANDCALCULATIONSL1031.ALL LANDSCAPED AREAS SHALL BE FULLY IRRIGATED AND AN IRRIGATION PLANWILL BE PROVIDED WITH THE BUILDING PERMIT SUBMISSIONIRRIGATION NOTE:PROPOSED LANDSCAPING: ·PERIMETER LANDSCAPING: ______ SQ. FT. REQUIRED, ______ SQ. FT. PROVIDED··TREES:______ REQUIRED, ______ PROVIDED·INTERIOR LANDSCAPING: ______ SQ. FT. REQUIRED, ______ SQ. FT. PROVIDED··TREES:______ REQUIRED, ______ PROVIDED·NON-VEHICULAR LANDSCAPING: ______ SQ. FT. REQUIRED, ______ SQ. FT. PROVIDED··TREES:______ REQUIRED, ______ PROVIDED·PERCENTAGE OF TOTAL SITE AREA DEVOTED TO LANDSCAPING: ______%16,276SITE CALCULATIONS: SITE AREA: 431,027 SQ. FT.BUILDING FOOTPRINT: 72,170 SQ. FT.PARKING AREA: 127,737 SQ. FT.ELECTRIC EASEMENT: 86,374 SQ. FT.12,774323230,93430,934586753,829118,600373946.7POST DEVELOPMENT SITE WILL UNDERGO ROUTINE MAINTENANCE INCLUDING, BUT NOTLIMITED TO:-BI-MONTHLY MOWING-MONTHLY WEEDING-BI-ANNUAL FERTILIZATION-ANNUAL TREE TRIMMING-IRRIGATION REPAIRMAINTENANCE PROVISIONS:73 2026 FEB 09 SOUTH VIEW OF ENTRY LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 74 2026 FEB 09 NIGHT VIEW OF ENTRY AERIAL VIEW VIEW LOOKING AT CORNER OF COPPELL AND CANYON LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 75 2026 FEB 09 ELEVATIONS 01_SOUTH ELEVATION 02_NORTH ELEVATION TOP OF PARAPET 49’-0”TOP OF PARAPET 49’-0”SCALE: 1/32"=1' SCALE: 1/32"=1' LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 1 1 1 1 1 138 3 38 223 3 3 34 4 4 44 4 4 45556 6 6 6 6 67 7 7 Material Notes • Materials shown on the drawings are intended for general reference and illustrative purposes only. Specific material selections and finishes are identified on the preliminary material board and may be further refined as additional project information becomes available, in coordination with City review and approval requirements. 76 2026 FEB 09 ELEVATIONS 04_EAST ELEVATION 04_EAST ELEVATION (CONTINUED) TOP OF PARAPET 49’-0”TOP OF PARAPET 49’-0”SCALE: 1/32"=1' SCALE: 1/32"=1' 1 1 1 12 2 2 2 23 3 3 344 4 444 4 4 45 5 56 6 6 8 67 Material Notes • Materials shown on the drawings are intended for general reference and illustrative purposes only. Specific material selections and finishes are identified on the preliminary material board and may be further refined as additional project information becomes available, in coordination with City review and approval requirements. LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 77 2026 FEB 09 03_WEST ELEVATION 03_WEST ELEVATION (CONTINUED) TOP OF PARAPET 49’-0”TOP OF PARAPET 49’-0”ELEVATIONS SCALE: 1/32"=1' SCALE: 1/32"=1' 11 1 12 23 334444 4556 6 1 223334 445 568 Material Notes • Materials shown on the drawings are intended for general reference and illustrative purposes only. Specific material selections and finishes are identified on the preliminary material board and may be further refined as additional project information becomes available, in coordination with City review and approval requirements. LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 78 2026 FEB 09 PRIMARY MATERIAL BOARD ENLARGED ELEVATION Material Percentages: Description Approx. Area (SF) Gross exterior wall area 74,214 sf Window area (32%) 23,749 sf Net opaque wall area 50,465 sf Masonry Provided (80%) 40,372 sf Note: All materials, colors, and finishes shown are representative. Images are provided for illustrative purposes and may not reflect exact products or specifications. Final materials and building details will comply with applicable codes and city standards. 1 1 1 2 3 3 4 4 5 5 6 6 7 8 7 8 Manchester Tan – HC-81 Shaker Beige – HC-45 LIGHT STUCCO ACCENT 8" Tall Horizontal JH Hardie Night Hawk Fiber Cement board Vintage Vogue – HC-462 Antique Pewter – 1560 LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 4 79 2026 FEB 09 ARCHITECTURAL SITE PLAN GROUND FLOOR PLAN (with Annotations) 0 50 100 Project Unit Mix RESIDENTIAL UNIT MIX Unit Descrption Size in SF No. of Units Mix Type Mix A1 1 bed, 1 bath 720 19 8.44%63.11% A2 1 bed, 1 bath 810 60 26.67% A3 1 bed, 1 bath 900 40 17.78% A4 1 bed, 1.5 bath 1020 23 10.22% B1 2 bed, 2 bath 1110 30 13.33%36.89% B2 2 bed, 2 bath 1230 25 11.11% B3 2 bed, 2 bath 1444 20 8.89% B4 2 bed, 2 bath 1350 8 3.56% Total Units 225 Units meet Coppell Code of Ordinances Sec 12-18-3 1 bed Minimum 600 sf 2 Bed Minimum 700 sf LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 80 2026 FEB 09B445'x30'B241'x30'A227'x30'A227'x30'A227'x30'B445'x30'B338'x38'B445'x30'A434'x30'A434'x30'A227'x30'A124'x30'B445'x30'A434'x30'B338'x38'A227'x30'B338'x38'A434'x30'A434'x30'A227'x30'A227'x30'B338'x38'A434'x30'B338'x38'A227'x30'A227'x30'A227'x30'A227'x30'B241'x30'A227'x30'B241'x30'A227'x30'A124'x30'A434'x30'A434'x30'A330'x30'B137'x30'B137'x30'A330'x30'A330'x30'A227'x30'A124'x30'A227'x30'A124'x30'A330'x30'B137'x30'A124'x30'A227'x30'B137'x30'B338'x38'A330'x30'A330'x30'A124'x30'A227'x30'B241'x30'B241'x30'B241'x30'A227'x30'A227'x30'B241'x30'B137'x30'A330'x30'TRASHTRASHTRASHdate:client700 CANYON DR. Feasibility Study 03 DEC 2025 0 25 50 100r Plan UPPER FLOOR PLAN Project Narrative • Occupancy: R-2 • Type: VA Construction with NFPA 13 Sprinkler System • Allowable Area per Floor (Single Multi-Story): 36,000 sf (per IBC Table 506.2) • Additional area increases for frontage are permit- ted (per IBC Table 506.3) • Building will be separated by Req'd fire walls to maintain allowable areas. • Total Units: 225 residential units • Amenity and Leasing Space: Approximately 10,000– 12,000 sf • Fire Protection: Full NFPA 13 sprinkler system; interior trash chutes on all floors with ground-level compactor • Fire: The building is limited to four stories and is separated by a code-compliant fire wall, an emer- gency generator is not required. • Site Features: Exterior trash enclosures and cov- ered parking provided; all structures comply with applicable setbacks and code requirements LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 NEIGHBORHOOD PLAN CONCEPT SITE LIGHTING PLAN 0 150'300'200' from PL200' from PL200' from PL0 50 100 Project Lighting Notes • All parking areas, drive aisles, and pedestrian routes shall be illuminated in accordance with the City of Coppell Zoning Ordinance. Parking areas shall provide a minimum of 0.5 foot-candles. All light fixtures shall be full cut-off and shielded to prevent glare and off-site light spill. Final fixture type, pole height, and spacing will be coordinated at permitting. • The lighting shown on this plan is provided for general planning purposes only and is intended to illustrate internal site coverage. This represents an initial lighting concept and is not a final photometric design. A detailed lighting plan, including fixture specifications and photometric information, will be prepared at a later phase when additional project information is available and will be reviewed for compliance with all applicable City of Coppell lighting and shielding requirements to minimize off-site light spill 2 Story Amenity Space At Level 2 Reading Nook All Floors The lighting study consists of a sectional cut taken above the lighting sources to evaluate site lighting conditions. All proposed exterior lighting fixtures will be fully shielded and compliant with applicable dark-sky stan- dards. Refer to the note below. Elevator Lobby Seating Level 2-4 Trash Room Trash Room Elevator Lobby Seating Level 2-4 N.T.S. 81 2026 FEB 09VV 26.0'26.0'26.0'10.0'5.5'SSAE DEVELOPMENT LLC INST. NO. 201600231213 O.P.R.D.C.T. LOT 2, BLOCK 1 GTE SHARED SERVICES CENTER ADDITION VOL. 99088, PG. 20 D.R.D.C.T. 24' FIRELANEEASEMENT VOL. 99088, PG. 20 D.R.D.C.T. EX. CONCRETE PAVEMENT E P EXISTING ZONING: PD-171R2-HC S44°43'15"W968.04'UTILITY PROP. FH PROP. FH PROP. FH EX. ONCOR ELECTRIC VAULTP. PROP. CI PROP. CI PROP. FDC PROP. GI PROP. GI PROP. POOL AND AMENITY AREA (REF. AMENITY LIST AND LA PLANS) PROP. CARPORT (TYP.) 20' REAR YARD SETBACK 0'x2' ENT SIGN RCH PLANS) PROP.SIDEWALK PROP. SIDEWALK OP. BALCONY & PATIO (TYP.)PROP. LOADING ZONE30.0'8.0'FIRE RISER ROOM (106 SQ. FT) PROP. LIGHT POLE (TYP.) ENLARGED ENTRY FLOOR PLAN PROJECT AMENITY PROGRAM LOBBY POOL COURTYARD RESIDENT LOUNGE 700 SF FITNESS CENTER 1,000 SF GAME ROOM 1,800 SF ACTIVITY ROOM MAIL LIBRARY 1,800 SF BEAUTY SALON 900 SF LEASING 1,800 SF MEDIA 1,800 SF BUSINESS CENTER 750 SF STAIR M W 0 30 60 LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 Coppell Senior Living Amenity Spaces 02/03/26 Entry Porto Cochere Covered entry drive with space to drop off residents under cover from the elements. Connected to accessible entry to Leasing office resident amenities. Leasing Office Open Leasing area with waiting lounge Private meeting room 10 x 10 Two private offices 12 x 12 each Workroom to include copy, files, open counter for additional work space, cabinet storage, keybox Resident Lounge- Calendar of events maintained by onsite activity coordinator Open seating Access to open kitchen Access to private dining/ conference room TV and fireplace Visible from entry/ leasing area Adjacent to elevator and mail library Kitchen- Calendar of events maintained by onsite activity coordinator Open to dining/ resident lounge Large island counter for community events Warming draws and refrigerator/ freezer storage Catering kitchen Mail Library- Self service, open to residents only Mail and package facilities Open seating for communal activity Library/ newspaper/ coffee bar Fitness Center- Calendar of events maintained by onsite activity coordinator Open to pool courtyard, 20 x 50 minimum Adjacent to physical therapy/ yoga space with glass to hallway for visual access by staff Lockers and hydration station Weekly calendar of fitness classes offered Game room- Calendar of events maintained by onsite activity coordinator Poker tables , puzzle table, lounge seating, bar for events Weekly calendar of events to be held in this room Resident groups to meet for events as well Beauty Salon- Operated by 3rd party vendor 2 chairs for stylists, hair wash sink, waiting area, nail counter Visting 3rd party stylist to be in the salon 3 times a week Residents will sign up for appointments Visiting Nurses Clinic- Operated by 3rd party vendor Consultation space for visiting nurse and or physical therapist Appointment times and availability will be determined by resident demand Reading nooks- Self service, open to residents only Small hallway areas with windows to exterior for bench or lounge seating Distributed on each floor Activity Room- Calendar of events maintained by onsite activity coordinator Craft tables Sink and counter space Storage closet Cabinet storage for supplies No exterior view necessary Business center- Self service, open to residents only Adjacent leasing area for readily available help Space for 3 computers Printer Desk space No exterior view necessary Movie/ Media room- Calendar of events maintained by onsite activity coordinator Recliner seating Projection screen Counter for barstools and event food/ beverage Sound isolation Theatre entrance from hallway (double doors, recessed, color, signage etc) Community Gardens- Calendar of events maintained by onsite activity coordinator Outdoor raised bed planters for resident use Oriented for East and Southern exposure with limited Western exposure Adjacent water and storage Gardening club to be composed of volunteers to maintain garden Pool/ Hot tub/ Covered pool deck- Self service, open to residents only 2500 sf of pool with ramp entry and handrails Shade and sun areas of pool deck Outdoor courtyard planting Spa with steps and handrails Fenced dog park- Self service, open to residents only Entry vestibule (double gates) Bench seating Shade structure Waste stations Outdoor gas grills- Self service, open to residents only Stone counters Gas grills Trash facilities Adjacent dining tables 82 Typical Unit Finishes 83 2026 FEB 09 EXTERIOR DESIGN DETAILS SECONDARY TRASH ENCLOSURE INTERIOR BUILDING TRASH ROOM PROJECT CARPORTS The proposed carport provides covered parking for residents and is designed to complement the overall building aesthet- ic. The structure stands approximately 7 to 10 feet tall and is constructed of a durable