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2019-169 Rayzor Ranch Site PlansDate: August 23, 2019 Report No. 2019-169 INFORMAL STAFF REPORT TO MAYOR AND CITY COUNCIL SUBJECT: Follow-up information regarding the site plans approved for the Rayzor Ranch Town Center DISCUSSION: This report provides information on the Rayzor Ranch Town Center marketing concept plan changes, site plans, general concept plan, and overlay district. Following the sale of the Rayzor Ranch Town Center and assignment of Phase II rights, title, interest and obligations by RED Development to RR Town Center Associates, LLC (“Fidelis”) in March 2019, staff was asked to address what RED Development proposed, what Fidelis envisions, and what is required by City code and development agreements. As noted in the August 13 City Council meeting, the concept plans and marketing for the development have changed over time as different developers have acquired the property and worked on the project. The majority of the development has occurred under RED Development, with Fidelis now being the primary developer. In the original Economic Development Agreement (Ord. No 2007-113), the infrastructure depicted in the agreement included an inward facing development and a requirement that the developer build an “attractive retail environment consistent with other first class retail centers in the Dallas-Fort Worth area.” The depiction of the development and the descriptions of the required public infrastructure were changed in the First Amendment to that agreement (Ord. No. 2009-064). However, the original agreement and subsequent amendment were superseded by Ordinance No. 2010-142 on June 15, 2010, which established a new Economic Development Agreement. In that Agreement, the development requirements were changed to include that the retail improvements only need comply with the Rayzor Ranch Architectural Guidelines, which are included in the Overlay District. The development standards and Overlay District were amended on the same day by Ord. No 2010-158, and under which an overall site plan was not required. Instead, individual site plans were required for each phase. Exhibit 1 provides a map of the tenants at the Town Center when RED Development was the developer and Exhibit 2 provides the tenants at the Town Center under Fidelis. The prior Town Center concept plan included an elliptical inward facing street shop/mall concept in the core of the Town Center, however the current developer has a different goal and vision for the project. In addition, the new developer is not required under the existing Economic Development Agreement or the Overlay District to comply with the concept plan from the previous developer. Richard Coe with Fidelis provided background on key components necessary for success in the retail industry: visibility, access, parking and signage (VAPS). The previous elliptical inward facing concept negatively impacts all of VAPS. Dillard’s would have been an anchor to this interior mall concept, but Dillard’s chose to remain at their current location in Golden Triangle Mall. Mr. Date: August 23, 2019 Report No. 2019-169 Coe stated that a number of developments have been struggling with this inward facing model across the Metroplex. The developer provided only one example of a successful inward facing development, Highland Park Village, but noted that they have very different demographics than other developments. Additionally, the developer stated that they do not have plans to ask for changes to the overlay at this time. According to the Development Services Department, the detailed marketing overall site plan prepared by RED (Exhibit 1) was not part of the Overlay District nor was it formally approved by the department. A mark-up of the RED marketing site plan, which shows where the City has approved site plans for the Town Center is provided in Exhibit 3. A list of the approved Site Plans for the Town Center area of the south campus is also included below and provided under Exhibit 3. ADP14-0004 (Lot 4R Multi-tenant) ADP14-0010 (Chili’s) SP15-0001 (WinCo) SP15-0002 (Raising Cane’s) SP15-0004 (Shops B – by Winco) SP15-0008 (Convention Center and Embassy Suites) SP16-0002 (Multi-family west of Heritage Trail) SP16-0016 (Rooms to Go) SP16-0022 (Alamo Drafthouse) SP17-0040 (Cheddars) SP17-0051 (Andy B) SP17-0053 (Lot 6 & 7 Multi-tenant - where Zoe’s is) SP18-0001 (Medical Office Building along Panhandle) SP18-0018 (IHOP) SP18-0028 (Chase Bank) STAFF CONTACT: Jessica Rogers Director of Economic Development (940) 349-7531 Jessica.Rogers@cityofdenton.com Erica Sullivan Economic Development Analyst (940) 349-7731 Erica.Sullivan@cityofdenton.com Hayley Zagurski Senior Planner (940) 349-7785 Hayley.Zagurski@cityofdenton.com Date: August 23, 2019 Report No. 2019-169 REQUESTOR: (List Council Member Name/Board, Commission or Committee/Staff Initiated) Council Member Hudspeth (during City Council work session) PARTICIPATING DEPARTMENTS: Economic Development Development Services Legal STAFF TIME TO COMPLETE REPORT: (Estimated amount of cumulative staff time to complete the report and associated analysis) 5 hours 12,640 SF 12,640 SFUS Hwy 380 / University Dr (19,968 vpd)Interstate 3 5 (93,986 vpd ) Heritage Trail Pan handle Street NOT A PART NOT A PART MULTI-FAMILY300 UNITS NOT A PART NOT A PART NOT A PART NOT A PART NOT A PART NOT A PART FUTUREDEVELOPMENT 1,400 SF 1 23 4 5 6 7 8 8,800 SF 109 11 13 15 14 12 20 19 18 17 16 21 25 23 22 24 26 32 31 30 29 28 27 35 36 38 37 NOT A PART 6,000 SF 5,800 SF 42 41 40 3334 5,800 SF 16,000 SF 5,800 SF 25,607 SF 10,000 SF 10,000 SF 15,023 SF 30,000 SF 5,000 SF 21,345 SF 47,710 SF 5,000 SF 7,800 SF 5,900 SF 7,000 SF 1,501 SF FUTUREDEVELOPMENT FUTUREDEVELOPMENT 6,000 SF 39 RAYZOR RANCH TOWN CENTER ¡ SITE PLAN GREAT 16,320 SF SPACE AVAILABLE NEAR MAJOR MALL ENTRANCESEE NEXT PAGE FOR TENANT DETAILS AVAILABLE LEASE PENDING EXECUTED 5207 MCKINNEY AVENUE ¡ SUITE 22 ¡ DALLAS, TEXAS 75205 214.953.1400 ¡ www.frpltd.com FID ELIS R e alt y P a r t n ers 12,640 SF 