metal framework painted a warm gray to coordinate with the project’s window frame colors. The roof features a light tan finish to harmonize with the building’s exterior. The carport roof slopes gently from front to back to facilitate drainage, and the support- ing columns are anchored on concrete curbs for stability and durability. The design balances functionality with visual integration into the site and building context. Serves all floors with trash chutes on each level. Waste is compacted and stored at ground level for routine collec- tion. The room is fully enclosed, venti- lated, and designed for cleanliness and efficient residential waste management. The proposed secondary trash enclosure is designed to supplement the building’s interior trash rooms and chutes, provid- ing additional refuse storage capacity in a secure, accessible location. The en- closure stands approximately 8 feet tall and is constructed with brick to match the building’s exterior color palette. Its design ensures functionality while main- taining architectural cohesion with the overall project, offering a neat, low-pro- file solution for exterior waste manage- ment.LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 84 2026 FEB 09 MONUMENT SIGN Monument Sign Monument Sign Specification for Zoning Approval • Dimensions: 10’-0” (W) × 6’-0” (H) overall • Structure: Freestanding monument sign • Base Material: Brick veneer matching primary building façade (color, coursing, mortar) • Sign Panel: Powder-coated metal panel, non-reflective finish, mounted above brick base • Lettering: Routed or applied dimensional letters, high-contrast finish • Lighting: Externally illuminated via shielded ground-mounted fixtures • Foundation: Concrete footing per structural and frost-depth requirements • Setback: Compliant with applicable front-yard and visibility-triangle regulations • Landscaping: Perimeter planting bed with low-mainte- nance, non-obstructive vegetation Notes: Materials, colors, and finishes shown are approximate and subject to refinement during final fabrication. Text displayed on the sign is placeholder content for zon- ing review purposes only. Final design, materials, and graphics will comply with all applicable municipal codes and may be adjusted to meet fabrication, branding, or regulatory requirements. LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 85 2026 FEB 09 MONUMENT SIGN Perimeter Fence Perimeter Fence Specification for Zoning Approval • Dimensions: 6’-0” (H) overall • Structure: Metal Fence with Masonry columns spaced 50' apart. • Base Material: Brick veneer matching primary building façade (color, coursing, mortar), and metal black powder coated fence. • Foundation: Concrete footing per structural and frost-depth requirements • Setback: Compliant with 25' setback along Canyon Drive, Electrical Easement along Coppell Road and north- west property line. Perimeter fence will also comply with visibility triangles at driveway entries. Notes: Materials, colors, and finishes shown are approximate and subject to refinement during final fabrication. Final design, materials, and landscaping will comply with all applicable municipal codes and may be adjusted to meet fabrication, branding, or regulatory requirements. LEGAL DESCRIPTION TRACT 1: BEING LOT 2, IN BLOCK 1, OF THE GTE SHARED SERVICES CENTER ADDITION, AN ADDITION TO THE CITY OF COPPELL, DALLAS COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF RECORDED INOF DALLAS COUNTY, TEXAS VOLUME 99088, PAGE 20, OF THE MAP RECORDS OF DALLAS COUNTY, TEXAS OWNER AND APPLICANT JOURNEYMAN GROUP KURT GOLL 1000 N. LAMAR BLVD., SUITE 400 AUSTIN, TX 78703 512-247-7000 kgoll@journeymangroup.com DRAWING ISSUE 2/09/2026 86 Existing Proposed 87 MEMORANDUM By:Mason Shoaf, P.E. Kimley-Horn and Associates, Inc. TBPE Registered Firm Number F-928 Date:January 19, 2026 Subject: Coppell Multifamily Traffic Impact Analysis Determination and Parking Memorandum Coppell, Texas Introduction and Purpose This technical memorandum documents the need for a traffic impact analysis (TIA) for the proposed Coppell Multifamily development located northwest of Coppell Road & Canyon Drive in the City of Coppell, Texas. Analysis was conducted per City of Coppell’s Code of Ordinances Section 13-8-4. Additionally, it documents the parking requirements per the City of Coppell and ITE and the proposed parking by the development. Proposed Development The proposed development will include 225 dwelling units of senior adult living land use. A conceptual site plan is provided in the Appendix. Trip Generation Site-generated traffic estimates are determined through a process known as trip generation. Rates are applied to the proposed land use to estimate traffic generated by the development during a specific time interval. The acknowledged source for trip generation rates is the 12th edition of the ITE Trip Generation Manual.ITE has established trip rates in nationwide studies of similar land uses. Applying these trip generation rates to the proposed land use results in daily, AM peak hour, and PM peak hour trips. Each trip shown is a “one-way trip”, which is defined as the entry or exit of a vehicle from the site. Therefore, each vehicle visiting the site is counted as two one-way trips, one inbound and one outbound. Trip generation was calculated using the Senior Adult Housing - Multifamily (ITE #252) land use.Table 1 provides the average rates included in the Trip Generation Manual in addition to the entering and exiting distribution splits for the proposed development. Table 1: Trip Generation Rates Daily One-Way Trips IN OUT RATE IN OUT RATE Senior Adult Housing - Multifamily Dwelling Units 252 3.25 34%66%0.19 56%44%0.25 Trip Generation rates based on ITE's Trip Generation Manual, 12th Edition . Land Use Units ITE Code AM Peak Hour PM Peak Hour 88 Table 2 summarizes the total number of trips that are projected to be generated by the proposed development daily and during the AM and PM peak hours. The number of trips generated represents the number of vehicles entering and exiting the proposed development to and from the adjacent street system. Table 2: Trip Generation Based on the calculation, the proposed Coppell Multifamily development is anticipated to generate 731 daily trips with 43 AM peak hour trips (15 inbound / 28 outbound) and 56 PM peak hour trips (32 inbound / 24 outbound). According to the City of Coppell Code of Ordinances Section 13-8-4 a TIA is required if the development exceeds 1,000 daily trips, exceeds 100 total trips during either the AM or PM peak hour, or if a development exceeds a floor-to-area ratio (FAR) of 0.75 or greater. Based on the conceptual site plan, the gross building area is 230,000 square feet. The project site encompasses a total of 430,862 square feet. Based on these figures, the calculated FAR is approximately 0.53. Thus, per City of Coppell Code of Ordinances Section 13-8-4, a TIA is not required for the Coppell Multifamily development as it is projected within minimum thresholds for all requirements. Parking Requirement Considerations Per the City of Coppell Code of Ordinance Section 12-18-4, residential developments are required to provide 2 spaces per 1 or 2-bedroom unit, 2.5 spaces per 3-bedroom unit, and 0.5 spaces per unit for guest parking. For the proposed development of 225 units with only 1 or 2 bedrooms, this would require 450 resident parking spaces and 113 guest parking spaces, for a total of 563 parking spaces for the development. ITE is also an industry source that provides parking generation based on land use.ITE Parking Generation Manual, 6th Edition was used to calculate the Senior Adult Housing - Multifamily (ITE #252) land use with an average rate of 0.61 parking spaces per unit, which would require 138 total parking spaces for the development. Per the site plan, the development is proposing a total of 338 parking spaces, with 30 being guest parking spaces. This is approximately 1.4 parking spaces per unit of senior adult living dedicated to residents.Table 3 summarizes the parking requirements by the City and ITE, and the proposed parking by the development. Table 3: Parking Generation Total Parking Spaces City of Coppell Minimum Requirements ITE Parking Generation, 6th Edition Proposed 563 138 338 Daily One-Way Trips IN OUT TOTAL IN OUT TOTAL Senior Adult Housing - Multifamily 225 Dwelling Units 252 731 15 28 43 32 24 56 Number of trip generated = Trip Rate (Development Unit); X=Dwelling Units PM Peak Hour One-Way TripsLand Use Intensity Units ITE Code AM Peak Hour One-Way Trips 89 The proposed 338 total parking spaces by the development is anticipated to provide sufficient parking for the expected tenants. It is requested that a variance to the parking requirements outlined by the City of Coppell be approved for the proposed senior adult housing development. This is due to the proposed development meeting other industry parking standards, like ITE, by over 200 parking spaces. Additionally, the anticipated tenants are either 55+ or 65+ communities that do not drive or own as many vehicles as typical multifamily developments that the City’s ordinance requires. If you have any questions, please contact me at mason.shoaf@kimley-horn.com or by phone at 817-984-4209. 90 ITEM #12 Page 1 of 4 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE No.: PD-295R6-HC, Prologis Park One Twenty One Lot 2R-2R3, Block B (Tru Hotel) P&Z HEARING DATE: February 19, 2026 C.C. HEARING DATE: March 10, 2026 STAFF REP.: Matthew Steer, AICP, Development Services Administrator LOCATION: South side of SH 121 between Freeport Parkway and Northwestern Drive. SIZE OF AREA: 2.05 acres CURRENT ZONING: PD-295-HC (Planned Development 295 - Highway Commercial) REQUEST: PD-295-HC (Planned Development-295-Highway Commercial) to PD-295R6-HC (Planned Development-295 Revision 6-Highway Commercial), a new Detail Planned Development revising the current concept plan of Planned Development- 295-Highway Commercial, to allow a detail plan for a four story, 46,226 sf hotel, with 100 rooms in lieu of the original office concept. APPLICANT: Owner: Engineer: Sharif Choudhury Will Winkelmann 12222 Merit Dr., Ste 1870 6750 Hillcrest Plaza Dr, Ste. 215 Dallas, Texas 75251 Dallas, Texas 75230 HISTORY: In 2003, the City Council revised the Future Land Use Plan, allowing the rezoning of property along the freeways from Light Industrial to Highway Commercial in order to “allow the landowners significant flexibly in development options to take advantage of the highway access while assuring compliance with the vision for the City’s most visible corridors”. The 2030 Comprehensive Plan reinforced this vision by designating this property as Freeway Special District. In 2019, City Council approved a Concept Plan for a gas station, hotel, retail, restaurants and office uses on 8.6 acres, and a Detail Site Plan for a QT convenience store with gas pumps fronting on Freeport Parkway. The QT gas station has since been constructed. In August of 2020, City Council approved a Detail Site Plan for a 73,190-sf Sheraton Four Points Hotel, which has not yet been constructed. In July 2023, Council approved a Popeyes Chicken and Tim Horton’s sit down/drive thru restaurants. Popeye’s has since been constructed and is operational and the Tim Horton’s tract is still vacant. . 93 ITEM #12 Page 2 of 4 HISTORIC COMMENT: This property has no noted historical significance. TRANSPORTATION: SH 121 is a state highway built to standard. Freeport Parkway is a six-lane divided thoroughfare. Northwestern Drive is a local street. SURROUNDING LAND USE & ZONING: Northeast: QuikTrip (PD-295-HC) Northwest: Popeye’s Chicken & vacant land; PD-295R4-HC and PD-295R5-HC Southwest: Vacant Land – Approved for Sheraton Four Points Hotel PD-295R-HC Southeast: Office/Warehouse; PD-272R4-LI COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate for Freeway Special District. DISCUSSION: This property has shared drives with the proposed Four Points Hotel on the southwest and the QT on the northeast. It is accessed off Northwestern Drive. The proposed building fronts interior to the lot towards a proposed linear park to be incorporated into this development. The most recent concept Plan for this property had a professional office located on this property. This is proposed to be amended with a detail Planned Development for a Tru Hotel. Detail Site Plan The Detail Site Plan is for a four-story hotel, approximately 46,226-sf in size. The 100-room hotel will meet the minimum room size of 285 sf; has a 750-sf lobby; a 1,200-sf conference area; and covered area provided immediately adjacent to the building entrance as required by ordinance. This hotel is proposing three additional amenities as required: a fitness area (600-sf), a gift store/pantry (300-sf) and an outdoor plaza area (1,000-sf). The applicant is requesting a variance to the required minimum 125 room count (proposing 100 rooms). In terms of circulation, there is the existing shared entrance from Northwestern that was constructed with the QT gas station. This will be accessed by extending and constructing the mutual access easement and fire lane from this site. The other point of access will be from Northwestern Drive, southwest of the proposed building. This mutual access/fire lane easement will extend to the Popeye’s site, providing a connection to SH 121. A small extension of the drive will extend onto the Four Points by Sheraton site, which will access four shared parking spaces to be constructed at this time. The parking required for this proposal is 108 parking spaces. By sharing four with the proposed hotel to the southwest, they are providing 109 parking spaces. A cross-parking easement should be provided and is listed as a condition of approval. 94 ITEM #12 Page 3 of 4 Landscape Plan & Tree Mitigation The site will have a minimum 20-ft landscape buffer along Northwestern Drive with Red Oaks and Burford Hollies along the head-in parking. Within the linear park on the northwest property line, there are a variety of trees, shrubs and grasses. A curvilinear sidewalk is proposed to be integrated which will lead to a focal point at the midpoint. The area will be amenitized with benches and shade structures and trash receptacles. The central focal point has not been fully developed. Staff has listed a condition of the recommendation to give us the authority to sign off on the focal point artwork administratively when the plan has been fully developed. There are 42 total trees proposed to be planted on site consisting of 8 Chinese Pistache, 8 Chinkapin Oak , 9 Lacebark Elms and 17 Shumard Oaks. The site does have three existing mesquite trees on it, however, due to numerous factors (ie: the location of the building, parking, and topography) none are proposed to remain. The tree mitigation for this site is proposed to be $1,800. This will be required to be paid prior to the removal of any trees. The proposed landscape area is slightly deficient from what is required, and the applicant has included 2,742 sf of enhanced sidewalk paving adjacent to the building to offset the deficit. This is listed as a PD condition. Elevations & Signage The building is proposed to be constructed of a combination of dark red brick, dark grey stone, and cream color EIFS with a greyish metal canopy. The rendering provides a good illustration of the combination of building materials as well as the building’s articulation both vertically and horizontally. The first floor of the building will be red brick, with the second floor being the dark grey stone. The dark grey stone will extend to the top of the structure on the northwest elevation. The red brick extends to the top towards the center of the structure. The third and fourth floors are mainly EIFS. There is a monument sign proposed (5-ft x6-ft) which will have a brick base that will match the building. Signage is depicted on the building. Staff will require that all signage meet city ordinances at time of permitting. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of the request subject to the following conditions: 1. The room count be allowed to be 100 rooms as opposed to the 125 rooms as required by ordinance. 2. To allow the 21,927- sf total landscape area and 2,742- sf enhanced pavement on the sidewalk around the building in lieu of the required 24,669 -sf total landscape area. 3. Tree removal permit required. $1,800 due at that time. 4. There may be additional comments at the time of Building Permit and Detail Engineering Review. 5. The property shall be platted to provide required mutual access, fire lanes and easements prior to development. 6. A cross-parking agreement is needed with the adjacent property to the southeast for the shared parking. 7. The Community Development Director is eligible to administratively approve the plans for the focal point. 8. Signs shall comply with City Ordinances. 95 ITEM #12 Page 4 of 4 ALTERNATIVES: 1. Approval of the request 2. Denial of the request 3. Modification of the request 4. Take the case under advisement to a future date ATTACHMENTS: 1. Concept Plan 2. Detail Site Plan 3. Landscape Plan & Tree Survey 4. Elevations & Details 5. Floor Plan (1st-4th) 6. Renderings 96 Q T U N D E R C O N S T R U C T I O N Δ Δ Q T U N D E R C O N S T R U C T I O N Δ Δ Q T U N D E R C O N S T R U C T I O N Δ Δ E X . Q T TRU BYHILTON12,490 S.F.HOTEL 121,169 SFã 120378 97 E X . Q T TRU BYHILTON12,490 S.F.ã 120378 98 QT UNDER CONSTRUCTION QS 3 QS 2 QS 7 QM 1 MC 10 EF 68 IC 172 MC 4 EF 54 QS 5 PA 96 IVN 24 IVN 24 SHADE STRUCTURE WITH BENCH SEE DETAIL PLAN WASTE RECEPTACLE SEE DETAIL PLAN PARK BENCH SEE DETAIL PLAN UP 3 NT 55 NT 20 JC 34 JS 4 IVN 25 CC 4 JC 10 JC 9 LM 106 LM 250 LM 106 CF 20 CF 34 QM 6 PC 5 NT 60 ND 45 CC 19 LM 32 BT 51 UP 6 NT 148 ND 54 CC 28 LM 186NT 110 BT 56 NT 28 NT 32 PA 216 PA 19 IC 88 SCULPTURE/ FOCAL POINT SEE DETAIL PLAN QM 1 PC 3 BT 31 IVN 28 LM 132 PLANTER (TYP.) BENCH (TYP.) EF 58 LM 136 LP-1LANDSCAPE PLANTINGã THE CONTRACTOR SHALL INSTALL ROOT BARRIERS NEAR ALL NEWLY-PLANTED TREES THAT ARE LOCATED WITHIN FIVE (5) FEET OF PAVING, CURBS, WATER, STORM, OR SANITARY SEWER UTILITIES. ROOT BARRIERS SHALL BE "CENTURY" OR "DEEP-ROOT" 24" DEEP PANELS (OR EQUAL). BARRIERS SHALL BE LOCATED IMMEDIATELY ADJACENT TO HARDSCAPE. INSTALL PANELS PER MANUFACTURER'S RECOMMENDATIONS. UNDER NO CIRCUMSTANCES SHALL THE CONTRACTOR USE ROOT BARRIERS OF A TYPE THAT COMPLETELY ENCIRCLE THE ROOTBALL. ROOT BARRIERS MULCHES AFTER ALL PLANTING IS COMPLETE, CONTRACTOR SHALL INSTALL 2" THICK LAYER OF 1-1/2" SHREDDED WOOD MULCH, NATURAL (UNDYED), OVER LANDSCAPE FABRIC IN ALL PLANTING AREAS (EXCEPT FOR TURF AND SEEDED AREAS). CONTRACTOR SHALL SUBMIT SAMPLES OF ALL MULCHES TO LANDSCAPE ARCHITECT AND OWNER FOR APPROVAL PRIOR TO CONSTRUCTION. ABSOLUTELY NO EXPOSED GROUND SHALL BE LEFT SHOWING ANYWHERE ON THE PROJECT AFTER MULCH HAS BEEN INSTALLED (SUBJECT TO THE CONDITIONS AND REQUIREMENTS OF THE "GENERAL GRADING AND PLANTING NOTES" AND SPECIFICATIONS). NOTES 1.NO LANDSCAPE PLANTINGS WITHIN 18" OF PARKING LOT CURBS. 2.LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR AND SHALL MAINTAIN THE LANDSCAPING FOR 90 DAYS PAST THE FINAL INSPECTION. 3.TEMPORARY IRRIGATION WILL BE REQUIRED TO ESTABLISH TURF IN ALL DISTURBED AREAS WITHOUT A PERMANENT IRRIGATION SYSTEM. 4.SOD TURF IN ALL DISTURBED AREAS IDENTIFIED ON GRADING AND EROSION CONTROL PLANS. 5.ALL REQUIRED LANDSCAPE SHALL BE IRRIGATED BY AN UNDERGROUND IRRIGATION SYSTEM WITH FREEZE AND MOISTURE SENSORS, APPROVED BY AN ADMINISTRATOR. 6.ALL PLANT MATERIAL SHALL CONFORM TO THE STANDARDS OF THE "AMERICAN STANDARD FOR NURSERY STOCK." 7.ALL REQUIRED LANDSCAPING SHALL BE MAINTAINED BY DEVELOPER/OWNER OF THE LAND AT ALL TIMES. LANDSCAPE ARCHITECTURE LAND PLANNING · IRRIGATION DESIGN 800.680.6630 www.evergreendesigngroup.com National Presence. Local Expertise. EVERGREEN DESIGN GROUP 02/12/2026HISTECCTTESAETSTAIREG43 O F 8 2 ET XR LDRE CAANDS EP A JON J . PUL L I AMScale 1" = 30' 15'60'30'0' NOTE: PRINTED DRAWING SIZE MAY HAVE CHANGED FROM ORIGINAL. VERIFY SCALE USING BAR SCALE ABOVE. NORT H TREES CODE BOTANICAL / COMMON NAME CALIPER ROOT HEIGHT QTY PC Pistachia chinensis / Chinese Pistache 3" Cal.B&B or Cont.MIN. 7`H 8 QM Quercus muehlenbergii / Chinkapin Oak 3" Cal.B&B or Cont.MIN. 7`H 8 QS Quercus shumardii / Shumard Red Oak 3" Cal.B&B or Cont.MIN. 7`H 17 UP Ulmus parvifolia 'Bosque' / 'Bosque' Lacebark Elm 3" Cal.B&B or Cont.MIN. 7`H 9 SHRUBS CODE BOTANICAL / COMMON NAME SIZE CONTAINER SPACING BT Berberis thunbergii 'Crimson Pygmy' / Dwarf Barberry 24" high Cont.36" o.c.138 CC Caryopteris X clandonensis 'Blue Mist' / 'Blue Mist' Spirea - - -3 Gallon per plan 51 IC Ilex cornuta 'Burfordii nana' / Dwarf Burford Holly 24" high Cont.per plan 260 IVN Ilex vomitoria 'Nana' / Dwarf Yaupon Holly 24" high Cont.per plan 101 JS Juniperus scopulorum 'Skyrocket' / 'Skyrocket' Juniper 36" high Cont.per plan 4 MC Muhlenbergia capillaris / Gulf Muhly Grass 24" high Cont.per plan 14 ND Nandina domestica 'Firepower' / 'Firepower' Nandina - - -3 Gallon per plan 99 GROUND COVERS BOTANICAL / COMMON NAME QTY Cynodon dactylon '419 Hybrid' / Bermudagrass Sod 3,353 sf CF Cyrtomium falcatum/ Holly Fern 1 gal.24" o.c.54 EF Euonymus fortunei 'Coloratus' / Purple Wintercreeper 4" pot 18" o.c.180 JC Juniperus conferta 'Blue Pacific' / 'Blue Pacific' Juniper 1 gal.60" o.c.53 LM Liriope muscari 'Super Blue' / 'Super Blue' Liriope 1 gal.18" o.c.948 NT Nassella tenuissima 'Pony Tails' / Mexican Feathergrass 1 gal.24" o.c.453 PA Pennisetum alopecuroides 'Little Bunny' / 'Little Bunny' Dw. Fountain Grass 1 gal.18" o.c.331 PLANT_SCHEDULE GENERAL GRADING AND PLANTING NOTES 1.BY SUBMITTING A PROPOSAL FOR THE LANDSCAPE PLANTING SCOPE OF WORK, THE CONTRACTOR CONFIRMS THAT HE HAS READ, AND WILL COMPLY WITH, THE ASSOCIATED NOTES, SPECIFICATIONS, AND DETAILS WITH THIS PROJECT. 2.THE GENERAL CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL EXISTING VEGETATION (EXCEPT WHERE NOTED TO REMAIN). 3.IN THE CONTEXT OF THESE PLANS, NOTES, AND SPECIFICATIONS, "FINISH GRADE" REFERS TO THE FINAL ELEVATION OF THE SOIL SURFACE (NOT TOP OF MULCH) AS INDICATED ON THE GRADING PLANS. a.BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THE ROUGH GRADES OF ALL LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. SEE SPECIFICATIONS FOR MORE DETAILED INSTRUCTION ON TURF AREA AND PLANTING BED PREPARATION. b.CONSTRUCT AND MAINTAIN FINISH GRADES AS SHOWN ON GRADING PLANS, AND CONSTRUCT AND MAINTAIN SLOPES AS RECOMMENDED BY THE GEOTECHNICAL REPORT. ALL LANDSCAPE AREAS SHALL HAVE POSITIVE DRAINAGE AWAY FROM STRUCTURES AT THE MINIMUM SLOPE SPECIFIED IN THE REPORT AND ON THE GRADING PLANS, AND AREAS OF POTENTIAL PONDING SHALL BE REGRADED TO BLEND IN WITH THE SURROUNDING GRADES AND ELIMINATE PONDING POTENTIAL. c.THE LANDSCAPE CONTRACTOR SHALL DETERMINE WHETHER OR NOT THE EXPORT OF ANY SOIL WILL BE NEEDED, TAKING INTO ACCOUNT THE ROUGH GRADE PROVIDED, THE AMOUNT OF SOIL AMENDMENTS TO BE ADDED (BASED ON A SOIL TEST, PER SPECIFICATIONS), AND THE FINISH GRADES TO BE ESTABLISHED. d.ENSURE THAT THE FINISH GRADE IN SHRUB AREAS IMMEDIATELY ADJACENT TO WALKS AND OTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS 3" BELOW THE ADJACENT FINISH SURFACE, IN ORDER TO ALLOW FOR PROPER MULCH DEPTH. TAPER THE SOIL SURFACE TO MEET FINISH GRADE, AS SPECIFIED ON THE GRADING PLANS, AT APPROXIMATELY 18" AWAY FROM THE WALKS. e.ENSURE THAT THE FINISH GRADE IN TURF AREAS IMMEDIATELY ADJACENT TO WALKS AND OTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS 1" BELOW THE FINISH SURFACE OF THE WALKS. TAPER THE SOIL SURFACE TO MEET FINISH GRADE, AS SPECIFIED ON THE GRADING PLANS, AT APPROXIMATELY 18" AWAY FROM THE WALKS. f.SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISE BETWEEN THE GRADING PLANS, GEOTECHNICAL REPORT, THESE NOTES AND PLANS, AND ACTUAL CONDITIONS, THE CONTRACTOR SHALL IMMEDIATELY BRING SUCH ITEMS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT, GENERAL CONTRACTOR, AND OWNER. 