12,640 SFUS Hwy 380 / University Dr (19,968 vpd)Interstate 35 (93,986 vpd ) Heritage Trail P an handle Street NOT A PART NOT A PART MULTI-FAMILY300 UNITS NOT A PART NOT A PART NOT A PART NOT A PART NOT A PART NOT A PART FUTUREDEVELOPMENT 1,400 SF 1 2 3 4 5 6 7 8 8,800 SF 10 9 11 13 15 14 12 20 19 18 17 16 21 25 23 22 24 26 32 31 30 29 28 27 35 36 38 37 NOT A PART 6,000 SF 5,800 SF 42 41 40 3334 5,800 SF 16,000 SF 5,800 SF 25,607 SF 10,000 SF 10,000 SF 15,023 SF 30,000 SF 5,000 SF 21,345 SF 47,710 SF 5,000 SF 7,800 SF 5,900 SF 7,000 SF 1,501 SF FUTUREDEVELOPMENT FUTUREDEVELOPMENT 6,000 SF 39 1. Cotton Patch (2505 W University Dr #1001) 4,500 2. AVAILABLE (2505 W University Dr #1010) 1,400 3. My Eyelab (2505 W University Dr #1015) 2,800 4. Zoe’s Kitchen (2515 W University #1017) 2,820 5. Massage Envy (2515 W University #1023) 3,200 6. Sprint (2515 W University #1029) 2,820 7. Raising Cane’s (2705 W University Dr) 3,575 8. AVAILABLE 8,800 9. Chipotle (2735 W University Dr #1051) 2,200 10. Firehouse Subs (2735 W University Dr #1059) 1,807 11. Kung Fu Tea (2735 W University Dr #1061) 1,502 12. Great Clips (2735 W University Dr #1065) 1,068 13. Brain Balance (2735 W University Dr #1075) 2,560 14. Luxe Nail Salon (2735 W University Dr #1085) 2,450 15. Select Comfort (2735 W University Dr #1095) 2,500 16. AVAILABLE 6,000 17. AVAILABLE 5,800 18. Chili’s (2825 W University Dr) 6,088 19. AVAILABLE 5,800 20. AVAILABLE 16,000 21. AVAILABLE 12,640 22. AVAILABLE 12,640 23. AVAILABLE 5,800 24. AVAILABLE 25,607 25. AVAILABLE 10,000 26. AVAILABLE 10,000 27. AVAILABLE 15,023 28. AVAILABLE 30,000 29. AVAILABLE 5,000 30. AVAILABLE 21,345 31. AVAILABLE 47,710 32. Growler Bar (2655 W University DR) 2,210 33 AVAILABLE (2655 W University Dr) 1,501 34. Taqueria Monterrey (2655 W University Dr) 3,000 35. WinCo Foods (2645 W University Dr) 85,931 36. Alamo Drafthouse Cinema (3220 Town Center Tr) 41,110 37. Cheddars Scratch Kitchen 7,500 38. AVAILABLE 5,000 39. AVAILABLE 6,000 40. AVAILABLE 7,800 41. AVAILABLE 5,900 42. AVAILABLE 7,000 TOTAL GLA 452,407 RAYZOR RANCH TOWN CENTER ¡ SITE PLAN SE CORNER OF I-35 @ HIGHWAY 380 ¡ DENTON, TX 76201 # TENANT (ADDRESS) SQUARE FEET # TENANT (ADDRESS) SQUARE FEET AVAILABLE LEASE PENDING EXECUTED 4Exhibit 3 - Site Plan EX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-WEX-WEX-WEX-WEX-WEX-WEX-WEX-WEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-WEX-WEX-WEX-WEX-WEX-WEX-WEX-WGASGASGASGASGASGASGASGASTTTTTTTTVANGASGASGASGASGASGASGASGASTTTTTTTT102EX-WEX-WEX-WEX-WEX-WEX-WEX-WEX-WEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-WEX-WEX-WEX-WEX-WEX-WEX-WEX-WVAN OVERALL PROJECTSITE LOCATION MAPLEGENDOWNERSHIP DATA www.olssonassociates.comTEL 602.748.1000FAX 602.748.10017250 N 16th Street, Ste. 210Phoenix, AZ 85020XX10/21/144 CONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKHARDSCAPE LEGENDACCENT FINISH 1ACCENT FINISH 2LIGHT BROOM FINISHVAN14,190 S.F.RETAILREST.REST.RETAILRETAILVACANT1452891067991016'-11"16'-0"PLANTERBIKE RACKPLANTERBENCHBENCHENHANCED CONCRETE427LOT 122.51 AC.102RED DEVELOPMENTSCALE:JOB#:120581"=40'-0"Hardscape Site PlanNORTHRayzor Ranch Town Center - Pad 12Denton, TexasDATE:10-31-2014 OVERALL PROJECTSITE LOCATION MAPOWNERSHIP DATA www.olssonassociates.comTEL 602.748.1000FAX 602.748.10017250 N 16th Street, Ste. 210Phoenix, AZ 8502010/21/144 66 71 1.51 AC.1.72 AC.1.33 AC.1.97 AC.1.51 AC.1.23 AC.2.51 AC.0.25 AC.Lot 8Lot 9Lot 133.40 AC.TREESQTYCOMMON NAMEBOTANICAL NAMECAL.CONT.HEIGHTSPREAD9 CEDAR ELM ULMUS CRASSIFOLIA 3" 65 GAL 10`-12` 5`-7`3 MEXICAN SYCAMORE PLATANUS MEXICANA 3" 65 GAL 10`-12` 5`-7`12 SHUMARD RED OAK QUERCUS SHUMARDII 3" 65 GAL 10`-12` 5`-7`6 SOUTHERN LIVE OAK QUERCUS VIRGINIANA 3" 65 GAL 10`-12` 5`-7`SHRUBSQTYCOMMON NAMEBOTANICAL NAMECONT.HEIGHTSPREADSPACING40 AUTUMN SAGE SALVIA GREGGII 5 GAL 24" - 36" 24"- 36"AS SHOW15DWARF WAX MYRTLE MYRICA CERIFERA `DON`S DWARF`5 GAL24" - 36" 24"- 36"AS SHOW21DWARF YAUPONILEX VOMITORIA `NANA`5 GAL24"-26" 24"- 36"AS SHOW18FOSTER`S HOLLYILEX X ATTENUATA `FOSTERI`10 GAL 5` 3` - 4`AS SHOW50GULF COAST MUHLY MUHLENBERGIA CAPILLARIS `GULF COAST` 5 GAL24" - 36" 24"- 36"AS SHOW12KNOCK OUT ROSEROSA SHRUB `KNOCK OUT`3 GAL8"-10" 8"-10"AS SHOW21MEXICAN FEATHERGRASS NASSELLA TENUISSIMA `PONY TAILS`5 GAL24" - 36" 24"- 36"AS SHOW50RED YUCCAHESPERALOE PARVIFLORA3 GAL12"-18" 10"-12"41TEXAS SAGELEUCOPHYLLUM FRUTESCENS `DESPERADO` 5 GAL3`-5` 3`-5`AS SHOWGROUND COVERSQTYCOMMON NAMEBOTANICAL NAMECONT.HEIGHTSPREADSPACINGBERMUDA GRASS CYNODON DACTYLON HYDROMULCH NA NA NABERMUDA OUTLOTS BERMUDA GRASS OUTLOTSHYDROMULCH NA NA NAPLANT SCHEDULE AREA AWESTUNIVERSITYDRIVE/U.S.380FUTURELOT8FUTURELOT18FUTURELOT9FUTURELOT10FUTURELOT11EX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSUTURELOT7FILENAME: LANDSCAPE PLAN.dwgPLOTTED BY: Martin, MichaelPLOTTED ON: Tuesday, October 21, 2014PLOTTED AT: 2:49:16 PMPLOTTED WITH: NoneFULL PATH: G:\Production\000000\B000056.001\Design\Drawings\Plot Sheets\Phase I G:\Production\000000\B000056.001\Design\Drawings\Plot Sheets\Phase I\LANDSCAPE PLAN1204 W. University Drive Suite 311 Denton, Texas 76201Tel: 817.335.1121 Fax: 817.335.7437(TX REG. F-10193781)PRELIMINARY - FOR REVIEW ONLYTHESE DOCUMENTS ARE FOR DESIGN REVIEWONLY AND NOT INTENDED FOR THE PURPOSES OFCONSTRUCTION, BIDDING OR PERMIT. THEY WEREPREPARED BY, OR UNDER THE SPERVISION OF:Michael G. MartinL.A.