4.ALL PLANT LOCATIONS ARE DIAGRAMMATIC. ACTUAL LOCATIONS SHALL BE VERIFIED WITH THE LANDSCAPE ARCHITECT OR DESIGNER PRIOR TO PLANTING. THE LANDSCAPE CONTRACTOR SHALL ENSURE THAT ALL REQUIREMENTS OF THE PERMITTING AUTHORITY ARE MET (I.E., MINIMUM PLANT QUANTITIES, PLANTING METHODS, TREE PROTECTION METHODS, ETC.). a.THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR DETERMINING PLANT QUANTITIES; PLANT QUANTITIES SHOWN ON LEGENDS AND CALLOUTS ARE FOR GENERAL INFORMATION ONLY. IN THE EVENT OF A DISCREPANCY BETWEEN THE PLAN AND THE PLANT LEGEND, THE PLANT QUANTITY AS SHOWN ON THE PLAN (FOR INDIVIDUAL SYMBOLS) OR CALLOUT (FOR GROUNDCOVER PATTERNS) SHALL TAKE PRECEDENCE. b.NO SUBSTITUTIONS OF PLANT MATERIALS SHALL BE ALLOWED WITHOUT THE WRITTEN PERMISSION OF THE LANDSCAPE ARCHITECT. IF SOME OF THE PLANTS ARE NOT AVAILABLE, THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT IN WRITING (VIA PROPER CHANNELS). c.THE CONTRACTOR SHALL, AT A MINIMUM, PROVIDE REPRESENTATIVE PHOTOS OF ALL PLANTS PROPOSED FOR THE PROJECT. THE CONTRACTOR SHALL ALLOW THE LANDSCAPE ARCHITECT AND THE OWNER/OWNER'S REPRESENTATIVE TO INSPECT, AND APPROVE OR REJECT, ALL PLANTS DELIVERED TO THE JOBSITE. REFER TO SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS FOR SUBMITTALS. 5.CONTRACTOR SHALL PROVIDE AND INSTALL SOLID SOD IN ALL RIGHT-OF-WAYS AND PARKWAYS (UNLESS NOT ALLOWED BY THE LOCAL JURISDICTION) AND SHALL PROVIDE WATERING AND MAINTENANCE UNTIL THE TURF IS ESTABLISHED AND HAS BEEN ACCEPTED BY OWNER. 6.THE CONTRACTOR SHALL MAINTAIN THE LANDSCAPE IN A HEALTHY CONDITION FOR 90 DAYS AFTER ACCEPTANCE BY THE OWNER. REFER TO SPECIFICATIONS FOR CONDITIONS OF ACCEPTANCE FOR THE START OF THE MAINTENANCE PERIOD, AND FOR FINAL ACCEPTANCE AT THE END OF THE MAINTENANCE PERIOD. 7.SEE SPECIFICATIONS AND DETAILS FOR FURTHER REQUIREMENTS. LANDSCAPE CALCULATIONS PARKING LOT LANDSCAPING INTERIOR LANDSCAPING REQUIRED PROVIDED 10% OF THE GROSS NON-EXEMPT AREA 37,549 SF x 10% = 3,755 SF 4,952.8 SF (13.2%) 1 TREE / 400 SF 3,755 SF / 400 SF = 10 TREES 10 TREES PERIMETER LANDSCAPING PUBLIC ROW - VEHICULAR USE AREAS (VUA) PERIMETER LANDSCAPE AREA 15' WIDE 15' (5,274 SF) ALONG ALL PROPERTY LINES PERIMETER LANDSCAPE AREA 10' WIDE 10' (1,553.3 SF) 1 TREE PER 50 LF R.O.W. PERIMETER 418 LF = 9 TREES 9 TREES NE PERIMETER 244 LF = 5 TREES 5 TREES NW PERIMETER 383 LF = 8 TREES 8 TREES SW PERIMETER 235 LF = 5 TREES 5 TREES (LOCATED IN THE ADJACENT PARKING ISLANDS) NON-VEHICULAR OPEN SPACE FEATURE LANDSCAPING REQUIRED PROVIDED 15% OF LOT NONEXEMPT AREA 56,758 SF x 15% = 8,513.7 SF 9,894.2 SF (17.4%) 50% SHALL BE IN REQ. FRONT YARD 8,513.7 SF x 50% = 4,256.9 SF 7,266.4 SF (85.4%) TREES PERCENTAGE OF SITE IN NON-VEHICULAR OPEN SPACE <30% = 1 TREE / 2,500 SF (PER CHART SEC. 12-34-9) 11,712.2 / 2,500 = 5 TREES 5 TREES TOTAL TREES REQUIRED = 42 42 TREES PROVIDED ·DRIFT ROSE ·BICOLOR IRIS ·RED YUCCA ·LANTANA ·ANNUALS SUGGESTED PLANT MATERIAL FOR PLANTERS: 99 QT UNDER CONSTRUCTION LP-2OPEN SPACE EXHIBITã LANDSCAPE ARCHITECTURE LAND PLANNING · IRRIGATION DESIGN 800.680.6630 www.evergreendesigngroup.com National Presence. Local Expertise. EVERGREEN DESIGN GROUP 02/12/2026HISTECCTTESAETST AIREG 43 O F 8 2 ET XR LDRE CAANDS EP A JON J . PUL L I AMScale 1" = 30' 15'60'30'0' NOTE: PRINTED DRAWING SIZE MAY HAVE CHANGED FROM ORIGINAL. VERIFY SCALE USING BAR SCALE ABOVE. NORT H PERIMETER LANDSCAPE TOTAL REQUIRED 12,388.5 SF 15' BUFFER REQUIRED ALONG PUBLIC R.O.W.5,638.5 SF 10' BUFFER REQUIRED ALONG PROPERTY LINES 6,750.0 SF TOTAL PROVIDED 12,457.8 SF PARKING LOT LANDSCAPE REQUIRED PROVIDED 37,680 SF x 10% = 3,768 SF 2,867.8 SF NON VEHICULAR FEATURE LANDSCAPE REQUIRED PROVIDED 56,758 SF x 15% = 8,513.7 SF 6,672.7 SF 50% TO BE IN FRONT YARD 8,513.7 SF x 50% = 4,256.9 SF 3,522.9 SF OPEN SPACE KEY TOTAL SITE AREA:89,265 SF (2.05 AC) TOTAL SITE AREA (EXCLUDING SHARED DRIVES):76,312 SF (1.75 AC) TOTAL NONEXEMPT LANDSCAPE AREA PROVIDED (24%)21,379.6 SF NOTES 1.NO LANDSCAPE PLANTINGS WITHIN 18" OF PARKING LOT CURBS. 2.LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR AND SHALL MAINTAIN THE LANDSCAPING FOR 90 DAYS PAST THE FINAL INSPECTION. 3.TEMPORARY IRRIGATION WILL BE REQUIRED TO ESTABLISH TURF IN ALL DISTURBED AREAS WITHOUT A PERMANENT IRRIGATION SYSTEM. 4.SOD TURF IN ALL DISTURBED AREAS IDENTIFIED ON GRADING AND EROSION CONTROL PLANS. 5.ALL REQUIRED LANDSCAPE SHALL BE IRRIGATED BY AN UNDERGROUND IRRIGATION SYSTEM WITH FREEZE AND MOISTURE SENSORS, APPROVED BY AN ADMINISTRATOR. 6.ALL PLANT MATERIAL SHALL CONFORM TO THE STANDARDS OF THE "AMERICAN STANDARD FOR NURSERY STOCK." 7.ALL REQUIRED LANDSCAPING SHALL BE MAINTAINED BY DEVELOPER/OWNER OF THE LAND AT ALL TIMES. 100 PLANTING SPECIFICATIONS FINISH GRADE.4 4 3 2 1 NOTES: 1)INSTALL EDGING SO THAT STAKES WILL BE ON INSIDE OF PLANTING BED. 2)BOTTOM OF EDGING SHALL BE BURIED A MINIMUM OF 1" BELOW FINISH GRADE. 3)TOP OF MULCH SHALL BE 1" LOWER THAN TOP OF EDGING. MULCH, TYPE AND DEPTH PER PLANS.3 TAPERED STEEL STAKES.2 ROLLED-TOP STEEL EDGING PER PLANS.1 C SCALE: NOT TO SCALE STEEL EDGING TREE PLANTING SCALE: NOT TO SCALEE 5 6 7 4 1 8 9 11 10 12 PREVAILING WINDS NOTES: 1.SCARIFY SIDES OF PLANTING PIT PRIOR TO SETTING TREE. 2.REMOVE EXCESS SOIL APPLIED ON TOP OF THE ROOTBALL THAT COVERS THE ROOT FLARE. THE PLANTING HOLE DEPTH SHALL BE SUCH THAT THE ROOTBALL RESTS ON UNDISTURBED SOIL, AND THE ROOT FLARE IS 2"-4" ABOVE FINISH GRADE. 3.FOR B&B TREES, CUT OFF BOTTOM 1/3 OF WIRE BASKET BEFORE PLACING TREE IN HOLE, CUT OFF AND REMOVE REMAINDER OF BASKET AFTER TREE IS SET IN HOLE, REMOVE ALL NYLON TIES, TWINE, ROPE, AND OTHER PACKING MATERIAL. REMOVE AS MUCH BURLAP FROM AROUND ROOTBALL AS IS PRACTICAL. 4.REMOVE ALL NURSERY STAKES AFTER PLANTING. 5.FOR TREES 36" BOX/2.5" CAL. AND LARGER, USE THREE STAKES OR DEADMEN (AS APPROPRIATE), SPACED EVENLY AROUND TREE. 6.STAKING SHALL BE TIGHT ENOUGH TO PREVENT TRUNK FROM BENDING, BUT LOOSE ENOUGH TO ALLOW SOME TRUNK MOVEMENT IN WIND. 1 2 3 TREE CANOPY. CINCH-TIES (24" BOX/2" CAL. TREES AND SMALLER) OR 12 GAUGE GALVANIZED WIRE WITH NYLON TREE STRAPS AT TREE AND STAKE (36" BOX/2.5" CAL. TREES AND LARGER). SECURE TIES OR STRAPS TO TRUNK JUST ABOVE LOWEST MAJOR BRANCHES. GREEN STEEL T-POSTS. EXTEND POSTS 12" MIN. INTO UNDISTURBED SOIL. 24" X 3/4" P.V.C. MARKERS OVER WIRES. PRESSURE-TREATED WOOD DEADMAN, TWO PER TREE (MIN.). BURY OUTSIDE OF PLANTING PIT AND 18" MIN. INTO UNDISTURBED SOIL. MULCH, TYPE AND DEPTH PER PLANS. DO NOT PLACE MULCH WITHIN 6" OF TRUNK. FINISH GRADE. BACKFILL. AMEND AND FERTILIZE ONLY AS RECOMMENDED IN SOIL FERTILITY ANALYSIS. ROOT BALL. UNDISTURBED NATIVE SOIL. 4" HIGH EARTHEN WATERING BASIN. TRUNK FLARE. CONIFEROUS TREE PREVAILING WINDS STAKING EXAMPLES (PLAN VIEW) 2 4 6 7 8 9 10 11 1 4 3X ROOTBALL DIA. 5 2 3 5 12 NON-CONIFEROUS TREE 13 13 FINISH GRADE. ROOT BARRIER - PLAN VIEW SCALE: NOT TO SCALE GENERAL A.QUALIFICATIONS OF LANDSCAPE CONTRACTOR 1.ALL LANDSCAPE WORK SHOWN ON THESE PLANS SHALL BE PERFORMED BY A SINGLE FIRM SPECIALIZING IN LANDSCAPE PLANTING. 2.A LIST OF SUCCESSFULLY COMPLETED PROJECTS OF THIS TYPE, SIZE AND NATURE MAY BE REQUESTED BY THE OWNER FOR FURTHER QUALIFICATION MEASURES. 3.THE LANDSCAPE CONTRACTOR SHALL HOLD A VALID NURSERY AND FLORAL CERTIFICATE ISSUED BY THE TEXAS DEPARTMENT OF AGRICULTURE, AS WELL AS OPERATE UNDER A COMMERCIAL PESTICIDE APPLICATOR LICENSE ISSUED BY EITHER THE TEXAS DEPARTMENT OF AGRICULTURE OR THE TEXAS STRUCTURAL PEST CONTROL BOARD. C.SCOPE OF WORK 1.WORK COVERED BY THESE SECTIONS INCLUDES THE FURNISHING AND PAYMENT OF ALL MATERIALS, LABOR, SERVICES, EQUIPMENT, LICENSES, TAXES AND ANY OTHER ITEMS THAT ARE NECESSARY FOR THE EXECUTION, INSTALLATION AND COMPLETION OF ALL WORK, SPECIFIED HEREIN AND / OR SHOWN ON THE LANDSCAPE PLANS, NOTES, AND DETAILS. 2.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE LAWS, CODES AND REGULATIONS REQUIRED BY AUTHORITIES HAVING JURISDICTION OVER SUCH WORK, INCLUDING ALL INSPECTIONS AND PERMITS REQUIRED BY FEDERAL, STATE AND LOCAL AUTHORITIES IN SUPPLY, TRANSPORTATION AND INSTALLATION OF MATERIALS. 3.THE LANDSCAPE CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UNDERGROUND UTILITY LINES (WATER, SEWER, ELECTRICAL, TELEPHONE, GAS, CABLE, TELEVISION, ETC.) PRIOR TO THE START OF ANY WORK. PRODUCTS A.ALL MANUFACTURED PRODUCTS SHALL BE NEW. B.CONTAINER AND BALLED-AND-BURLAPPED PLANTS: 1.FURNISH NURSERY-GROWN PLANTS COMPLYING WITH ANSI Z60.1-2014. PROVIDE WELL-SHAPED, FULLY BRANCHED, HEALTHY, VIGOROUS STOCK FREE OF DISEASE, INSECTS, EGGS, LARVAE, AND DEFECTS SUCH AS KNOTS, SUN SCALD, INJURIES, ABRASIONS, AND DISFIGUREMENT. ALL PLANTS WITHIN A SPECIES SHALL HAVE SIMILAR SIZE, AND SHALL BE OF A FORM TYPICAL FOR THE SPECIES. ALL TREES SHALL BE OBTAINED FROM SOURCES WITHIN 200 MILES OF THE PROJECT SITE, AND WITH SIMILAR CLIMACTIC CONDITIONS. 2.ROOT SYSTEMS SHALL BE HEALTHY, DENSELY BRANCHED ROOT SYSTEMS, NON-POT-BOUND, FREE FROM ENCIRCLING AND/OR GIRDLING ROOTS, AND FREE FROM ANY OTHER ROOT DEFECTS (SUCH AS J-SHAPED ROOTS). 3.TREES MAY BE PLANTED FROM CONTAINERS OR BALLED-AND-BURLAPPED (B&B), UNLESS SPECIFIED ON THE PLANTING LEGEND. BARE-ROOT TREES ARE NOT ACCEPTABLE. 4.ANY PLANT DEEMED UNACCEPTABLE BY THE LANDSCAPE ARCHITECT OR OWNER SHALL BE IMMEDIATELY REMOVED FROM THE SITE AND SHALL BE REPLACED WITH AN ACCEPTBLE PLANT OF LIKE TYPE AND SIZE AT THE CONTRACTOR'S OWN EXPENSE. ANY PLANTS APPEARING TO BE UNHEALTHY, EVEN IF DETERMINED TO STILL BE ALIVE, SHALL NOT BE ACCEPTED. THE LANDSCAPE ARCHITECT AND OWNER SHALL BE THE SOLE JUDGES AS TO THE ACCEPTABILITY OF PLANT MATERIAL. 5.ALL TREES SHALL BE STANDARD IN FORM, UNLESS OTHERWISE SPECIFIED. TREES WITH CENTRAL LEADERS WILL NOT BE ACCEPTED IF LEADER IS DAMAGED OR REMOVED. PRUNE ALL DAMAGED TWIGS AFTER PLANTING. 6.CALIPER MEASUREMENTS FOR STANDARD (SINGLE TRUNK) TREES SHALL BE AS FOLLOWS: SIX INCHES ABOVE THE ROOT FLARE FOR TREES UP TO AND INCLUDING FOUR INCHES IN CALIPER, AND TWELVE INCHES ABOVE THE ROOT FLARE FOR TREES EXCEEDING FOUR INCHES IN CALIPER. 7.MULTI-TRUNK TREES SHALL BE MEASURED BY THEIR OVERALL HEIGHT, MEASURED FROM THE TOP OF THE ROOT BALL. WHERE CALIPER MEASUREMENTS ARE USED, THE CALIPER SHALL BE CALCULATED AS ONE-HALF OF THE SUM OF THE CALIPER OF THE THREE LARGEST TRUNKS. 8.ANY TREE OR SHRUB SHOWN TO HAVE EXCESS SOIL PLACED ON TOP OF THE ROOT BALL, SO THAT THE ROOT FLARE HAS BEEN COMPLETELY COVERED, SHALL BE REJECTED. C.SOD: PROVIDE WELL-ROOTED SOD OF THE VARIETY NOTED ON THE PLANS. SOD SHALL BE CUT FROM HEALTHY, MATURE TURF WITH SOIL THICKNESS OF 3/4" TO 1". EACH PALLET OF SOD SHALL BE ACCOMPANIED BY A CERTIFICATE FROM SUPPLIER STATING THE COMPOSITION OF THE SOD. D.TOPSOIL: SANDY TO CLAY LOAM TOPSOIL, FREE OF STONES LARGER THAN ½ INCH, FOREIGN MATTER, PLANTS, ROOTS, AND SEEDS. E.COMPOST: WELL-COMPOSTED, STABLE, AND WEED-FREE ORGANIC MATTER, pH RANGE OF 5.5 TO 8; MOISTURE CONTENT 35 TO 55 PERCENT BY WEIGHT; 100 PERCENT PASSING THROUGH 3/4-INCH SIEVE; SOLUBLE SALT CONTENT OF 5 TO 10 DECISIEMENS/M; NOT EXCEEDING 0.5 PERCENT INERT CONTAMINANTS AND FREE OF SUBSTANCES TOXIC TO PLANTINGS. NO MANURE OR ANIMAL-BASED PRODUCTS SHALL BE USED. F.FERTILIZER: GRANULAR FERTILIZER CONSISTING OF NITROGEN, PHOSPHORUS, POTASSIUM, AND OTHER NUTRIENTS IN PROPORTIONS, AMOUNTS, AND RELEASE RATES RECOMMENDED IN A SOIL REPORT FROM A QUALIFIED SOIL-TESTING AGENCY (SEE BELOW). G.MULCH: SIZE AND TYPE AS INDICATED ON PLANS, FREE FROM DELETERIOUS MATERIALS AND SUITABLE AS A TOP DRESSING OF TREES AND SHRUBS. H.TREE STAKING AND GUYING 1.STAKES: 6' LONG GREEN METAL T-POSTS. 2.GUY AND TIE WIRE: ASTM A 641, CLASS 1, GALVANIZED-STEEL WIRE, 2-STRAND, TWISTED, 0.106 INCH DIAMETER. 3.STRAP CHAFING GUARD: REINFORCED NYLON OR CANVAS AT LEAST 1-1/2 INCH WIDE, WITH GROMMETS TO PROTECT TREE TRUNKS FROM DAMAGE. L.STEEL EDGING: PROFESSIONAL STEEL EDGING, 14 GAUGE THICK X 4 INCHES WIDE, FACTORY PAINTED DARK GREEN. ACCEPTABLE MANUFACTURERS INCLUDE COL-MET OR APPROVED EQUAL. M.PRE-EMERGENT HERBICIDES: ANY GRANULAR, NON-STAINING PRE-EMERGENT HERBICIDE THAT IS LABELED FOR THE SPECIFIC ORNAMENTALS OR TURF ON WHICH IT WILL BE UTILIZED. PRE-EMERGENT HERBICIDES SHALL BE APPLIED PER THE MANUFACTURER'S LABELED RATES. METHODS A.SOIL PREPARATION 1.BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THE GRADE OF ALL LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. THE CONTRACTOR SHALL NOTIFY THE OWNER IMMEDIATELY SHOULD ANY DISCREPANCIES EXIST. 2.SOIL TESTING: a.AFTER FINISH GRADES HAVE BEEN ESTABLISHED, CONTRACTOR SHALL HAVE SOIL SAMPLES FROM THE PROJECT'S LANDSCAPE AREAS TESTED BY AN ESTABLISHED SOIL TESTING LABORATORY. EACH SAMPLE SUBMITTED TO THE LAB SHALL CONTAIN NO LESS THAN ONE QUART OF SOIL, TAKEN FROM BETWEEN THE SOIL SURFACE AND 6" DEPTH. IF NO SAMPLE LOCATIONS ARE INDICATED ON THE PLANS, THE CONTRACTOR SHALL TAKE A MINIMUM OF THREE SAMPLES FROM VARIOUS REPRESENTATIVE LOCATIONS FOR TESTING. b.THE CONTRACTOR SHALL HAVE THE SOIL TESTING LABORATORY PROVIDE RESULTS FOR THE FOLLOWING: SOIL TEXTURAL CLASS, GENERAL SOIL FERTILITY, pH, ORGANIC MATTER CONTENT, SALT (CEC), LIME, SODIUM ADSORPTION RATIO (SAR) AND BORON CONTENT. c.THE CONTRACTOR SHALL ALSO SUBMIT THE PROJECT'S PLANT LIST TO THE LABORATORY ALONG WITH THE SOIL SAMPLES. d.THE SOIL REPORT PRODUCED BY THE LABORATORY SHALL CONTAIN RECOMMENDATIONS FOR THE FOLLOWING (AS APPROPRIATE): SEPARATE SOIL PREPARATION AND BACKFILL MIX RECOMMENDATIONS FOR GENERAL ORNAMENTAL PLANTS, XERIC PLANTS, TURF, AND NATIVE SEED, AS WELL AS PRE-PLANT FERTILIZER APPLICATIONS AND RECOMMENDATIONS FOR ANY OTHER SOIL RELATED ISSUES. THE REPORT SHALL ALSO PROVIDE A FERTILIZER PROGRAM FOR THE ESTABLISHMENT PERIOD AND FOR LONG-TERM MAINTENANCE. 3.THE CONTRACTOR SHALL INSTALL SOIL AMENDMENTS AND FERTILIZERS PER THE SOILS REPORT RECOMMENDATIONS. ANY CHANGE IN COST DUE TO THE SOIL REPORT RECOMMENDATIONS, EITHER INCREASE OR DECREASE, SHALL BE SUBMITTED TO THE OWNER WITH THE REPORT. 4.FOR BIDDING PURPOSES ONLY, THE SOIL PREPARATION SHALL CONSIST OF THE FOLLOWING: a.TURF: INCORPORATE THE FOLLOWING AMENDMENTS INTO THE TOP 8" OF SOIL BY MEANS OF ROTOTILLING AFTER CROSS-RIPPING: i.NITROGEN STABILIZED ORGANIC AMENDMENT - 4 CU. YDS. PER 1,000 S.F. ii.PREPLANT TURF FERTILIZER (10-20-10 OR SIMILAR, SLOW RELEASE, ORGANIC) - 15 LBS PER 1,000 S.F. iii."CLAY BUSTER" OR EQUAL - USE MANUFACTURER'S RECOMMENDED RATE b.TREES, SHRUBS, AND PERENNIALS: INCORPORATE THE FOLLOWING AMENDMENTS INTO THE TOP 8" OF SOIL BY MEANS OF ROTOTILLING AFTER CROSS-RIPPING: i.NITROGEN STABILIZED ORGANIC AMENDMENT - 4 CU. YDS. PER 1,000 S.F. ii.12-12-12 FERTILIZER (OR SIMILAR, ORGANIC, SLOW RELEASE) - 10 LBS. PER CU. YD. iii."CLAY BUSTER" OR EQUAL - USE MANUFACTURER'S RECOMMENDED RATE iv.IRON SULPHATE - 2 LBS. PER CU. YD. 5.IN THE CONTEXT OF THESE PLANS, NOTES, AND SPECIFICATIONS, "FINISH GRADE" REFERS TO THE FINAL ELEVATION OF THE SOIL SURFACE (NOT TOP OF MULCH) AS INDICATED ON THE GRADING PLANS. a.BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THE ROUGH GRADES OF ALL LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. SEE SPECIFICATIONS FOR MORE DETAILED INSTRUCTION ON TURF AREA AND PLANTING BED PREPARATION. b.CONSTRUCT AND MAINTAIN FINISH GRADES AS SHOWN ON GRADING PLANS, AND CONSTRUCT AND MAINTAIN SLOPES AS RECOMMENDED BY THE GEOTECHNICAL REPORT. ALL LANDSCAPE AREAS SHALL HAVE POSITIVE DRAINAGE AWAY FROM STRUCTURES AT THE MINIMUM SLOPE SPECIFIED IN THE REPORT AND ON THE GRADING PLANS, AND AREAS OF POTENTIAL PONDING SHALL BE REGRADED TO BLEND IN WITH THE SURROUNDING GRADES AND ELIMINATE PONDING POTENTIAL. c.THE LANDSCAPE CONTRACTOR SHALL DETERMINE WHETHER OR NOT THE EXPORT OF ANY SOIL WILL BE NEEDED, TAKING INTO ACCOUNT THE ROUGH GRADE PROVIDED, THE AMOUNT OF SOIL AMENDMENTS TO BE ADDED (BASED ON A SOIL TEST, PER SPECIFICATIONS), AND THE FINISH GRADES TO BE ESTABLISHED. d.ENSURE THAT THE FINISH GRADE IN SHRUB AREAS IMMEDIATELY ADJACENT TO WALKS AND OTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS 3" BELOW THE ADJACENT FINISH SURFACE, IN ORDER TO ALLOW FOR PROPER MULCH DEPTH. TAPER THE SOIL SURFACE TO MEET FINISH GRADE, AS SPECIFIED ON THE GRADING PLANS, AT APPROXIMATELY 18" AWAY FROM THE WALKS. e.ENSURE THAT THE FINISH GRADE IN TURF AREAS IMMEDIATELY ADJACENT TO WALKS AND OTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS 1" BELOW THE FINISH SURFACE OF THE WALKS. TAPER THE SOIL SURFACE TO MEET FINISH GRADE, AS SPECIFIED ON THE GRADING PLANS, AT APPROXIMATELY 18" AWAY FROM THE WALKS. f.SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISE BETWEEN THE GRADING PLANS, GEOTECHNICAL REPORT, THESE NOTES AND PLANS, AND ACTUAL CONDITIONS, THE CONTRACTOR SHALL IMMEDIATELY BRING SUCH ITEMS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT, GENERAL CONTRACTOR, AND OWNER. 6.ONCE SOIL PREPARATION IS COMPLETE, THE LANDSCAPE CONTRACTOR SHALL ENSURE THAT THERE ARE NO DEBRIS, TRASH, OR STONES LARGER THAN 1" REMAINING IN THE TOP 6" OF SOIL. B.SUBMITTALS 1.THE CONTRACTOR SHALL PROVIDE SUBMITTALS AND SAMPLES, IF REQUIRED, TO THE LANDSCAPE ARCHITECT, AND RECEIVE APPROVAL IN WRITING FOR SUCH SUBMITTALS BEFORE WORK COMMENCES. 2.SUBMITTALS SHALL INCLUDE PHOTOS OF PLANTS WITH A RULER OR MEASURING STICK FOR SCALE, PHOTOS OR SAMPLES OF ANY REQUIRED MULCHES, AND SOIL TEST RESULTS AND PREPARATION RECOMMENDATIONS FROM THE TESTING LAB (INCLUDING COMPOST AND FERTILIZER RATES AND TYPES, AND OTHER AMENDMENTS FOR TREE/SHRUB, TURF, AND SEED AREAS AS MAY BE APPROPRIATE). 3.SUBMITTALS SHALL ALSO INCLUDE MANUFACTURER CUT SHEETS FOR PLANTING ACCESSORIES SUCH AS TREE STAKES AND TIES, EDGING, AND LANDSCAPE FABRICS (IF ANY). 4.WHERE MULTIPLE ITEMS ARE SHOWN ON A PAGE, THE CONTRACTOR SHALL CLEARLY INDICATE THE ITEM BEING CONSIDERED. C.GENERAL PLANTING 1.REMOVE ALL NURSERY TAGS AND STAKES FROM PLANTS. 2.EXCEPT IN AREAS TO BE PLANTED WITH ORNAMENTAL GRASSES, APPLY PRE-EMERGENT HERBICIDES AT THE MANUFACTURER'S RECOMMENDED RATE. 3.TRENCHING NEAR EXISTING TREES: a.CONTRACTOR SHALL NOT DISTURB ROOTS 1-1/2" AND LARGER IN DIAMETER WITHIN THE CRITICAL ROOT ZONE (CRZ) OF EXISTING TREES, AND SHALL EXERCISE ALL POSSIBLE CARE AND PRECAUTIONS TO AVOID INJURY TO TREE ROOTS, TRUNKS, AND BRANCHES. THE CRZ IS DEFINED AS A CIRCULAR AREA EXTENDING OUTWARD FROM THE TREE TRUNK, WITH A RADIUS EQUAL TO 1' FOR EVERY 1" OF TRUNK DIAMETER-AT-BREAST-HEIGHT (4.5' ABOVE THE AVERAGE GRADE AT THE TRUNK). b.ALL EXCAVATION WITHIN THE CRZ SHALL BE PERFORMED USING HAND TOOLS. NO MACHINE EXCAVATION OR TRENCHING OF ANY KIND SHALL BE ALLOWED WITHIN THE CRZ. c.ALTER ALIGNMENT OF PIPE TO AVOID TREE ROOTS 1-1/2" AND LARGER IN DIAMETER. WHERE TREE ROOTS 1-1/2" AND LARGER IN DIAMETER ARE ENCOUNTERED IN THE FIELD, TUNNEL UNDER SUCH ROOTS. WRAP EXPOSED ROOTS WITH SEVERAL LAYERS OF BURLAP AND KEEP MOIST. CLOSE ALL TRENCHES WITHIN THE CANOPY DRIP LINES WITHIN 24 HOURS. d.ALL SEVERED ROOTS SHALL BE HAND PRUNED WITH SHARP TOOLS AND ALLOWED TO AIR-DRY. DO NOT USE ANY SORT OF SEALERS OR WOUND PAINTS. C.TREE PLANTING 1.TREE PLANTING HOLES SHALL BE EXCAVATED TO MINIMUM WIDTH OF TWO TIMES THE WIDTH OF THE ROOTBALL, AND TO A DEPTH EQUAL TO THE DEPTH OF THE ROOTBALL LESS TWO TO FOUR INCHES. 2.SCARIFY THE SIDES AND BOTTOM OF THE PLANTING HOLE PRIOR TO THE PLACEMENT OF THE TREE. REMOVE ANY GLAZING THAT MAY HAVE BEEN CAUSED DURING THE EXCAVATION OF THE HOLE. 3.FOR CONTAINER AND BOX TREES, TO REMOVE ANY POTENTIALLY GIRDLING ROOTS AND OTHER ROOT DEFECTS, THE CONTRACTOR SHALL SHAVE A 1" LAYER OFF OF THE SIDES AND BOTTOM OF THE ROOTBALL OF ALL TREES JUST BEFORE PLACING INTO THE PLANTING PIT. DO NOT "TEASE" ROOTS OUT FROM THE ROOTBALL. 4.INSTALL THE TREE ON UNDISTURBED SUBGRADE SO THAT THE TOP OF THE ROOTBALL IS TWO TO FOUR INCHES ABOVE THE SURROUNDING GRADE. 5.BACKFILL THE TREE HOLE UTILIZING THE EXISTING TOPSOIL FROM ON-SITE. ROCKS LARGER THAN 1" DIA. AND ALL OTHER DEBRIS SHALL BE REMOVED FROM THE SOIL PRIOR TO THE BACKFILL. SHOULD ADDITIONAL SOIL BE REQUIRED TO ACCOMPLISH THIS TASK, USE STORED TOPSOIL FROM ON-SITE OR IMPORT ADDITIONAL TOPSOIL FROM OFF-SITE AT NO ADDITIONAL COST TO THE OWNER. IMPORTED TOPSOIL SHALL BE OF SIMILAR TEXTURAL CLASS AND COMPOSITION IN THE ON-SITE SOIL. 6.TREES SHALL NOT BE STAKED UNLESS LOCAL CONDITIONS (SUCH AS HEAVY WINDS OR SLOPES) REQUIRE STAKES TO KEEP TREES UPRIGHT. SHOULD STAKING BE REQUIRED, THE TOTAL NUMBER OF TREE STAKES (BEYOND THE MINIMUMS LISTED BELOW) WILL BE LEFT TO THE LANDSCAPE CONTRACTOR'S DISCRETION. SHOULD ANY TREES FALL OR LEAN, THE LANDSCAPE CONTRACTOR SHALL STRAIGHTEN THE TREE, OR REPLACE IT SHOULD IT BECOME DAMAGED. TREE STAKING SHALL ADHERE TO THE FOLLOWING GUIDELINES: a.1"-2" TREES TWO STAKES PER TREE b.2-1/2"-4" TREES THREE STAKES PER TREE c.TREES OVER 4" CALIPER GUY AS NEEDED d.MULTI-TRUNK TREES THREE STAKES PER TREE MINIMUM, QUANTITY AND POSITIONS AS NEEDED TO STABILIZE THE TREE 7.UPON COMPLETION OF PLANTING, CONSTRUCT AN EARTH WATERING BASIN AROUND THE TREE. COVER THE INTERIOR OF THE TREE RING WITH MULCH (TYPE AND DEPTH PER PLANS). D.SHRUB, PERENNIAL, AND GROUNDCOVER PLANTING 1.DIG THE PLANTING HOLES TWICE AS WIDE AND 2" LESS DEEP THAN EACH PLANT'S ROOTBALL. INSTALL THE PLANT IN THE HOLE. BACKFILL AROUND THE PLANT WITH SOIL AMENDED PER SOIL TEST RECOMMENDATIONS. 2.WHEN PLANTING IS COMPLETE, INSTALL MULCH (TYPE AND DEPTH PER PLANS) OVER ALL PLANTING BEDS, COVERING THE ENTIRE PLANTING AREA. E.SODDING 1.SOD VARIETY TO BE AS SPECIFIED ON THE LANDSCAPE PLAN. 2.LAY SOD WITHIN 24 HOURS FROM THE TIME OF STRIPPING. DO NOT LAY IF THE GROUND IS FROZEN. 3.LAY THE SOD TO FORM A SOLID MASS WITH TIGHTLY FITTED JOINTS. BUTT ENDS AND SIDES OF SOD STRIPS - DO NOT OVERLAP. STAGGER STRIPS TO OFFSET JOINTS IN ADJACENT COURSES. 4.ROLL THE SOD TO ENSURE GOOD CONTACT OF THE SOD'S ROOT SYSTEM WITH THE SOIL UNDERNEATH. 5.WATER THE SOD THOROUGHLY WITH A FINE SPRAY IMMEDIATELY AFTER PLANTING TO OBTAIN AT LEAST SIX INCHES OF PENETRATION INTO THE SOIL BELOW THE SOD. H.MULCH 1.INSTALL MULCH TOPDRESSING, TYPE AND DEPTH PER MULCH NOTE, IN ALL PLANTING AREAS AND TREE RINGS. 2.DO NOT INSTALL MULCH WITHIN 6" OF TREE ROOT FLARE EXCEPT AS MAY BE NOTED ON THESE PLANS. MULCH COVER WITHIN 6" OF CONCRETE WALKS AND CURBS SHALL NOT PROTRUDE ABOVE THE FINISH SURFACE OF THE WALKS AND CURBS. MULCH COVER WITHIN 12" OF WALLS SHALL BE AT LEAST 3" LOWER THAN THE TOP OF WALL. I.CLEAN UP 1.DURING LANDSCAPE PREPARATION AND PLANTING, KEEP ALL PAVEMENT CLEAN AND ALL WORK AREAS IN A NEAT, ORDERLY CONDITION. 2.DISPOSED LEGALLY OF ALL EXCAVATED MATERIALS OFF THE PROJECT SITE. J.INSPECTION AND ACCEPTANCE 1.UPON COMPLETION OF THE WORK, THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE SITE CLEAN, FREE OF DEBRIS AND TRASH, AND SUITABLE FOR USE AS INTENDED. THE LANDSCAPE CONTRACTOR SHALL THEN REQUEST AN INSPECTION BY THE OWNER TO DETERMINE FINAL ACCEPTABILITY. 2.WHEN THE INSPECTED PLANTING WORK DOES NOT COMPLY WITH THE CONTRACT DOCUMENTS, THE LANDSCAPE CONTRACTOR SHALL REPLACE AND/OR REPAIR THE REJECTED WORK TO THE OWNER'S SATISFACTION WITHIN 24 HOURS. 3.THE LANDSCAPE MAINTENANCE PERIOD WILL NOT COMMENCE UNTIL THE LANDSCAPE WORK HAS BEEN RE-INSPECTED BY THE OWNER AND FOUND TO BE ACCEPTABLE. AT THAT TIME, A WRITTEN NOTICE OF FINAL ACCEPTANCE WILL BE ISSUED BY THE OWNER, AND THE MAINTENANCE AND GUARANTEE PERIODS WILL COMMENCE. K.LANDSCAPE MAINTENANCE 1.THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF ALL WORK SHOWN ON THESE PLANS FOR 90 DAYS BEYOND FINAL ACCEPTANCE OF ALL LANDSCAPE WORK BY THE OWNER. LANDSCAPE MAINTENANCE SHALL INCLUDE WEEKLY SITE VISITS FOR THE FOLLOWING ACTIONS (AS APPROPRIATE): PROPER PRUNING, RESTAKING OF TREES, RESETTING OF PLANTS THAT HAVE SETTLED, MOWING AND AERATION OF LAWNS, WEEDING, TREATING FOR INSECTS AND DISEASES,REPLACEMENT OF MULCH, REMOVAL OF LITTER, REPAIRS TO THE IRRIGATION SYSTEM DUE TO FAULTY PARTS AND/OR WORKMANSHIP, AND THE APPROPRIATE WATERING OF ALL PLANTINGS. THE LANDSCAPE CONTRACTOR SHALL MAINTAIN THE IRRIGATION SYSTEM IN PROPER WORKING ORDER, WITH SCHEDULING ADJUSTMENTS BY SEASON TO MAXIMIZE WATER CONSERVATION. 2. SHOULD SODDED AREAS NOT BE COVERED BY AN AUTOMATIC IRRIGATION SYSTEM, THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR WATERING THESE AREAS AND OBTAINING A FULL, HEALTHY STAND OF PLANTS AT NO ADDITIONAL COST TO THE OWNER. 