#283610/21/14GRAPHIC SCALE IN FEET015 306030MATCHLINE AREA BAREA MAPWEST UNIVERSUTY DRIVE / US 380PROPOSEDHERITAGETRAILNTSAREA AAREA BAREA CExhibit 4Landscape Plan VANWESTUNIVERSITYDRIVE/U.S.380FUTURELOT16FUTURELOT13LOT12PAD96,859SF.EX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX66 71 1.51 AC.1.72 AC.1.33 AC.1.97 AC.1.51 AC.1.23 AC.2.51 AC.0.25 AC.Lot 8Lot 9Lot 133.40 AC.TREESQTYCOMMON NAMEBOTANICAL NAMECAL.CONT.HEIGHTSPREAD9 CEDAR ELM ULMUS CRASSIFOLIA 3" 65 GAL 10`-12` 5`-7`1 CRAPE MYRTLE `NATCHEZ` LAGERSTROEMIA X `NATCHEZ` 3" MULTI-TRUNK 45 GAL. 7`-9` 4`-6`3 DESERT WILLOW CHILOPSIS LINEARIS 2-3", MULTI-TRUNK 65 GAL 8`-10` 5`-7`2 MEXICAN SYCAMORE PLATANUS MEXICANA 3" 65 GAL 10`-12` 5`-7`13 SHUMARD RED OAK QUERCUS SHUMARDII 3" 65 GAL 10`-12` 5`-7`11 SOUTHERN LIVE OAK QUERCUS VIRGINIANA 3" 65 GAL 10`-12` 5`-7`SHRUBSQTYCOMMON NAMEBOTANICAL NAMECONT.HEIGHTSPREADSPACING44 AUTUMN SAGE SALVIA GREGGII 5 GAL 24" - 36" 24"- 36"AS SHOW22 DWARF WAX MYRTLE MYRICA CERIFERA `DON`S DWARF`5 GAL24" - 36" 24"- 36"AS SHOW78 DWARF YAUPONILEX VOMITORIA `NANA`5 GAL24"-26" 24"- 36"AS SHOW26 FOSTER`S HOLLYILEX X ATTENUATA `FOSTERI`10 GAL5` 3` - 4`AS SHOW13 GULF COAST MUHLY MUHLENBERGIA CAPILLARIS `GULF COAST` 5 GAL24" - 36" 24"- 36"AS SHOW19 KNOCK OUT ROSEROSA SHRUB `KNOCK OUT`3 GAL8"-10" 8"-10"AS SHOW88 LANTANALANTANA CAMARA5 GAL24" - 36" 24"- 36"AS SHOW77 MEXICAN FEATHERGRASS NASSELLA TENUISSIMA `PONY TAILS`5 GAL24" - 36" 24"- 36"AS SHOW146 RED YUCCAHESPERALOE PARVIFLORA3 GAL12"-18" 10"-12"39 TEXAS SAGELEUCOPHYLLUM FRUTESCENS `DESPERADO` 5 GAL3`-5` 3`-5`AS SHOWGROUND COVERSQTYCOMMON NAMEBOTANICAL NAMECONT.HEIGHTSPREADSPACINGBERMUDA GRASS CYNODON DACTYLON HYDROMULCH NA NA NABERMUDA OUTLOTS BERMUDA GRASS OUTLOTSHYDROMULCH NA NA NADEOMPOSED GRANITE DECOMPOSED GRANITENAPLANT SCHEDULE AREA BTREESQTYCOMMON NAMEBOTANICAL NAMECAL.CONT.HEIGHTSPREAD4 CEDAR ELM ULMUS CRASSIFOLIA 3" 65 GAL 10`-12` 5`-7`1 CRAPE MYRTLE `NATCHEZ` LAGERSTROEMIA X `NATCHEZ` 3" MULTI-TRUNK 45 GAL. 7`-9` 4`-6`3 DESERT WILLOW CHILOPSIS LINEARIS 2-3", MULTI-TRUNK 65 GAL 8`-10` 5`-7`13 SHUMARD RED OAK QUERCUS SHUMARDII 3" 65 GAL 10`-12` 5`-7`11 SOUTHERN LIVE OAK QUERCUS VIRGINIANA 3" 65 GAL 10`-12` 5`-7`SHRUBSQTYCOMMON NAMEBOTANICAL NAMECONT.HEIGHTSPREADSPACING28 AUTUMN SAGE SALVIA GREGGII 5 GAL 24" - 36" 24"- 36"AS SHOWN13 DWARF WAX MYRTLE MYRICA CERIFERA `DON`S DWARF`5 GAL24" - 36" 24"- 36"AS SHOWN14 DWARF YAUPONILEX VOMITORIA `NANA`5 GAL24"-26" 24"- 36"AS SHOWN19 FOSTER`S HOLLYILEX X ATTENUATA `FOSTERI`10 GAL5` 3` - 4`AS SHOWN13 GULF COAST MUHLY MUHLENBERGIA CAPILLARIS `GULF COAST` 5 GAL24" - 36" 24"- 36"AS SHOWN11 KNOCK OUT ROSEROSA SHRUB `KNOCK OUT`3 GAL8"-10" 8"-10"AS SHOWN65 MEXICAN FEATHERGRASS NASSELLA TENUISSIMA `PONY TAILS`5 GAL24" - 36" 24"- 36"AS SHOWN21 RED YUCCAHESPERALOE PARVIFLORA3 GAL12"-18" 10"-12"24 TEXAS SAGELEUCOPHYLLUM FRUTESCENS `DESPERADO` 5 GAL3`-5` 3`-5`AS SHOWNGROUND COVERSQTYCOMMON NAMEBOTANICAL NAMECONT.HEIGHTSPREADSPACINGBERMUDA GRASS CYNODON DACTYLON HYDROMULCH NA NA NAPLANT SCHEDULE LOT 12FILENAME: LANDSCAPE PLAN.dwgPLOTTED BY: Martin, MichaelPLOTTED ON: Tuesday, October 21, 2014PLOTTED AT: 4:12:17 PMPLOTTED WITH: NoneFULL PATH: G:\Production\000000\B000056.001\Design\Drawings\Plot Sheets\Phase I G:\Production\000000\B000056.001\Design\Drawings\Plot Sheets\Phase I\LANDSCAPE PLAN1204 W. University Drive Suite 311 Denton, Texas 76201Tel: 817.335.1121 Fax: 817.335.7437(TX REG. F-10193781)PRELIMINARY - FOR REVIEW ONLYTHESE DOCUMENTS ARE FOR DESIGN REVIEWONLY AND NOT INTENDED FOR THE PURPOSES OFCONSTRUCTION, BIDDING OR PERMIT. THEY WEREPREPARED BY, OR UNDER THE SPERVISION OF:Michael G. MartinL.A.#283610/21/14GRAPHIC SCALE IN FEET015 306030MATCHLINE AREA CAREA MAPWEST UNIVERSUTY DRIVE / US 380PROPOSEDHERITAGETRAILNTSAREA AAREA CAREA BMATCHLINE AREA A 66 71 WESTUNIVERSITYDRIVE/U.S.380PROPOSED HERITAGETRAILFUTURELOT14FUTURELOT15EX-SSEX-SSEX-SSEX-SSEX-SSEX-SSEX-SSFUTURELOT1366 71 1.51 AC.1.72 AC.1.33 AC.1.97 AC.1.51 AC.1.23 AC.2.51 AC.0.25 AC.Lot 8Lot 9Lot 133.40 AC.TREESQTYCOMMON NAMEBOTANICAL NAMECAL.CONT.HEIGHTSPREAD8 CEDAR ELM ULMUS CRASSIFOLIA 3" 65 GAL 10`-12` 5`-7`5 CRAPE MYRTLE `NATCHEZ` LAGERSTROEMIA X `NATCHEZ` 3" MULTI-TRUNK 45 GAL. 7`-9` 4`-6`3 MEXICAN SYCAMORE PLATANUS MEXICANA 3" 65 GAL 10`-12` 5`-7`3 SHUMARD RED OAK QUERCUS SHUMARDII 3" 65 GAL 10`-12` 5`-7`5 SOUTHERN LIVE OAK QUERCUS VIRGINIANA 3" 65 GAL 10`-12` 5`-7`SHRUBSQTYCOMMON NAMEBOTANICAL NAMECONT.HEIGHTSPREADSPACING18 AUTUMN SAGE SALVIA GREGGII 5 GAL 24" - 36" 24"- 36"AS SHOWN74DWARF WAX MYRTLE MYRICA CERIFERA `DON`S DWARF`5 GAL24" - 36" 24"- 36"AS SHOWN11DWARF YAUPONILEX VOMITORIA `NANA`5 GAL24"-26" 24"- 36"AS SHOWN18FOSTER`S HOLLYILEX X ATTENUATA `FOSTERI`10 GAL5` 3` - 4`AS SHOWN73GULF COAST MUHLY MUHLENBERGIA CAPILLARIS `GULF COAST` 5 GAL24" - 36" 24"- 36"AS SHOWN57INDIAN HAWTHORNRHAPHIOLEPIS INDICA `BALERINA`5 GAL24" - 36" 24"- 36"AS SHOWN9KNOCK OUT ROSEROSA SHRUB `KNOCK OUT`3 GAL8"-10" 8"-10"AS SHOWN70MEXICAN FEATHERGRASS NASSELLA TENUISSIMA `PONY TAILS`5 GAL24" - 36" 24"- 36"AS SHOWN117 RED YUCCAHESPERALOE PARVIFLORA3 GAL12"-18" 10"-12"49TEXAS SAGELEUCOPHYLLUM FRUTESCENS `DESPERADO` 5 GAL3`-5` 3`-5`AS SHOWNGROUND COVERSQTYCOMMON NAMEBOTANICAL NAMECONT.HEIGHTSPREADSPACINGBERMUDA GRASS CYNODON DACTYLON HYDROMULCH NA NA NABERMUDA OUTLOTS BERMUDA GRASS OUTLOTS HYDROMULCH NA NA NAPLANT SCHEDULE AREA CFILENAME: LANDSCAPE PLAN.dwgPLOTTED BY: Martin, MichaelPLOTTED ON: Tuesday, October 21, 2014PLOTTED AT: 3:08:53 PMPLOTTED WITH: NoneFULL PATH: G:\Production\000000\B000056.001\Design\Drawings\Plot Sheets\Phase I G:\Production\000000\B000056.001\Design\Drawings\Plot Sheets\Phase I\LANDSCAPE PLAN1204 W. University Drive Suite 311 Denton, Texas 76201Tel: 817.335.1121 Fax: 817.335.7437(TX REG. F-10193781)PRELIMINARY - FOR REVIEW ONLYTHESE DOCUMENTS ARE FOR DESIGN REVIEWONLY AND NOT INTENDED FOR THE PURPOSES OFCONSTRUCTION, BIDDING OR PERMIT. THEY WEREPREPARED BY, OR UNDER THE SPERVISION OF:Michael G. MartinL.A.#283610/21/14GRAPHIC SCALE IN FEET015 306030MATCHLINE AREA BAREA MAPWEST UNIVERSUTY DRIVE / US 380PROPOSEDHERITAGETRAILNTSAREA AAREA BAREA C FILENAME: LANDSCAPE NOTES & DETAILS.dwgPLOTTED BY: Dyson, TannerPLOTTED ON: Wednesday, August 06, 2014PLOTTED AT: 12:36:52 PMPLOTTED WITH: NoneFULL PATH: \\dai.local\file System\Production\000000\B000056.001\Design\Drawings\Plot Sheets\Phase I \\dai.local\file System\Production\000000\B000056.001\Design\Drawings\Plot Sheets\Phase I\LANDSCAPE NOTES & DETAILS1204 W. University Drive Suite 311 Denton, Texas76201Tel: 817.335.1121 Fax:817.335.7437(TX REG. F-10193781)PRELIMINARY - FOR REVIEW ONLYTHESE DOCUMENTS ARE FOR DESIGN REVIEWONLY AND NOT INTENDED FOR THE PURPOSES OFCONSTRUCTION, BIDDING OR PERMIT. THEY WEREPREPARED BY, OR UNDER THE SPERVISION OF:Michael G. MartinL.A.