3.TO ACHIEVE FINAL ACCEPTANCE AT THE END OF THE MAINTENANCE PERIOD, ALL OF THE FOLLOWING CONDITIONS MUST OCCUR: a.THE LANDSCAPE SHALL SHOW ACTIVE, HEALTHY GROWTH (WITH EXCEPTIONS MADE FOR SEASONAL DORMANCY). ALL PLANTS NOT MEETING THIS CONDITION SHALL BE REJECTED AND REPLACED BY HEALTHY PLANT MATERIAL PRIOR TO FINAL ACCEPTANCE. b.ALL HARDSCAPE SHALL BE CLEANED PRIOR TO FINAL ACCEPTANCE. c.SODDED AREAS MUST BE ACTIVELY GROWING AND MUST REACH A MINIMUM HEIGHT OF 1 1/2 INCHES BEFORE FIRST MOWING. HYDROMULCHED AREAS SHALL SHOW ACTIVE, HEALTHY GROWTH. BARE AREAS LARGER THAN TWELVE SQUARE INCHES MUST BE RESODDED OR RESEEDED (AS APPROPRIATE) PRIOR TO FINAL ACCEPTANCE. ALL SODDED TURF SHALL BE NEATLY MOWED. L.WARRANTY PERIOD, PLANT GUARANTEE AND REPLACEMENTS 1.THE LANDSCAPE CONTRACTOR SHALL GUARANTEE ALL TREES, SHRUBS, PERENNIALS, SOD, SEEDED/HYDROMULCHED AREAS, AND IRRIGATION SYSTEMS FOR A PERIOD OF ONE YEAR FROM THE DATE OF THE OWNER'S FINAL ACCEPTANCE (90 DAYS FOR ANNUAL PLANTS). THE CONTRACTOR SHALL REPLACE, AT HIS OWN EXPENSE AND TO THE SATISFACTION OF THE OWNER, ANY PLANTS WHICH DIE IN THAT TIME, OR REPAIR ANY PORTIONS OF THE IRRIGATION SYSTEM WHICH OPERATE IMPROPERLY. 2.AFTER THE INITIAL MAINTENANCE PERIOD AND DURING THE GUARANTEE PERIOD, THE LANDSCAPE CONTRACTOR SHALL ONLY BE RESPONSIBLE FOR REPLACEMENT OF PLANTS WHEN PLANT DEATH CANNOT BE ATTRIBUTED DIRECTLY TO OVERWATERING OR OTHER DAMAGE BY HUMAN ACTIONS. M.PROVIDE A MINIMUM OF (2) COPIES OF RECORD DRAWINGS TO THE OWNER UPON COMPLETION OF WORK. A RECORD DRAWING IS A RECORD OF ALL CHANGES THAT OCCURRED IN THE FIELD AND THAT ARE DOCUMENTED THROUGH CHANGE ORDERS, ADDENDA, OR CONTRACTOR/CONSULTANT DRAWING MARKUPS. TYPICAL CURB AND GUTTER TYPICAL PLANTING AREA LINEAR ROOT BARRIER MATERIAL. SEE PLANTING NOTES FOR TYPE AND MANUFACTURER. INSTALL PER MANUFACTURER'S SPECIFICATIONS. TREE CANOPY TREE TRUNK TYPICAL WALKWAY OR PAVING1 2 3 4 5 6 1 4 2 3 5 65'5'5'5'OPEN LANDSCAPE TO 10' PARKWAY OR ISLAND NOTES: 1)INSTALL ROOT BARRIERS NEAR ALL NEWLY-PLANTED TREES THAT ARE LOCATED WITHIN FIVE (5) FEET OF PAVING OR CURBS. 2)BARRIERS SHALL BE LOCATED IMMEDIATELY ADJACENT TO HARDSCAPE. UNDER NO CIRCUMSTANCES SHALL THE CONTRACTOR USE ROOT BARRIERS OF A TYPE THAT COMPLETELY ENCIRCLE THE ROOTBALL. B TURF (WHERE SHOWN ON PLAN).4 PLANT.3 MULCH LAYER.2 CURB.1 1 432 OF MATURE CANOPY 24" MIN. TO EDGE DISTANCE PER PLAN D SCALE: NOT TO SCALE PLANTING AT PARKING AREA PLANT SPACING SCALE: NTSF PLANT CENTER (TYP.)EQUALEQUALEQUALEDGE OF PLANTING AREA EQUAL NOTE: ALL PLANTS SHALL BE PLANTED AT EQUAL TRIANGULAR SPACING (EXCEPT WHERE SHOWN ON PLANS AS INFORMAL GROUPINGS). REFER TO PLANT LEGEND FOR SPACING DISTANCE BETWEEN PLANTS. 1) STEP 1: DETERMINE TOTAL PLANTS FOR THE AREA WITH THE FOLLOWING FORMULA: TOTAL AREA / AREA DIVIDER = TOTAL PLANTS PLANT SPACING AREA DIVIDER PLANT SPACING AREA DIVIDER 6"0.22 18"1.95 8"0.39 24"3.46 10"0.60 30"5.41 12"0.87 36"7.79 15"1.35 2) STEP 2: SUBTRACT THE ROW (S) OF PLANTS THAT WOULD OCCUR AT THE EDGE OF THE PLANTED AREA WITH THE FOLLOWING FORMULA: TOTAL PERIMETER LENGTH / PLANT SPACING = TOTAL PLANT SUBTRACTION EXAMPLE: PLANTS AT 18" O.C. IN 100 SF PLANTING AREA, 40 LF PERIMETER STEP 1: 100 SF/1.95 = 51 PLANTS STEP 2: 51 PLANTS - (40 LF / 1.95 = 21 PLANTS) = 30 PLANTS TOTAL ã LP-3LANDSCAPESPECIFICATIONS & DETAILSLANDSCAPE ARCHITECTURE LAND PLANNING · IRRIGATION DESIGN 800.680.6630 www.evergreendesigngroup.com National Presence. Local Expertise. EVERGREEN DESIGN GROUP 02/12/2026HISTECCTTESAETSTAIREG43 O F 8 2 ET XR LDRE CAANDS EP A JON J . PUL L I AM4 X 2X 3 2 1 5 6 7 4 1 2 3 SHRUB, PERENNIAL, OR ORNAMENTAL GRASS. MULCH, TYPE AND DEPTH PER PLANS. PLACE NO MORE THAN 1" OF MULCH WITHIN 6" OF PLANT CENTER. FINISH GRADE. BACKFILL. AMEND AND FERTILIZE ONLY AS RECOMMENDED IN SOIL FERTILITY ANALYSIS. ROOT BALL. UNDISTURBED NATIVE SOIL. 3" HIGH EARTHEN WATERING BASIN. 5 6 7 SHRUB AND PERENNIAL PLANTING SCALE: NTSA 101 #1 #2 #3 ON SITE TREE SURVEY & MITIGATION CALCULATIONS LEGEND EXISTING TREE TO REMAIN EXISTING TREE TO BE REMOVED TOTAL PROTECTED TREE CALIPER INCHES TO BE REMOVED ON SITE 36" TOTAL REPLACEMENT MITIGATION CALIPER INCHES FOR PROTECTED TREES (1:1 RATIO)*36" TOTAL SPECIMEN TREE CALIPER INCHES TO BE REMOVED ON SITE 0" TOTAL REPLACEMENT MITIGATION CALIPER INCHES FOR SPECIMEN TREES (10:1 RATIO)**0" TOTAL REPLACEMENT INCHES 36" TREE REPLACEMENT CREDITS (CITY LANDSCAPE REQUIREMENTS - 0-3" CAL TREES)18" TOTAL REPLACEMENT INCHES AFTER CREDITS 18" TOTAL COST FOR PROTECTED TREE CALIPER INCHES TO BE REMOVED ON SITE (10"-24" CALIPER)*$1,800 TOTAL COST FOR SPECIMEN TREE CALIPER INCHES TO BE REMOVED ON SITE**$0 TOTAL COST FOR OFF SITE TREE REMOVAL (PROTECTED & SPECIMEN)$0 TOTAL COST FOR ON SITE & OFF SITE TREE INDEMNIFICATION $1,800.00 (THIS FEE MAY BE REDUCED UP TO 50% WITH THE LANDSCAPE CREDIT APPLIED) *FOR PROTECTED TREES, MITIGATION WILL BE MADE IN THE AMOUNT OF $100.00 PER ONE INCH DBH FOR TREES LESS THAN 12 INCHES DBH AND $200.00 PER ONE INCH DBH FOR TREES 12 INCHES DBH AND GREATER. ALL PROTECTED TREES 10"-24" ARE MITIGATED BY PLANTING NEW TREES. **FOR SPECIMEN TREES, MITIGATION WILL BE MADE FOR THE APPRAISED VALUE OF THE REMOVED TREE AS DETERMINED BY CLTA (COUNCIL OF LANDSCAPING TREE APPRAISERS) GUIDELINES TREE MITIGATION CALCULATIONS TREE PROTECTION FENCE ã TD-1TREE DISPOSITION PLANLANDSCAPE ARCHITECTURE LAND PLANNING · IRRIGATION DESIGN 800.680.6630 www.evergreendesigngroup.com National Presence. Local Expertise. EVERGREEN DESIGN GROUP 02/12/2026HISTECCTTESAETST AIREG 43 O F 8 2 ET XR LDRE CAANDS EP A JON J . PUL L I AMScale 1" = 30' 15'60'30'0' NOTE: PRINTED DRAWING SIZE MAY HAVE CHANGED FROM ORIGINAL. VERIFY SCALE USING BAR SCALE ABOVE. NORT H 102 TUNNEL TO MINIMIZE ROOT DAMAGE (TOP) AS OPPOSED TO SURFACE-DUG TRENCHES IN ROOT PROTECTION ZONE WHEN THE 5' MINIMUM DISTANCE FROM TRUNK CAN NOT BE ACHIEVED. TREES THAT ARE MARKED TO BE PRESERVED ON A SITE PLAN AND FOR WHICH UTILITIES MUST PASS TROUGH THEIR ROOT PROTECTION ZONES MAY REQUIRE TUNNELING AS OPPOSED TO OPEN TRENCHES. THE DECISION TO TUNNEL WILL BE DETERMINED ON A CASE BY CASE BASIS BY THE ENGINEER. TUNNELS SHALL BE DUG THROUGH THE ROOT PROTECTION ZONE IN ORDER TO MINIMIZE ROOT DAMAGE. (RPZ) ROOT PROTECTION ZONE IF BARE DIRT 8" MULCH OUTSIDE RPZ ESTABLISH FENCE PROTECTION MINIMUM 5' FROM TRUNK 6" MULCH INSIDE RPZ DRIP LINE OPEN TRENCHING MAY BE USED IF EXPOSED TREE ROOTS DO NOT EXCEED 3" OR ROOTS CAN BE BENT BACK. ROOT PROTECTION ZONE (RPZ) PROPERTY LINE TREE TRUNK STREET5' CURB NOTES: 1.THE FENCING LOCATION SHOWN ABOVE IS DIAGRAMATIC ONLY AND WILL CONFORM TO THE DRIP LINE AND BE LIMITED TO PROJECT BOUNDARY. WHERE MULTIPLE ADJACENT TREES WILL BE ENCLOSED BY FENCING, THE FENCING SHALL BE CONTINUOUS AROUND ALL TREES. 2.FOR ACCEPTABLE FENCING MATERIALS SEE SPECIFICATIONS. AND UNDER DRIP LINE AS MINIMAL PROTECTION FOR ROOTS FROM CONSTRUCTION ACTIVITIES NOTES: 1.OPTION USED FOR TIGHT CONSTRUCTION AREAS OR WHEN CONSTRUCTION OCCURS IN ROOT PROTECTION ZONE. 2.FOR ACCEPTABLE FENCING MATERIALS SEE SPECIFICATIONS. 12" MIN & 48" MAX DEPTH TREE PROTECTION FENCE SCALE: NOT TO SCALEA B SCALE: NOT TO SCALE TREE PROTECTION FENCE - TIGHT CONSTRUCTION BORING THROUGH ROOT PROTECTION ZONE SCALE: NOT TO SCALEC ROOT PROTECTION ZONE (RPZ) MULCH INSIDE RPZ PROTECTION FENCE (SEE SPECS) MATERIALS 1.FABRIC: 4 FOOT HIGH ORANGE PLASTIC FENCING AS SHOWN ON THE PLANS AND SHALL BE WOVEN WITH 2 INCH MESH OPENINGS SUCH THAT IN A VERTICAL DIMENSION OF 23 INCHES ALONG THE DIAGONALS OF THE OPENINGS THERE SHALL BE AT LEAST 7 MESHES. 2.POSTS: POSTS SHALL BE A MINIMUM OF 72 INCHES LONG AND STEEL 'T' SHAPED WITH A MINIMUM WEIGHT OF 1.3 POUNDS PER LINEAR FOOT. 3.TIE WIRE: WIRE FOR ATTACHING THE FABRIC TO THE T-POSTS SHALL BE NOT LESS THAN NO. 12 GAUGE GALVANIZED WIRE. 4.USED MATERIALS: PREVIOUSLY-USED MATERIALS, MEETING THE ABOVE REQUIREMENTS AND WHEN APPROVED BY THE OWNER, MAY BE USED. CONSTRUCTION METHODS 1.ALL TREES AND SHRUBS SHOWN TO REMAIN WITHIN THE PROXIMITY OF THE CONSTRUCTION SITE SHALL BE PROTECTED PRIOR TO BEGINNING ANY DEVELOPMENT ACTIVITY. 2.EMPLOY THE SERVICES OF AN ISA (INTERNATIONAL SOCIETY OF ARBORICULTURE) CERTIFIED ARBORIST AND OBTAIN ALL REQUIRED PERMITS TO PRUNE THE EXISTING TREES FOR CLEANING, RAISING AND THINNING, AS MAY BE REQUIRED. 3.PROTECTIVE FENCING SHALL BE ERECTED OUTSIDE THE CRITICAL ROOT ZONE (CRZ, EQUAL TO 1' FROM THE TRUNK FOR EVERY 1" OF DBH) AT LOCATIONS SHOWN IN THE PLANS OR AS DIRECTED BY THE LANDSCAPE CONSULTANT AND/OR CITY ARBORIST, AND IN ACCORDANCE WITH THE DETAILS SHOWN ON THE PLANS. FENCING SHALL BE MAINTAINED AND REPAIRED BY THE CONTRACTOR DURING SITE CONSTRUCTION. TREES IN CLOSE PROXIMITY SHALL BE FENCED TOGETHER, RATHER THAN INDIVIDUALLY. 4.PROTECTIVE FENCE LOCATIONS IN CLOSE PROXIMITY TO STREET INTERSECTIONS OR DRIVES SHALL ADHERE TO THE APPLICABLE JURISDICTION'S SIGHT DISTANCE CRITERIA. 5.THE PROTECTIVE FENCING SHALL BE ERECTED BEFORE SITE WORK COMMENCES AND SHALL REMAIN IN PLACE DURING THE ENTIRE CONSTRUCTION PHASE. 6.THE INSTALLATION POSTS SHALL BE PLACED EVERY 6 FEET ON CENTER AND EMBEDDED TO 18 INCHES DEEP. MESH FABRIC SHALL BE ATTACHED TO THE INSTALLATION POSTS BY THE USE OF SUFFICIENT WIRE TIES TO SECURELY FASTEN THE FABRIC TO THE T-POSTS TO HOLD THE FABRIC IN A STABLE AND UPRIGHT POSITION. 7.WITHIN THE CRZ: a.DO NOT CLEAR, FILL OR GRADE IN THE CRZ OF ANY TREE. b.DO NOT STORE, STOCKPILE OR DUMP ANY JOB MATERIAL, SOIL OR RUBBISH UNDER THE SPREAD OF THE TREE BRANCHES. c.DO NOT PARK OR STORE ANY EQUIPMENT OR SUPPLIES UNDER THE TREE CANOPY. d.DO NOT SET UP ANY CONSTRUCTION OPERATIONS UNDER THE TREE CANOPY (SUCH AS PIPE CUTTING AND THREADING, MORTAR MIXING, PAINTING OR LUMBER CUTTING). e.DO NOT NAIL OR ATTACH TEMPORARY SIGNS METERS, SWITCHES, WIRES, BRACING OR ANY OTHER ITEM TO THE TREES. f.DO NOT PERMIT RUNOFF FROM WASTE MATERIALS INCLUDING SOLVENTS, CONCRETE WASHOUTS, ASPHALT TACK COATS (MC-30 OIL), ETC. TO ENTER THE CRZ. BARRIERS ARE TO BE PROVIDED TO PREVENT SUCH RUNOFF SUBSTANCES FROM ENTERING THE CRZ WHENEVER POSSIBLE, INCLUDING IN AN AREA WHERE RAIN OR SURFACE WATER COULD CARRY SUCH MATERIALS TO THE ROOT SYSTEM OF THE TREE. 8.ROUTE UNDERGROUND UTILITIES TO AVOID THE CRZ. IF DIGGING IS UNAVOIDABLE, BORE UNDER THE ROOTS, OR HAND DIG TO AVOID SEVERING THEM. 9.WHERE EXCAVATION IN THE VICINITY OF TREES MUST OCCUR, SUCH AS FOR IRRIGATION INSTALLATION, PROCEED WITH CAUTION, AND USING HAND TOOLS ONLY. 10.THE CONTRACTOR SHALL NOT CUT ROOTS LARGER THAN ONE INCH IN DIAMETER WHEN EXCAVATION OCCURS NEAR EXISTING TREES. ALL ROOTS LARGER THAN ONE INCH IN DIAMETER ARE TO BE CUT CLEANLY. FOR OAKS ONLY, ALL WOUNDS SHALL BE PAINTED WITH WOUND SEALER WITHIN 30 MINUTES 11.REMOVE ALL TREES, SHRUBS OR BUSHES TO BE CLEARED FROM PROTECTED ROOT ZONE AREAS BY HAND. 12.TREES DAMAGED OR KILLED DUE TO CONTRACTOR'S NEGLIGENCE DURING CONSTRUCTION SHALL BE MITIGATED AT THE CONTRACTOR'S EXPENSE AND TO THE PROJECT OWNER'S AND LOCAL JURISDICTION'S SATISFACTION. 13.ANY TREE REMOVAL SHALL BE APPROVED BY THE OWNER AND LOCAL JURISDICTION PRIOR TO ITS REMOVAL, AND THE CONTRACTOR SHALL HAVE ALL REQUIRED PERMITS FOR SUCH ACTIVITIES. 14.COVER EXPOSED ROOTS AT THE END OF EACH DAY WITH SOIL, MULCH OR WET BURLAP. 15.IN CRITICAL ROOT ZONE AREAS THAT CANNOT BE PROTECTED DUING CONSTRUCTION AND WHERE HEAVY TRAFFIC IS ANTICIPATED, COVER THE SOIL WITH EIGHT INCHES OF ORGANIC MULCH TO MINIMIZE SOIL COMPACTION. THIS EIGHT INCH DEPTH OF MULCH SHALL BE MAINTAINED THROUGHOUT CONSTRUCTION. 16.WATER ALL TREES IMPACTED BY CONSTRUCTION ACTIVITIES, DEEPLY ONCE A WEEK DURING PERIODS OF HOT DRY WEATHER. SPRAY TREE CROWNS WITH WATER PERIODICALLY TO REDUCE DUST ACCUMULATION ON THE LEAVES. 17.WHEN INSTALLING CONCRETE ADJACENT TO THE ROOT ZONE OF A TREE, USE A PLASTIC VAPOR BARRIER BEHIND THE CONCRETE TO PROHIBIT LEACHING OF LIME INTO THE SOIL. 18.CONTRACTOR SHALL REMOVE AND DISPOSE OF ALL TREE PROTECTION FENCING WHEN ALL THREATS TO THE EXISTING TREES FROM CONSTRUCTION-RELATED ACTIVITIES HAVE BEEN REMOVED. D SCALE: NOT TO SCALE ROOT PRUNING DETAIL EXISTING GRADE NOTES 1.RETENTION AREAS WILL BE SET AS PART OF THE REVIEW PROCESS AND PRE-CONSTRUCTION MEETING. 2.BOUNDARIES OF RETENTION AREAS MUST BE STAKED AT THE PRE-CONSTRUCTION MEETING AND FLAGGED PRIOR TO ROOT PRUNING. 3.EXACT LOCATION OF ROOT PRUNING SHALL BE DETERMINED IN THE FIELD IN COORDINATION WITH THE FORESTRY INSPECTOR . 