#283606/1 /14TREE STAKE SOLUTIONSwww.treestakesolutions.com281.723.9081Tree Stake Solution Notes:30 BG-NS#4 RE-BAR13" DIAMETER SINGLE ROOTBALL ANCHORRING TO ACCOMMODATE 22" ROOTBALL6" U BRACKET(3) SEPARATE 36" NAIL STAKES WITH ANGLEDTIP AT BOTTOM FOR EASY INSTALL45 BG-NS#4 RE-BAR15" & 18" DIAMETER DOUBLE ROOTBALLANCHOR RING TO ACCOMMODATE 27"ROOTBALL6" U BRACKET(3) SEPARATE 36" NAIL STAKES WITH ANGLEDTIP AT BOTTOM FOR EASY INSTALL65 BG-NS#4 RE-BARROOTBALL ANCHOR RINGS18" & 21" DIAMETER DOUBLE ROOTBALLANCHOR RING TO ACCOMMODATE 30"ROOTBALL6" U BRACKET(3) SEPARATE 36" NAIL STAKES WITH ANGLEDTIP AT BOTTOM FOR EASY INSTALL100 BG-NS#4 RE-BAR21" & 24" DIAMETER DOUBLE ROOTBALLANCHOR RING TO ACCOMMODATE 36"ROOTBALL6" U BRACKET(3) SEPARATE 36" NAIL STAKES WITH ANGLEDTIP AT BOTTOM FOR EASY INSTALLSINGLE ROOTBALLANCHOR RING'U' BRACKET30"-36" NAIL STAKEACCOMODATE ROOTBALLAND PENETRATEUNDISTURBED GROUNDSTANDARD 1" LONG CLEATANGLED INSIDE CENTER OF LEGDOUBLE ROOTBALLANCHOR RING'U' BRACKET30"-36" NAIL STAKEACCOMODATE ROOTBALLAND PENETRATEUNDISTURBED GROUND'SAFETY STAKE'BELOW GROUND MODELALARGE TREE PLANTING(14' OR GREATER)BMULTI-TRUNK TREEPLANTINGDSHRUB/GROUNDCOVERPLANTINGCPOORDRAINAGECONDITIONxxxxx Exhibit 5Elevations LOCATION MAPN.T.S.JOSHUA A. MILLSAP100118 04/02/2014xx US 380 - WEST UNIVERSITY DRIVE(2) MEXICANSYCAMOREBY OTHERS(4) AUTUMN SAGEBY OTHERS(6) MEXICAN FEATHERGRASSBY OTHERS(5) TEXAS SAGEBY OTHERS(5) TEXAS SAGEBY OTHERS(9) FOSTERS HOLLYBY OTHERS(9) FOSTERS HOLLYBY OTHERS(5) TEXAS SAGEBY OTHERS(4) TEXAS SAGEBY OTHERS(6) MEXICAN FEATHERGRASSBY OTHERS(5) AUTUMN SAGEBY OTHERS(2) SHUMARD REDOAK BY OTHERS(1) MEXICANSYCAMOREBY OTHERSLAWN SOLID SODBERMUDAGRASS, TYP.1SO1SO1SO1SO1SOLAWN SOLID SODBERMUDAGRASS, TYP.REFER TO L1.02 FORLANDSCAPE ENLARGEMENT140108.00104/02/15LANDSCAPE NOTES1. CONTRACTOR SHALL VERIFY ALL EXISTING ANDPROPOSED SITE ELEMENTS AND NOTIFY LANDSCAPEARCHITECT OF ANY DISCREPANCIES. SURVEY DATAOF EXISTING CONDITIONS WAS SUPPLIED BY OTHERS.2. CONTRACTOR SHALL LOCATE ALL EXISTINGUNDERGROUND UTILITIES AND NOTIFY LANDSCAPEARCHITECT OF ANY CONFLICTS. CONTRACTOR SHALLEXERCISE CAUTION WHEN WORKING IN THE VICINITYOF UNDERGROUND UTILITIES.3. CONTRACTOR SHALL PROVIDE A MINIMUM 2% SLOPEAWAY FROM ALL STRUCTURES.4. CONTRACTOR SHALL FINE GRADE AREAS TO ACHIEVEFINAL CONTOURS AS INDICATED. LEAVE AREAS TORECEIVE TOPSOIL 3" BELOW FINAL FINISHED GRADE INPLANTING AREAS AND 1" BELOW FINAL FINISHEDGRADE IN LAWN AREAS.5. ALL PLANTING BEDS AND LAWN AREAS SHALL BESEPARATED BY STEEL EDGING. NO STEEL EDGINGSHALL BE INSTALLED ADJACENT TO BUILDINGS,WALKS, OR CURBS. CUT STEEL EDGING AT 45 DEGREEANGLE WHERE IT INTERSECTS WALKS AND CURBS.6. TOP OF MULCH SHALL BE 1/2" MINIMUM BELOW THETOP OF WALKS AND CURBS.7. ALL LAWN AREAS SHALL BE SOLID SODBERMUDAGRASS, UNLESS OTHERWISE NOTED ON THEDRAWINGS.8. ALL REQUIRED LANDSCAPE AREAS SHALL BEPROVIDED WITH AN AUTOMATIC UNDERGROUNDIRRIGATION SYSTEM WITH RAIN AND FREEZE SENSORSAND EVAPOTRANSPIRATION (ET) WEATHER-BASEDCONTROLLERS AND SAID IRRIGATION SYSTEM SHALLBE DESIGNED BY A QUALIFIED PROFESSIONAL ANDINSTALLED BY A LICENSED IRRIGATOR.9. CONTRACTOR SHALL PROVIDE BID PROPOSAL LISTINGUNIT PRICES FOR ALL MATERIAL PROVIDED.10. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAININGALL REQUIRED LANDSCAPE AND IRRIGATION PERMITS.MAINTENANCE NOTES1. THE OWNER, TENANT AND THEIR AGENT, IF ANY,SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FORTHE MAINTENANCE OF ALL LANDSCAPE.2. ALL LANDSCAPE SHALL BE MAINTAINED IN A NEATAND ORDERLY MANNER AT ALL TIMES. THIS SHALLINCLUDE MOWING, EDGING, PRUNING, FERTILIZING,WATERING, WEEDING AND OTHER SUCH ACTIVITIESCOMMON TO LANDSCAPE MAINTENANCE.3. ALL LANDSCAPE AREAS SHALL BE KEPT FREE OFTRASH, LITTER, WEEDS AND OTHER SUCH MATERIALOR PLANTS NOT PART OF THIS PLAN.4. ALL PLANT MATERIAL SHALL BE MAINTAINED IN AHEALTHY AND GROWING CONDITION AS ISAPPROPRIATE FOR THE SEASON OF THE YEAR.5. ALL PLANT MATERIAL WHICH DIES SHALL BEREPLACED WITH PLANT MATERIAL OF EQUAL ORBETTER VALUE.6. CONTRACTOR SHALL PROVIDE SEPARATE BIDPROPOSAL FOR ONE YEAR'S MAINTENANCE TO BEGINAFTER FINAL ACCEPTANCE.GENERAL LAWN NOTES1. CONTRACTOR SHALL COORDINATE OPERATIONS ANDAVAILABILITY OF EXISTING TOPSOIL WITH ON-SITECONSTRUCTION MANAGER.2. CONTRACTOR SHALL LEAVE LAWN AREAS 1" BELOWFINAL FINISHED GRADE PRIOR TO TOPSOILINSTALLATION.3. CONTRACTOR SHALL FINE GRADE AREAS TO ACHIEVEFINAL CONTOURS AS INDICATED ON CIVIL PLANS.ADJUST CONTOURS TO ACHIEVE POSITIVE DRAINAGEAWAY FROM BUILDINGS. PROVIDE UNIFORMROUNDING AT TOP AND BOTTOM OF SLOPES ANDOTHER BREAKS IN GRADE. CORRECT IRREGULARITIESAND AREAS WHERE WATER MAY STAND.4. ALL LAWN AREAS SHALL BE FINE GRADED, IRRIGATIONTRENCHES COMPLETELY SETTLED AND FINISH GRADEAPPROVED BY THE OWNER'S CONSTRUCTIONMANAGER OR LANDSCAPE ARCHITECT PRIOR TO LAWNINSTALLATION.5. CONTRACTOR SHALL REMOVE ALL ROCKS 3/4"DIAMETER AND LARGER, DIRT CLODS, STICKS,CONCRETE SPOILS, ETC. PRIOR TO PLACING TOPSOILAND LAWN INSTALLATION.6. CONTRACTOR SHALL MAINTAIN ALL LAWN AREASUNTIL FINAL ACCEPTANCE. THIS SHALL INCLUDE, BUTNOT BE LIMITED TO: MOWING, WATERING, WEEDING,CULTIVATING, CLEANING AND REPLACING DEAD ORBARE AREAS TO KEEP PLANTS IN A VIGOROUS,HEALTHY CONDITION.7. CONTRACTOR SHALL GUARANTEE ESTABLISHMENT OFACCEPTABLE TURF AREA AND SHALL PROVIDEREPLACEMENT FROM LOCAL SUPPLY IF NECESSARY.01020 40SCALE: 1" = 20'-0"NLANDSCAPE TABULATIONSRAYZOR RANCH OVERLAY DISTRICTTHE CITY OF DENTON, TEXASZONING RCC-DTOWN CENTER DISTRICT RR-2BUILDING AREA 6,088 s.f. (one-story) (8%)PROVIDED PARKING 114 spacesOPEN SPACE REQUIREMENTS1. 15% of the site shall maintain open spaceTotal Site = 1.695 acres (73,844 s.f.)RequiredProvided11,077 s.f. (15%)15,124 s.f. (20%)PARKING FIELD REQUIREMENTS1. 10% of the parking lot shall be landscaped2. 20% of the required parking shall be covered by tree canopyTotal Parking Area = 44,575 s.f. (60%)RequiredProvided4,458 s.f. landscape (10%) 5,024 s.f. landscape (11%)8,915 s.f. tree canopy (20%) 11,618 s.f. tree canopy (26%)SCREENING AT RIGHT OF WAY1. One (1) tree per 45 l.f. of street frontage.2. 3' ht. row of evergreen shrubs.US 380 - West University Drive - 214 l.f.RequiredProvided(5) trees(5) trees, by othersEvergreen shrubs, 3' ht. Evergreen shrubs, by othersLANDSCAPE PLANSOLID SOD NOTES1. PLANT SOD BY HAND TO COVER INDICATED AREASCOMPLETELY. ENSURE EDGES OF SOD ARE TOUCHING.TOP DRESS JOINTS BY HAND WITH TOPSOIL TO FILLVOIDS.2. ROLL GRASS AREAS TO ACHIEVE A SMOOTH, EVENSURFACE, FREE FROM UNNATURAL UNDULATIONS.3. WATER SOD THOROUGHLY AS SOD OPERATIONPROGRESSES.4. IF INSTALLATION OCCURS BETWEEN SEPTEMBER 1AND MARCH 1, OVER-SEED BERMUDAGRASS SODWITH WINTER RYEGRASS, AT A RATE OF FOUR (4)POUNDS PER ONE THOUSAND (1000) SQUARE FEET.VICINITY MAPNOT TO SCALEL1.01PLANTER NOTES1. PLANTERS SHALL BE:xMODEL: CUBE PLANTER MODEL NO. JCS-86453xSIZE:27" (L) x 27" (W) x 27" (H)xFINISH: LIMESTONExTOTAL: FOUR (4)xCONTRACTOR SHALL VERIFY QUANTITY ON PLANS2. PLANTERS AVAILABLE FROM:JACKSON POTTERY INC. 1-800-316-76873. CONTRACTOR SHALL PROVIDE TURN-KEYINSTALLATION OF PLANTERS INCLUDING, BUT NOTLIMITED TO: SHIPMENT, HANDLING, ASSEMBLY,PLACEMENT, INSTALLATION, ETC.4. IRRIGATION AND DRAINAGE HOLES SHALL DRILLEDON-SITE BY CONTRACTOR.5. BOTTOM OF POTS SHALL INCLUDE PEA GRAVEL, 6"DEPTH. FILTER FABRIC SHALL SEPARATE PEA GRAVELFROM PLANTING MIX.6. CONTRACTOR SHALL COORDINATE SHIPPING ANDORDER PLACEMENT WITH PROPOSED CONSTRUCTIONSCHEDULE. ALLOW 10-12 WEEKS FROM ORDERPLACEMENT TO SHIPMENT TO SITE. 17IH11AN11IH1KO20LIR3KO60LIR2AB45LIR(1) ASH / TRASH URN BYOWNER INSTALLATION BY GC(2) BENCHES BY OWNERINSTALLATION BY GCLAWN SOLID SODBERMUDAGRASS, TYP.20LIR7KO1SO1SO1SOLAWN SOLID SODBERMUDAGRASS, TYP.BE(1) ASH / TRASH URN BYOWNER INSTALLATION BY GC(1) BENCH BY OWNERINSTALLATION BY GC1CM25LIR6AN1LO(4) PLANTERS BY OWNERINSTALLATION BY GC,REFER TO NOTES80SC(20) PERPLANTER, TYP.30MFG30MFG(1) BICYCLE RACK BY OWNERINSTALLATION BY GC1SOSAWCUT JOINTSREFER TO CIVIL PLANSFOR DETAILSCONCRETE APRON,REFER TO CIVIL PLANSCONCRETE APRON,REFER TO CIVIL PLANSCONCRETE APRON,REFER TO CIVIL PLANSCONCRETE APRON,REFER TO CIVIL PLANS140108.00104/02/15NLANDSCAPEENLARGEMENT PLANL1.02051020SCALE: 1" = 10'-0"PLAZAPLAZA REQUIREMENTS1. One s.f. of plaza for every ten s.f. of gross ground floor area.Total Building = 6,088 s.f.Required Provided609 s.f. 798 s.f.Three elements provided within the plaza:1. One sitting space for each 250 s.f.2. Trees in proportion to the space at a min. of 1 tree per 800 s.f.3. Planters placed on the sidewalk 140108.00104/02/15LANDSCAPE SPECIFICATIONSAND DETAILSPREPARED SOIL MIX PERSPECIFICATIONS; TILL 6" MINIMUMOF PREPARED SOIL MIX INTO6" DEPTH OF EXISTING SOIL3/16" X 4" GREEN STEEL EDGING,STAKES ON INSIDE; EDGING SHALLBE 1/2" MAXIMUM HEIGHTABOVE FINISH GRADETOP OF MULCH 1/2"MINIMUM BELOW TOP OFCONCRETE WALK / CURBCONCRETE WALKLAWN / FINISH GRADENOTE:NO STEEL EDGING SHALLBE INSTALLED ALONGSIDEWALKS OR CURBSROOTBALL,DO NOT DISTURBNATIVE SOILPOCKET PLANTINGNOT ALLOWEDSHRUBS / GROUNDCOVER;REFER TO LANDSCAPE PLANTOPDRESS MULCH PERSPECIFICATIONS; 2" MINIMUMSETTLED THICKNESSSCARIFY SIDESREFER TO LANDSCAPE PLANFOR SPACING6"A.E.C.B.I.H.F.G.D.TREE PLANTING DETAIL LEGENDAND NOTESA. TREE: TREES SHALL CONFORM WITHLATEST AMERICAN STANDARD FORNURSERY STOCK. www.anla.orgB. TREE PIT: WIDTH TO BE AT LEAST TWO(2) TIMES THE DIAMETER OF THE ROOTBALL CENTER TREE IN HOLE & RESTROOT BALL ON UNDISTURBED NATIVESOIL.C. ROOT BALL: REMOVE TOP 13 BURLAPAND ANY OTHER FOREIGN OBJECT;CONTAINER GROWN STOCK TO BEINSPECTED FOR GIRDLING ROOTS.D. ROOT FLARE: ENSURE THAT ROOTFLARE IS EXPOSED, FREE FROM MULCH,AND AT LEAST TWO INCHES ABOVEGRADE. TREES SHALL BE REJECTEDWHEN GIRDLING ROOTS ARE PRESENT &ROOT FLARE IS NOT APPARENT.E. ROOTBALL ANCHOR RING: REFER TOMANUFACTURER'S GUIDELINES FORSIZING. PLACE ROOTBALL ANCHORRING ON BASE OF ROOTBALL, TRUNKSHOULD BE IN THE CENTER OF THERING.F. 'U' BRACKET.G. NAIL STAKE: REFER TOMANUFACTURER'S GUIDELINES FORSIZING. INSTALL NAIL STAKES WITHHAMMER OR MALLET FIRMLY INTOUNDISTURBED GROUND. DRIVE NAILSTAKES FLUSH WITH "U" BRACKETADJACENT TO ROOTBALL (DO NOTDISTURB ROOTBALL).H. BACKFILL: USE EXISTING NATIVE SOIL(no amendments) WATER THOROUGHLYTO ELIMINATE AIR POCKETS.I. MULCH: DOUBLE SHREDDEDHARDWOOD MULCH 2 INCH SETTLEDTHICKNESS, WITH 2" HT. WATERINGRING; ENSURE THAT ROOT FLARE ISEXPOSED. BELOW GROUND STAKESHOULD NOT BE VISIBLE.J. TREE STAKES:TREE STAKE SOLUTIONS 'SAFETYSTAKE' BELOW GROUND MODELAVAILABLE FROM:Tree Stake SolutionsATTN: Jeff Tuley(903) 676-6143jeff@treestakesolutions.comwww.treestakesolutions.comK. IT SHALL BE THE RESPONSIBILITY OFTHE CONTRACTOR TO OBTAIN A COPYOF THE MANUFACTURER'SSPECIFICATIONS PRIOR TOINSTALLATION OF TREE STAKES.CONTRACTOR SHALL ADHERE TOMANUFACTURER'S INSTALLATIONGUIDELINES, SPECIFICATIONS, ANDOTHER REQUIREMENTS FOR TREE STAKEINSTALLATION.01TREE PLANTING DETAILNOT TO SCALE02SHRUB / GROUNDCOVER DETAILNOT TO SCALESECTION 32 9300 - LANDSCAPEPART 1 - GENERAL1.1 REFERENCED DOCUMENTSA. Refer to Landscape Plans, notes, details, bidding requirements,special provisions, and schedules for additional requirements.1.2 DESCRIPTION OF WORKA. Work included: Furnish all supervision, labor, materials, services,equipment and appliances required to complete the work coveredin conjunction with the landscaping covered in thesespecifications and landscaping plans, including:1. Planting (trees, shrubs and grasses)2. Bed preparation and fertilization3. Notification of sources4. Water and maintenance until final acceptance5. Guarantee1.3 REFERENCE STANDARDSA. American Standard for Nursery Stock published by AmericanAssociation of Nurserymen: 27 October 1980, Edition; byAmerican National Standards Institute, Inc. (Z60.1) – plantmaterialB. American Joint Committee on Horticultural Nomenclature: 1942Edition of Standardized Plant Names.C. Texas Association of Nurserymen, Grades and StandardsD. Hortis Third, 1976 - Cornell University1.4 NOTIFICATION OF SOURCES AND SUBMITTALSA. Samples: Provide representative quantities of sandy loam soil,mulch, bed mix material, gravel and crushed stone. Samplesshall be approved by Owner's Authorized Representative beforeuse on the project.1.5 JOB