4.TRENCH SHOULD BE IMMEDIATELY BACKFILLED WITH EXCAVATED SOIL OR OTHER ORGANIC SOIL AS SPECIFIED PER PLAN OR BY THE FORESTRY INSPECTOR. 5.ROOTS SHALL BE CLEANLY CUT USING VIBRATORY KNIFE OR OTHER ACCEPTABLE EQUIPMENT. ROT PRUNING METHODS AND MEANS MUST BE IN ACCORDANCE WITH ANSI STANDARD A3000. 6.ALL PRUNING MUST BE EXECUTED AT LOD SHOWN ON PLANS OR AS AUTHORIZED IN WRITING BY THE FORESTRY INSPECTOR. 7.SUPPLEMENTAL WATERING MAY BE REQUIRED FOR ROOT PRUNED TREES THROUGHOUT THE GROWING SEASON DURING CONSTRUCTION AND SUBSEQUENT WARRANTY AND MAINTENANCE PERIOD. ROOT PRUNE VIA AIRSPACE OR TRENCH (6" WIDE MAX.) 24" MIN. DEPTH OR AS DETERMINED AT PRE-CONSTRUCTION MEETING. TREE PROTECTION FENCE TO BE ERECTED IN LINE WITH ROOT PRUNING LIMITS. SEE DETAILS AND SPECIFICATIONS FOR TREE PROTECTION FENCE REQUIREMENTS.(A) PRIOR TO THE LAND CLEARING STAGE OF DEVELOPMENT, THE CONTRACTOR SHALL CLEARLY MARK ALL PROTECTED TREES FOR WHICH A TREE REMOVAL PERMIT HAS NOT BEEN ISSUED AND SHALL ERECT BARRIERS FOR THE PROTECTION OF THE TREES ACCORDING TO THE FOLLOWING: (1) AROUND AN AREA AT OR GREATER THAN A SIX-FOOT RADIUS OF ALL SPECIES OF MANGROVES AND PROTECTED CABBAGE PALMS; (2) AROUND AN AREA AT OR GREATER THAN THE FULL DRIPLINE OF ALL PROTECTED NATIVE PINES; (3) AROUND AN AREA AT OR GREATER THAN TWO-THIRDS OF THE DRIPLINE OF ALL OTHER PROTECTED SPECIES. (B) NO PERSON SHALL ATTACH ANY SIGN, NOTICE OR OTHER OBJECT TO ANY PROTECTED TREE OR FASTEN ANY WIRES, CABLES, NAILS OR SCREWS TO ANY PROTECTED TREE IN ANY MANNER THAT COULD PROVE HARMFUL TO THE PROTECTED TREE, EXCEPT AS NECESSARY IN CONJUNCTION WITH ACTIVITIES IN THE PUBLIC INTEREST. (C) DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE CONTRACTOR SHALL NOT CAUSE OR PERMIT THE CLEANING OF EQUIPMENT OR MATERIAL WITHIN THE OUTSIDE PERIMETER OF THE CROWN (DRIPLINE) OR ON THE NEARBY GROUND OF ANY TREE OR GROUP OF TREES WHICH IS TO BE PRESERVED. WITHIN THE OUTSIDE PERIMETER OF THE CROWN (DRIPLINE) OF ANY TREE OR ON NEARBY GROUND, THE CONTRACTOR SHALL NOT CAUSE OR PERMIT STORAGE OF BUILDING MATERIAL AND/OR EQUIPMENT, OR DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OIL, SOLVENTS, ASPHALT, CONCRETE, MORTAR OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF THE TREE. (D) NO PERSON SHALL PERMIT ANY UNNECESSARY FIRE OR BURNING WITHIN 30 FEET OF THE DRIPLINE OF A PROTECTED TREE. (E)ANY LANDSCAPING ACTIVITIES WITHIN THE BARRIER AREA SHALL BE ACCOMPLISHED WITH HAND LABOR. (F) PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY OR COMPLIANCE FOR ANY DEVELOPMENT, BUILDING OR STRUCTURE, ALL TREES DESIGNATED TO BE PRESERVED THAT WERE DESTROYED DURING CONSTRUCTION SHALL BE REPLACED BY THE CONTRACTOR WITH TREES OF EQUIVALENT DIAMETER AT BREAST HEIGHT TREE CALIPER AND OF THE SAME SPECIES AS SPECIFIED BY THE COUNTY ADMINISTRATOR, BEFORE OCCUPANCY OR USE, UNLESS APPROVAL FOR THEIR REMOVAL HAS BEEN GRANTED UNDER PERMIT. (G) THE COUNTY ADMINISTRATOR MAY CONDUCT PERIODIC INSPECTIONS OF THE SITE DURING LAND CLEARANCE AND CONSTRUCTION. (H) IF, IN THE OPINION OF THE COUNTY ADMINISTRATOR, DEVELOPMENT ACTIVITIES WILL SO SEVERELY STRESS SLASH PINES OR ANY OTHER PROTECTED TREE SUCH THAT THEY ARE MADE SUSCEPTIBLE TO INSECT ATTACK, PREVENTATIVE SPRAYING OF THESE TREES BY THE CONTRACTOR MAY BE REQUIRED. TREE PROTECTION GENERAL NOTES TREE PROTECTION SPECIFICATIONS ã TD-2TREE PROTECTION NOTES & DETAILSLANDSCAPE ARCHITECTURE LAND PLANNING · IRRIGATION DESIGN 800.680.6630 www.evergreendesigngroup.com National Presence. Local Expertise. EVERGREEN DESIGN GROUP 02/12/2026HISTECCTTESAETST AIREG 43 O F 8 2 ET XR LDRE CAANDS EP A JON J . PUL L I AM103 ABCDEFGHJKLMNP1234567181716151413121110987654321891011121314151617181APPROXIMATE LINE OF GRADEABOVE GRADE EXPOSED FOUNDATION WALLCONCRETE FOOTING AND FOUNDATION WALL AS REQUIRED PER LOCALFROST DEPTHSALUMINUM FIXED WINDOW W/ THERMAL BROKEN FRAME, INSULATEDGLAZING WITH INTEGRAL ALUMINUM LOUVER AT PTAC UNITSALUMINUM FIXED WINDOW W/ THERMAL BROKEN FRAME, INSULATEDGLAZINGALUMINUM STOREFRONT SYSTEM W/ THERMAL BROKEN FRAME ANDINSULATED GLAZINGALUMINUM PTAC LOUVER - COLOR TO MATCH ADJACENT MATERIALALUMINUM AUTOMATIC SLIDING ENTRY DOOR W/ INSULATED GLAZINGOVERFLOW SCUPPERSIGNAGE - REFER TO TRU BY HILTON EXTERIOR SIGNAGESPECIFICATIONSKYNAR FINISH ALUMINUM COPING/ GRAVEL STOP SYSTEM -- COLOR TOMATCH ADJACENT MATERIALREVIEW ALL VIEWS AROUND PROPERTY BEFORE LOCATING ALL ROOFTOP MECHANICAL UNITS - VERIFY ALL EQUIPMENT IS ADEQUATELYSCREENEDEXPANSION JOINT @ FLOOR LINE W/ BACKER ROD AND SEALANTBUILDING HEIGHT DIMENSIONS ARE BASED ON WOOD FRAMECONSTRUCTIONACCENT "V" JOINTDOWNLIGHT & IN-GROUND UPLIGHT TO ACCENT MULIT-COLOREDBUILDING RECESSESELECTRICAL CONDUIT FOR THE BUILDING SIGNS MUST BE ROUTEDFROM THE ROOF PARAPET OR CONTAINED WITHIN THE EXTERIORWALL ASSEMBLY. EXPOSED CONDUIT OR OTHER ELECTRICALDEVICES WILL NOT BE PERMITTED IN THE ADJACENT STAIRWELLOR GUESTROOM. PROVIDE TWO (2) ELECTRICAL STUB OUTS, ONEFOR EACH PORTION OF THE REFER TO THE TRU BY HILTONSTANDARDS MANUAL FOR SIGN REQUIREMENTS.ALUMINUM LOUVER - COLOR TO MATCH ADJACENT WALLMATERIAL2367910111213144815DRYVIT SYSTEMS: TRUH 02 1030S - PANTONE 7C BLACKDRYVIT SYSTEMS: TRUH 01 2740 - DRYVIT #613B OVERCASTDRYVIT SYSTEMS: TRUH 03 1101 - DRYVIT #207 GLACIERDRYVIT SYSTEMS: FINISH VARIES - REFER TO DIAGRAM 16EDRYVIT SYSTEMS: TRUH 05 1030S - PANTONE PMS PROCESS CYANDRYVIT SYSTEMS: DRYVIT #615A TATTLETALEHIGH PRESSURE LAMINATE PANEL: COLOR TO MATCH PANTONEPMS PROCESS CYANHIGH PRESSURE LAMINATE PANEL: COLOR TO MATCH PANTONEPMS PROCESS YELLOWEXTERIOR PAINT: BENJAMIN MOORE 1596 NIGHTFALL/ HIGH GLOSS148 OR SHERWIN WILLIAMS SW6994 GREENBLACK/ HIGH GLOSS5ALL SIGNAGE SHOWN FOR ILLUSTRATIVE PURPOSES ONLY - LOCATIONSIZE, ETC. TO BE DETERMINED ON AN INDIVIDUAL PROJECT BASISMINIMUM 3/4" PLYWOOD BACKER BOARD REQUIRED AT SIGNLOCATIONS- AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OFFASCIA OR SPACE AVAILABLE FOR SIGNELECTRICAL AND FINAL CONNECTION BY CONTRACTOR - ELECTRICALREQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY - TYPICAL120V REQUIREMENTRACEWAYS/ WIREWAYS ARE NOT ALLOWEDPERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERESIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR - CONTRACTORTO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDEPARAPET WALLGUESTROOMS OR PUBLIC SPACES WITH SIGNAGE ON EXTERIOR WALLSMUST HAVE ELECTRICAL PENETRATIONS AND/ OR INSTALLED PRIOR TOCLOSING UP THE WALL - PENETRATION LAYOUT MAY BE OBTAINEDFROM SIGN COMPANYEIFS CLADDING SYSTEM (EX) - BASIS OF DESIGN -´28768/$7,213/860'(,)6µ%<'5<9,76<67(06,1&PROVIDE EIFS HIGH IMPACT MESH ASSEMBLY FOR LOWER µ2):$//$5($6$7*5$'(%$6,62)'(6,*1'5<9,7´67$1'$5'µ0(6+29(5´3$1=(52=µ+,*+,03$&7MESHCOORDINATE FOR MINIMUM EXTERIOR CONTINUOUSINSULATION THICKNESS / R-VALUE REQUIREMENTS INACCORDANCE WITH ADOPTED ENERGY CODE REQUIREMENTSFOR ALL CLADDING AREAS.16REFER TO ARCHITECTURAL FINISHES ANDFIXTURE SPECIFICATIONS FOR EX - NUMBERCOLOR CODING INFORMATION.REFER TO TRU BY HILTON STANDARDS MANUAL ARCHITECTURALFIXTURES AND FINISHES FOR ADDITIONAL INFORMATIONREGARDING EXTERIOR MATERIALS, CONSTRUCTIONREQUIREMENTS AND SIGNAGE REQUIREMENTS.BUILDING HEIGHT DIMENSIONS ARE BASED ON WOOD FRAMECONSTRUCTION. THESE DIMENSIONS WILL VARY BASED ON FINALBUILDING CONSTRUCTION. INTERIOR CEILING HEIGHTS ARECRITICAL TO MAINTAIN AS MINIMUMS.1.2.1718L-19DOWNLIGHT @ FACADE RECESSESL-20IN-GROUND UPLIGHT @ FACADE RECESSESARCHITECTURAL LIGHTING LEGEND:1/8" = 1'-0"16AA5.01LEVE LEVE LEVE LEVE ROOF RIGHT ELEVATION8'-0"BRICK1ST FLBRICK1ST FL2ND FLSTONE3RD FLSTUCCO4TH FLSTUCCOSTUCCOSTUCCOSTUCCO2ND FLSTONESTUCCOSTUCCOSTUCCOSTUCCO10'-5 1/2"11'-5 7/8"6'-0 1/8" 18'-5 7/8"GREYSTONE-GLEN GERYSTONE ACCENT COLORQT OPT 02ROYAL BRIKDALE -ACMEBRICK, ACCENT COLORPAINT SW 7627, WHITEHERONPAINT SW 7627, WHITEHERON1/8" = 1'-0"6EA5.011/8" = 1'-0"16KA5.01891011121314151617187654321LEVEL 01 LEVEL 02 LEVEL 03 LEVEL 04 ROOF FRONT ELEVATION2ND FLSTONE2ND FLSTONE3RD FLSTUCCO4TH FLSTUCCOSTUCCOSTUCCOSTUCCOSTONEBRICKBRICKBRICK1ST FL1ST FL1ST FLBRICK1ST FLSTUCCOSTUCCO3RD FLSTUCCO4TH FLSTUCCOSTUCCO3RD FLSTUCCO4TH FLSTUCCO7'-0"STUCCO11'-5"10'-3 3/4"6'-3 5/8" 16'-4 1/4"GREYSTONE-GLEN GERYSTONE ACCENT COLORQT OPT 02ROYAL BRIKDALE -ACMEBRICK, ACCENT COLORPAINT SW 7627, WHITEHERONPAINT SW 7627, WHITEHERON1/8" = 1'-0"12EA5.01891011121314151617187654321LEVEL 02 LEVEL 03 LEVEL 04 LEVEL 01 ROOF REAR ELEVATIONBRICK1ST FLBRICK1ST FLBRICK1ST FLBRICK1ST FLBRICK1ST FL2ND FLSTONE2ND FLSTONE2ND FLSTONE2ND FLSTONE3RD FLSTUCCO4TH FLSTUCCO3RD FLSTUCCO4TH FLSTUCCO3RD FLSTUCCO4TH FLSTUCCO3RD FLSTUCCO4TH FLSTUCCOSTUCCOSTUCCOSTUCCOSTUCCOSTUCCO3RD FLSTUCCO4TH FLSTUCCOSTUCCO12'-1 3/4"9'-11 1/4"21'-1 1/8"GREYSTONE-GLEN GERYSTONE ACCENT COLORQT OPT 02ROYAL BRIKDALE -ACMEBRICK, ACCENT COLORPAINT SW 7627, WHITEHERONLEV LEV LEV LEV ROO LEFT ELEVATIONBRICK1ST FLBRICK1ST FLBRICK2ND FLSTONE2ND FLSTONE3RD FLSTUCCO4TH FLSTUCCOSTUCCOSTUCCO11'-7 1/2"11'-7 5/8"5'-3 3/8" 19'-3 3/8"GREYSTONE-GLEN GERYSTONE ACCENT COLORQT OPT 02ROYAL BRIKDALE -ACMEBRICK, ACCENT COLORPAINT SW 7627, WHITEHERONPAINT SW 7627, WHITEHERON16K16A6E12EALUX CONSTRUCTION & DEVELOPMENT, LLC 104 105 106 © 14 9/16 [370] 2 1/2 [61] 36 7/8 [937] 19 1/16 [484] 19 37/64 [497] 4 3/4 [123] HINGE LOCATION FOR LID. LID SHOWN DASHED IN OPEN POSITION.ã 120378 107 © SURFACE MOUNT EMBEDDED FREESTANDING 2 1/4 [57] 70 [1778] 14 31/64 [368] 28 9/64 [715] 22 31/64 [571] 30 21/64 [770] 1 [25] 18 [456]ã 120378 108 109 110 111 3' x 7' METAL DOORBRICK TO MATCH BUILDING(OLD HAMPTON SERIES PINE BRICK TO MATCH BUILDINGHALLBROOK BRICKS)(OLD HAMPTON SERIES PINE HALLBROOK BRICKS)BRICK TO MATCH BUILDING(OLD HAMPTON SERIES PINE HALLBROOK BRICKS)ALUX CONSTRUCTION & DEVELOPMENT, LLC 112 1234678910111213141516175LEVEL 0129'-0"Complaint 7'-6"x5'-6" Wheel Chair Elevator 1st Floor PlanScale:1/8"=1'-0"7'x8'-6"Total Storage AreaTotal Hotel Area725 SF13'-10"10'-6"24'-1 3/4"2'-3"1'-10 7/8"5' Wide WalkwayPorch8'x6'12'-10"6'-2 1/2"3'-10 1/8"4'-2 1/4"29'-0"Complaint 7'-6"x5'-6" Wheel Chair Elevator 7'x8'-6"7'x8'-6"1,095 SFTotal Hotel Area10'-5 3/4"13'-10"10'-6"24'-1 3/4"2'-3"1'-10 7/8"Porch8'x6'12'-10"6'-2 1/2"3'-10 1/8"4'-2 1/4"188 SF80'-0"22'-2"57'-10"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"15'-2"4'-5"21'-4"6'-0"21'-4"4'-5"2'-1"GFEDCBA11'-8"1815'-6"1'-10 3/8"GUESTROOM128GUESTROOM126GUESTROOM124GUESTROOM122GUESTROOM120GUESTROOM118GUESTROOM127GUESTROOM129GUESTROOM131GUESTROOM133GUESTROOM125GUESTROOM123GUESTROOM121RM. 120RM. 123RM. 127MECH/ELECTROOM119PABXROOM018LAUNDRYROOM016DRYERROOM020MECH015LINENSTORAGE017GENERALMANAGER024OPENOFFICE023PANTRY025MECHANICAL022ELEVATORLOBBY010GAMEAREA007WATER/ICE009FITNESS008BREAKFAST006DINING005VESTIBULE001LOUNGEAREA002WORKAREA004FRONT DESK003EMPLOYEEBREAK RM014RESTRM A013RESTRM B012STORAGE026STAIR #1150STAIR #2151CORRIDOR021CORRIDOR011GUESTCORRIDOR119FIRE RISERROOM153FOYER152STORAGEAREA154REST RMMEN155REST RMWOMEN15616AA5.01line of canopy above6AA6.124AA6.1116AA4.5116EA6.0116AA4.5116AA4.5616AA4.516EA5.01A5.0116KA4.5116KA4.0216AA4.0116A16JAA4.6216JAA4.6316LAA4.6312EA5.0116AA6.01Canopy SupportCanopy SupportMedicalStretcherComplaint(With AdequateWorking Clearance)ALUX CONSTRUCTION &DEVELOPMENT, LLC113 2ND FLOOR PLANScale: 1/8"=1'-0"LEVEL 0210'-7 1/4"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"2'-1"4'-5"21'-4"6'-0"21'-4"4'-5"11'-8"15'-2"Complaint 7'-6"x5'-6" Wheel Chair Elevator 7'x8'-6"695 SF24'-1 3/4"Complaint 7'-6"x5'-6" Wheel Chair Elevator 7'x8'-6"7'x8'-6"Total Office Area300 SF2'-3"Total Storage Area80'-0"1'-6"1'-6"15'-6"29'-0"1'-10"GUESTROOM228GUESTROOM201GUESTROOM203GUESTROOM205GUESTROOM207GUESTROOM209GUESTROOM211GUESTROOM213GUESTROOM217GUESTROOM219GUESTROOM221GUESTROOM227GUESTROOM225GUESTROOM223GUESTROOM226GUESTROOM224GUESTROOM222GUESTROOM220GUESTROOM218GUESTROOM216GUESTROOM214GUESTROOM212GUESTROOM210GUESTROOM208GUESTROOM206GUESTROOM204GUESTROOM202GUESTROOM200ELEVATORLOBBY230LINENSTORAGE233MICROWAVEWATER/ICE232STAIR #2251STAIR #1250GUESTCORRIDOR231OFFICEAREA252REST RMMEN254REST RMWOMEN255STORAGEAREA254RM. 208RM. 218RM. 220RM. 205GUESTROOM2296AA6.1212346789101112131415161751816EA6.0116AA5.014AA6.1116AA4.5116AA4.0316J/16LBA4.6316LAA4.6310ECDAB