CONDITIONSA. General Contractor to complete the following punch list: Prior toLandscape Contractor initiating any portion of landscapeinstallation, General Contractor shall leave planting bed areasthree (3") inches below final finish grade of sidewalks, drives andcurbs as shown on the drawings. All lawn areas to receive solidsod shall be left one (1") inch below the final finish grade ofsidewalks, drives and curbs. All construction debris shall beremoved prior to Landscape Contractor beginning any work.B. Storage of materials and equipment at the job site will be at therisk of the Landscape Contractor. The Owner cannot be heldresponsible for theft or damage.1.6 MAINTENANCE AND GUARANTEEA. Maintenance:1. The Landscape Contractor shall be held responsible for themaintenance of all work from the time of planting until finalacceptance by the Owner. No trees, shrubs, groundcover orgrass will be accepted unless they show healthy growth andsatisfactory foliage conditions.2. Maintenance shall include watering of trees and plants,cultivation, weeding spraying, edging, pruning of trees,mowing of grass, cleaning up and all other work necessaryof maintenance.3. A written notice requesting final inspection and acceptanceshould be submitted to the Owner at least seven (7) daysprior to completion. An on-site inspection by the Owner'sAuthorized Representative will be completed prior to writtenacceptance.B. Guarantee:1. Trees, shrubs and groundcover shall be guaranteed for atwelve (12) month period after final acceptance. TheContractor shall replace all dead materials as soon asweather permits and upon notification of the Owner. Plants,including trees, which have partially died so that shape, size,or symmetry have been damaged, shall be consideredsubject to replacement. In such cases, the opinion of theOwner shall be final.a. Plants used for replacement shall be of the same sizeand kind as those originally planted and shall be plantedas originally specified. All work, including materials,labor and equipment used in replacements, shall carry atwelve (12) month guarantee. Any damage, includingruts in lawn or bed areas, incurred as a result of makingreplacements shall be immediately repaired.b. At the direction of the Owner, plants may be replacedat the start of the next year's planting season. In suchcases, dead plants shall be removed from the premisesimmediately.c. When plant replacements are made, plants, soil mix,fertilizer and mulch are to be utilized as originallyspecified and re-inspected for full compliance with thecontract requirements. All replacements are to beincluded under "Work" of this section.2. The Owner agrees that for the guarantee to be effective, hewill water plants at least twice a week during dry periodsand cultivate beds once a month after final acceptance.3. The above guarantee shall not apply where plants die afteracceptance because of injury from storms, hail, freeze,insects, diseases, injury by humans, machines or theft.4. Acceptance for all landscape work shall be given after finalinspection by the Owner provided the job is in a complete,undamaged condition and there is a stand of grass in alllawn areas. At that time, the Owner will assumemaintenance on the accepted work.C. Repairs: Any necessary repairs under the Guarantee must bemade within ten (10) days after receiving notice, weatherpermitting. In the event the Landscape Contractor does notmake repairs accordingly, the Owner, without further notice toContractor, may provide materials and men to make such repairsat the expense to the Landscape Contractor.1.7 QUALITY ASSURANCEA. General: Comply with applicable federal, state, county and localregulations governing landscape materials and work.B. Personnel: Employ only experienced personnel who are familiarwith the required work. Provide full time supervision by aqualified foreman acceptable to Landscape Architect.C.Selection of Plant Material:1.Make contact with suppliers immediately upon obtainingnotice of contract acceptance to select and book materials.Develop a program of maintenance (pruning and fertilization)which will ensure the purchased materials will meet and / orexceed project specifications.2. Substitutions: Do not make plant material substitutions. Ifthe specified landscape material is not obtainable, submitproof of non-availability to Landscape Architect, togetherwith proposal for use of equivalent material. At the timebids are submitted, the Contractor is assumed to havelocated the materials necessary to complete the job asspecified.3. Landscape Architect will provide a key identifying each treelocation on site. Written verification will be required todocument material selection, source and delivery schedulesto site.4. Measurements: Measure trees with branches and trunks orcanes in their normal position. Do not prune to obtainrequired sizes. Take caliper measurements six inches aboveground for trees up to and including 4" caliper size, andtwelve inches above ground for larger sizes. Measure mainbody of all plant material of height and spread dimensions,do not measure from branch or root tip-to-tip.5. Owner's Authorized Representative shall inspect all plantmaterial with requirements for genus, species, cultivar /variety size and quality.6. Owner's Authorized Representative retains the right tofurther inspect all plant material upon arrival to the site andduring installation for size and condition of root balls androot systems, limbs, branching habit, insects, injuries andlatent defects.7. Owner's Authorized Representative may rejectunsatisfactory or defective material at any time during theprocess work. Remove rejected materials immediately fromthe site and replace with acceptable material at no additionalcost to the Owner. Plants damaged in transit or at job siteshall be rejected.1.8 PRODUCT DELIVERY, STORAGE AND HANDLINGA. Preparation:1. Balled and Burlapped (B&B) Plants: Dig and prepareshipment in a manner that will not damage roots, branches,shape and future development.2. Container Grown Plants: Deliver plants in rigid container tohold ball shape and protect root mass.B. Delivery:1. Deliver packaged materials in sealed containers showingweight, analysis and name of manufacturer. Protectmaterials from deterioration during delivery and while storedon site.2. Deliver only plant materials that can be planted in one dayunless adequate storage and watering facilities are availableon job site.3. Protect root balls by heeling in with sawdust or otherapproved moisture retaining material if not planted within 24hours of delivery.4. Protect plants during delivery to prevent damage to rootballs or desiccation of leaves. Keep plants moist at alltimes. Cover all materials during transport.5. Notify Owner's Authorized Representative of deliveryschedule 72 hours in advance job site.6. Remove rejected plant material immediately from job site.7. To avoid damage or stress, do not lift, move, adjust toplumb, or otherwise manipulate plants by trunk or stems.PART 2 - PRODUCTS2.1 PLANTSA. General: Well-formed No. 1 grade or better nursery grown stock.Listed plant heights are from tops of root balls to nominal tops ofplants. Plant spread refers to nominal outer width of the plant,not to the outer leaf tips. Plants will be individually approved bythe Owner's Authorized Representative and his decision as totheir acceptability shall be final.B. Quantities: The drawings and specifications are complimentary.Anything called for on one and not the other is as binding as ifshown and called for on both. The plant schedule is an aid tobidders only. Confirm all quantities on plan.C. Quality and size: Plant materials shall conform to the size givenon the plan, and shall be healthy, symmetrical, well-shaped, fullbranched and well rooted. The plants shall be free from injuriousinsects, diseases, injuries to the bark or roots, broken ranches,objectionable disfigurements, insect eggs and larvae, and are tobe of specimen quality.D. Approval: All plants which are found unsuitable in growth, or arein any unhealthy, badly shaped or undersized condition will berejected by the Owner's Authorized Representative either beforeor after planting and shall be removed at the expense of theLandscape Contractor and replaced with acceptable plant asspecified at no additional cost to the Owner.E. Trees shall be healthy, full-branched, well-shaped, and shall meetthe minimum trunk and diameter requirements of the plantschedule. Balls shall be firm, neat, slightly tapered and wellwrapped in burlap. Any tree loose in the ball or with a brokenroot ball at time of planting will be rejected. Balls shall be ten(10") inched in diameter for each one (1") inch of trunk diameter,measured six (6") inched above ball. (Nomenclature confirms tothe customary nursery usage. For clarification, the term"multi-trunk" defines a plant having three (3) or more trunks ofnearly equal diameter.)F. Pruning: All pruning of trees and shrubs, as directed by theLandscape Architect prior to final acceptance, shall be executedby the Landscape Contractor at no additional cost to the Owner.2.2 SOIL PREPARATION MATERIALSA. Sandy Loam:1. Friable, fertile, dark, loamy soil, free of clay lumps, subsoil,stones and other extraneous material and reasonably free ofweeds and foreign grasses. Loam containing Dallasgrass orNutgrass shall be rejected.2. Physical properties as follows:a. Clay – between 7-27 percentb. Silt – between 15-25 percentc. Sand – less than 52 percent3. Organic matter shall be 3%-10% of total dry weight.4. If requested, Landscape Contractor shall provide a certifiedsoil analysis conducted by an approved soil testinglaboratory verifying that sandy loam meets the aboverequirements.B. Organic Material: Compost with a mixture of 80% vegetativematter and 20% animal waste. Ingredients should be a mix ofcourse and fine textured material.C. Premixed Bedding Soil as supplied by Vital Earth Resources,Gladewater, Texas; Professional Bedding Soil as supplied byLiving Earth Technology, Dallas, Texas or Acid Gro Municipal Mixas supplied by Soil Building Systems, Dallas, Texas or approvedequal.D. Sharp Sand: Sharp sand must be free of seeds, soil particles andweeds.E. Mulch: Double Shredded Hardwood Mulch, partially decomposed,dark brown. Living Earth Technologies or approved equal.F. Organic Fertilizer: Fertilaid, Sustane, or Green Sense or equal asrecommended for required applications. Fertilizer shall bedelivered to the site in original unopened containers, eachbearing the manufacturer's guaranteed statement of analysis.G. Commercial Fertilizer: 10-20-10 or similar analysis. Nitrogensource to be a minimum 50% slow release organic Nitrogen(SCU or UF) with a minimum 8% sulfur and 4% iron, plusicronutrients.H. Peat: Commercial sphagnum peat moss or partially decomposedshredded pine bark or other approved organic material.2.3 MISCELLANEOUS MATERIALSA. Steel Edging: 3/16" x 4" x 16' - dark green, DURAEDGE® steellandscape edging manufactured by The J.D. Russell Companyunder its trade name DURAEDGE Heavy Duty Steel .B. Staking Material for Shade Trees: refer to details.C. Gravel: Washed native pea gravel, graded 1 inch to 1-1/2 inch.D. Filter Fabric: 'Mirafi Mirascape' by Mirafi Construction Productsavailable at Lone Star Products, Inc., (469) 523-0444 orapproved equal.E. River Rock: 'Colorado' or native river rock, 2" - 4" dia.F. Decomposed Granite: Base material shall consist of a naturalmaterial mix of granite aggregate not to exceed 1/8" diameter insize and shall be composed of various stages of decomposedearth base.PART 3 - EXECUTION3.1 BED PREPARATION & FERTILIZATIONA. Landscape Contractor to inspect all existing conditions andreport any deficiencies to the Owner.B. All planting areas shall be conditioned as follows:1. Prepare new planting beds by scraping away existing grassand weeds as necessary. Till existing soil to a depth of six(6") inches prior to placing compost and fertilizer. Applyfertilizer as per Manufacturer's recommendations. Add six(6") inches of compost and till into a depth of six (6") inchesof the topsoil. Apply organic fertilizer such as Sustane