A4.6316LAA4.6316CCDAB A4.634CABCD A4.636EA5.01A5.0116KA4.0516AA4.0216AA4.0116A16J/16LBA4.63GFEDCBA1200 SFConference AreaCONFERENCEAREA253MedicalStretcherComplaintALUX CONSTRUCTION &DEVELOPMENT, LLC114 3RD FLOOR PLANScale: 1/8"=1'-0"10'-7 1/4"LEVEL 0311'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"2'-1"4'-5"21'-4"6'-0"21'-4"4'-5"11'-8"15'-2"24'-1 3/4"80'-0"15'-6"29'-0"GUESTROOM328GUESTROOM301GUESTROOM303GUESTROOM305GUESTROOM307GUESTROOM309GUESTROOM311GUESTROOM313GUESTROOM317GUESTROOM319GUESTROOM321GUESTROOM327GUESTROOM325GUESTROOM323GUESTROOM326GUESTROOM324GUESTROOM322GUESTROOM320GUESTROOM318GUESTROOM316GUESTROOM314GUESTROOM312GUESTROOM310GUESTROOM308GUESTROOM306GUESTROOM304GUESTROOM302GUESTROOM300ELEVATORLOBBY230LINENSTORAGE233MICROWAVEWATER/ICE232STAIR #2351STAIR #1350GUESTCORRIDOR231GUESTROOM329RM. 307RM. 328SLOPE SLOPER.D.SLOPEO.D.R.D.SLOPESLOPESLOPESLOPESLOPE6AA6.1216EA6.0116AA5.0116AA4.031234678910111213141516175184AA6.11A5.0116KA4.0516AA4.0216AA4.0116A16CCDAB A4.634CABCD A4.6310ECDAB A4.6316J/16LBA4.6316LAA4.6316LAA4.6316J/16LBA4.636EA5.01GFEDCBAMedicalStretcherComplaintALUX CONSTRUCTION &DEVELOPMENT, LLC115 4TH FLOOR PLANScale: 1/8"=1'-0"10'-7 1/4"LEVEL 0411'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"11'-8"2'-1"4'-5"21'-4"6'-0"21'-4"4'-5"11'-8"15'-2"24'-1 3/4"80'-0"15'-6"29'-0"GUESTROOM428GUESTROOM401GUESTROOM403GUESTROOM405GUESTROOM407GUESTROOM409GUESTROOM411GUESTROOM413GUESTROOM417GUESTROOM419GUESTROOM421GUESTROOM427GUESTROOM425GUESTROOM423GUESTROOM426GUESTROOM424GUESTROOM422GUESTROOM420GUESTROOM418GUESTROOM416GUESTROOM414GUESTROOM412GUESTROOM410GUESTROOM408GUESTROOM406GUESTROOM404GUESTROOM402GUESTROOM400ELEVATORLOBBY230LINENSTORAGE233MICROWAVEWATER/ICE232STAIR #2351STAIR #1350GUESTCORRIDOR231GUESTROOM42910EABCD A4.6316KA5.011234678910111213141516175186AA6.1216EA6.0116AA5.0116AA4.0316EA6.014AA6.11A5.0116KA4.0516AA4.0216AA4.0116A16CCDAB A4.634CABCD A4.6310ECDAB A4.6316J/16LBA4.6316LAA4.6316LAA4.6316J/16LBA4.636EA5.01GFEDCBASLOPE SLOPER.D.SLOPEO.D.R.D.SLOPESLOPESLOPESLOPESLOPEMedicalStretcherComplaintALUX CONSTRUCTION &DEVELOPMENT, LLC116 117 118 119 ITEM #13 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: Special Use Permit–1271-Light Industrial (S-1271-LI) & Industrial Special District Future Land Use Plan Amendment P&Z HEARING DATE: February 19, 2026 C.C. HEARING DATE: March 10, 2026 STAFF REP.: Matthew S. Steer, AICP LOCATION: North side of East Belt Line Road, north of the DART right of way, approximately 1,200 feet west of the City limit line. SIZE OF AREA: 4.47 acres CURRENT ZONING: LI (Light Industrial) REQUEST: A zoning change request to S-1271-LI, a special use permit to allow a concrete batch plant for a duration of 5 years and an amendment to the future land use map from Urban Residential Neighborhood to Industrial Special District. APPLICANT: Estrada Ready Mix Concrete, LLC Phil Flink & Steve Maglisceau HISTORY: In 2011, this property was shown in the 2030 Coppell Comprehensive Master Plan as Urban Residential Neighborhood. HISTORIC COMMENT: This property has no noted historical significance. TRANSPORTATION: East Belt Line Road is a six-lane divided thoroughfare, built within 130 feet of right- of-way. The DART railroad is contained within 100 feet of right-of-way. SURROUNDING LAND USE & ZONING: North- Riverchase golf course; Planned Development-230-Office South – Railroad; Light Industrial East – Salvage yard; Light Industrial West – Salvage yard and material storage; Light Industrial COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, indicates this area suitable for Urban Residential Neighborhood. Allowable uses include townhomes, apartment/condominium buildings, small-lot single-family attached and detached dwellings and ancillary, and small-scale commercial uses that serve the residents of the neighborhood. 122 ITEM #13 Page 2 of 3 DISCUSSION: This is a two part request. Part one is to approve the Special Use Permit (SUP) request to allow for a concrete batch plant. The second part is to amend the future land use plan to allow for Industrial Special District in lieu of the current Urban Residential Neighborhood designation. This is a special use permit request to allow a concrete batch plant for a duration of five years. Special Use Permits (SUPs) are required for a batch plant that is planned to operate for more than 6 months, which is what is being requested. The Light Industrial Zoning District is the highest as it relates to the intensity of land uses allowed in Coppell. Even within that district, certain uses require a Special Use Permit. The SUP gives Council discretion on whether to allow certain uses in specific areas. As submitted, the proposed Site Plan, Tree Survey, Landscape Plan and Elevations are incomplete and do not comply with the Zoning Ordinance. The Site Plan does not have the 24’ fire lane easement shown. The Landscape Plan and Tree Survey are not signed/sealed by a Landscape Architect and do not correctly identify the trees and shrubs being planted. The shrubs should be planted around all vehicular use areas. The elevations/details do not include a screening wall for the material storage area, nor is one shown on the site plan. The property does not comply with the Subdivision Ordinance which requires all properties to have public road frontage and have utilities. It appears this property has been bought and sold without being platted which should not have happened. Prior to any permit being issued for this property, a plat will be required. Staff recommended the applicant bring a plat concurrent with the request in order to resolve the deficiencies. The plat proposal was withdrawn after it was determined that there was not going to be sufficient time to prepare it for the Planning and Zoning Commission package. Staff did not receive a preliminary drainage plan until February 12th. The submittal was incomplete at that time preliminary utility and drainage plan should have been submitted on January 21st. The survey of offsite easement that was requested is inadequate. It shows the access easement overlayed on a base aerial image that is not appropriate to make a determination of true boundaries of the infrastructure. Staff is recommending the SUP and the proposed future land use plan amendment from Urban Residential Neighborhood to Industrial Special District be denied. Staff’s recommendation of denial is based not only on this being an incomplete submittal that the applicant insisted be brought before the Planning and Zoning Commission despite adequate staff review time, but also because this proposal does not align with the long-term goals of the Community. The high intensity of the use does not match the 2030 Coppell Comprehensive Master Plan that calls for redevelopment of the area to Urban Residential Neighborhood. The Riverchase golf course directly abuts this site, and The Oaks Riverchase Apartments are within 1,000 feet. Seeing this area be redeveloped with compatible uses, as outlined in the Urban Residential Neighborhood Future Land Use, was the vision that was established in the 2030 Comprehensive Plan. 123 ITEM #13 Page 3 of 3 RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending DENIAL of an amendment to the future land use map as well as the proposed rezoning request to Special Use Permit-1271-Light Industrial. If the Commission recommends approval, the following conditions are recommended: 1. The property be platted and waiver to the public road frontage and utility requirement of the Subdivision Ordinance be obtained. 2. A 24’ fire lane/mutual access easement be obtained and constructed across the neighboring properties giving proper access to a public road. 3. Due to the drastic changes in the proposal since the original resubmittal, Staff has not had time to adequately review the plans; therefore, any significant change will require an amendment to the Special Use Permit. 4. Any work within the floodplain limits would need to comply with the relevant floodplain management requirement. 5. There may be additional comments at time of Building Permit and Detail Engineering review. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. Take under advisement for reconsideration at a later date ATTACHMENTS: 1. Site Plan 2. Landscape Plan 3. Tree Survey 4. Elevations 5. 20’ Access Easement 6. Access Easement Exhibit 7. Preliminary Drainage Plan 124 © 2026 Microsoft Corporation © 2026 Maxar ©CNES (2026) Distribution Airbus DS © 2026 TMAP MOBILITY Earthstar Geographics SIO N SITE PLAN SP1.0 N PROJECT LOCATION PROJ. MGR.: DRAWN BY: DATE: SHEET PROJ. ASSOC.:DATEREVISIONSDRAWN BY1760 EAST BELT LINE ROADESTRADA CONCRETETM414 Union St, Suite 1911, Nashville, TN, 37201. PH:615.608.6301 manhard.comCivil Engineers | Surveyors | Water Resource Engineers | Water & Waste Water EngineersConstruction Managers | Environmental Scientists | Landscape Architects | PlannersTennessee Board of Professional Engineers & Land Surveyors Reg. No. F-10667125 N LANDSCAPE PLANLP-1 N PROJ. MGR.: DRAWN BY: DATE: SHEET PROJ. ASSOC.:DATEREVISIONSDRAWN BY1760 EAST BELT LINE ROADESTRADA CONCRETETM414 Union St, Suite 1911, Nashville, TN, 37201. PH:615.608.6301 manhard.comCivil Engineers | Surveyors | Water Resource Engineers | Water & Waste Water EngineersConstruction Managers | Environmental Scientists | Landscape Architects | PlannersTennessee Board of Professional Engineers & Land Surveyors Reg. No. F-10667PROJECT LOCATION ’ -- 126 N TREE PRESERVATION PLANTP-1 N PROJ. MGR.: DRAWN BY: DATE: SHEET PROJ. ASSOC.:DATEREVISIONSDRAWN BY1760 EAST BELT LINE ROADESTRADA CONCRETETM414 Union St, Suite 1911, Nashville, TN, 37201. PH:615.608.6301 manhard.comCivil Engineers | Surveyors | Water Resource Engineers | Water & Waste Water EngineersConstruction Managers | Environmental Scientists | Landscape Architects | PlannersTennessee Board of Professional Engineers & Land Surveyors Reg. No. F-10667PROJECT LOCATION –’ ” 127 STRUCTURE ELEVATIONSSP1.2 PROJ. MGR.: DRAWN BY: DATE: SHEET PROJ. ASSOC.:DATEREVISIONSDRAWN BY1760 EAST BELT LINE ROADESTRADA CONCRETETM414 Union St, Suite 1911, Nashville, TN, 37201. PH:615.608.6301 manhard.comCivil Engineers | Surveyors | Water Resource Engineers | Water & Waste Water EngineersConstruction Managers | Environmental Scientists | Landscape Architects | PlannersTennessee Board of Professional Engineers & Land Surveyors Reg. No. F-10667NTS NTS NTS NTSEXTERIOR & INTERIOR: ALUMINUM OR WOOD SIDING PANELED WALLS 128 STRUCTURE ELEVATIONSSP1.3 PROJ. MGR.: DRAWN BY: DATE: SHEET PROJ. ASSOC.:DATEREVISIONSDRAWN BY1760 EAST BELT LINE ROADESTRADA CONCRETETM414 Union St, Suite 1911, Nashville, TN, 37201. PH:615.608.6301 manhard.comCivil Engineers | Surveyors | Water Resource Engineers | Water & Waste Water EngineersConstruction Managers | Environmental Scientists | Landscape Architects | PlannersTennessee Board of Professional Engineers & Land Surveyors Reg. No. F-10667NTS NTS - - - - “ ” - STORAGE WATER TANK (N.T.S.) PORTABLE RESTROOM (N.T.S.) 129 Provide an survey exhibit that shows the location of this easement relative to this property and where it connects into the public right-of-way. 130 131 132 133 134 135 136 N ACCESS EASEMENT EXHIBITSP1.1 PROJ. MGR.: DRAWN BY: DATE: SHEET PROJ. ASSOC.:DATEREVISIONSDRAWN BY1760 EAST BELT LINE ROADESTRADA CONCRETETM414 Union St, Suite 1911, Nashville, TN, 37201. PH:615.608.6301 manhard.comCivil Engineers | Surveyors | Water Resource Engineers | Water & Waste Water EngineersConstruction Managers | Environmental Scientists | Landscape Architects | PlannersTennessee Board of Professional Engineers & Land Surveyors Reg. No. F-10667137 N PRELIMINARY DRAINAGE PLANSP1.4 PROJ. MGR.: DRAWN BY: DATE: SHEET PROJ. ASSOC.:DATEREVISIONSDRAWN BY1760 EAST BELT LINE ROADESTRADA CONCRETETM414 Union St, Suite 1911, Nashville, TN, 37201. PH:615.608.6301 manhard.comCivil Engineers | Surveyors | Water Resource Engineers | Water & Waste Water EngineersConstruction Managers | Environmental Scientists | Landscape Architects | PlannersTennessee Board of Professional Engineers & Land Surveyors Reg. No. F-10667138