orGreen Sense at the rate of twenty (20) pounds per onethousand (1,000) square feet.2. All planting areas shall receive a two (2") inch layer ofspecified mulch.3. Backfill for tree pits shall be as follows: Use existing top soilon site (use imported topsoil as needed) free from largeclumps, rocks, debris, caliche, subsoils, etc., placed in nine(9") inch layers and watered in thoroughly.C. Grass Areas:1. Blocks of sod should be laid joint to joint (staggered joints)after fertilizing the ground first. Roll grass areas to achievea smooth, even surface. The joints between the blocks ofsod should be filled with topsoil where they are evidentlygaped open, then watered thoroughly.3.2 INSTALLATIONA. Maintenance of plant materials shall begin immediately after eachplant is delivered to the site and shall continue until allconstruction has been satisfactorily accomplished.B. Plant materials shall be delivered to the site only after the bedsare prepared and areas are ready for planting. All shipments ofnursery materials shall be thoroughly protected from the dryingwinds during transit. All plants which cannot be planted at once,after delivery to the site, shall be well protected against thepossibility of drying by wind and Balls of earth of B & B plantsshall be kept covered with soil or other acceptable material. Allplants remain the property of the Contractor until finalacceptance.C. Position the trees and shrubs in their intended location as perplan.D. Notify the Owner's Authorized Representative for inspection andapproval of all positioning of plant materials.E. Excavate pits with vertical sides and horizontal bottom. Treepits shall be large enough to permit handling and plantingwithout injury to balls of earth or roots and shall be of suchdepth that,when planted and settled, the crown of the plant shallbear the same relationship to the finish grade as it did to soilsurface in original place of growth.F. Shrub and tree pits shall be no less than twenty-four (24")inches wider than the lateral dimension of the earth ball and six(6") inches deeper than it's vertical dimension. Remove and haulfrom site all rocks and stones over three-quarter (34") inch indiameter. Plants should be thoroughly moist before removingcontainers.G. Dig a wide, rough sided hole exactly the same depth as theheight of the ball, especially at the surface of the ground. Thesides of the hole should be rough and jagged, never slick orglazed.H. Percolation Test: Fill the hole with water. If the water level doesnot percolate within 24 hours, the tree needs to move to anotherlocation or have drainage added. Install a PVC stand pipe pertree planting detail as approved by the Landscape Architect if thepercolation test fails.I. Backfill only with 5 parts existing soil or sandy loam and 1 partbed preparation. When the hole is dug in solid rock, topsoil fromthe same area should not be used. Carefully settle by wateringto prevent air pockets. Remove the burlap from the top 13 of theball, as well as all nylon, plastic string and wire. Container treeswill usually be root bound, if so follow standard nursery practiceof ‘root scoring’.J. Do not wrap trees.K. Do not over prune.L. Mulch the top of the ball. Do not plant grass all the way to thetrunk of the tree. Leave the area above the top of the ball andmulch with at least two (2") inches of specified mulch.M. All plant beds and trees to be mulched with a minimum settledthickness of two (2") inches over the entire bed or pit.N. Obstruction below ground: In the event that rock, orunderground construction work or obstructions are encounteredin any plant pit excavation work to be done under this section,alternate locations may be selected by the Owner. Wherelocations cannot be changed, the obstructions shall be removedto a depth of not less than three (3') feet below grade and noless than six (6") inches below the bottom of ball when plant isproperly set at the required grade. The work of this section shallinclude the removal from the site of such rock or undergroundobstructions encountered at the cost of the LandscapeContractor.O. Trees and large shrubs shall be staked as site conditions require.Position stakes to secure trees against seasonal prevailing winds.P. Pruning and Mulching: Pruning shall be directed by theLandscape Architect and shall be pruned in accordance withstandard horticultural practice following Fine Pruning, Class Ipruning standards provided by the National Arborist Association.1. Dead wood, suckers, broken and badly bruised branchesshall be removed. General tipping of the branches is notpermitted. Do not cut terminal branches.2. Pruning shall be done with clean, sharp tools.3. Immediately after planting operations are completed, all treepits shall be covered with a layer of organic material two(2") inches in depth. This limit of the organic material fortrees shall be the diameter of the plant pit.Q. Steel Curbing Installation:1. Curbing shall be aligned as indicated on plans. Stake outlimits of steel curbing and obtain Owners approval prior toinstallation.2. All steel curbing shall be free of kinks and abrupt bends.3. Top of curbing shall be 12" maximum height above finalfinished grade.4. Stakes are to be installed on the planting bed side of thecurbing, as opposed to the grass side.5. Do not install steel edging along sidewalks or curbs.6. Cut steel edging at 45 degree angle where edging meetssidewalks or curbs.3.3 CLEANUP AND ACCEPTANCEA. Cleanup: During the work, the premises shall be kept neat andorderly at all times. Storage areas for all materials shall be soorganized so that they, too, are neat and orderly. All trash anddebris shall be removed from the site as work progresses. 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Preston Road Suite 10 Prosper, Texas 75078Tel: 469.481.6747(TX REG. F-1114) PRELIMINARYFOR REVIEW ONLYTHESE DOCUMENTS ARE FORDESIGN REVIEW ONLY ANDNOT INTENDED FOR THEPURPOSES OF CONSTRUCTION,BIDDING OR PERMIT. THEYWERE PREPARED BY, ORUNDER THE SUPERVISION OF: P.E.# 73607RANDALL E. SIEMON 08/16/2016 WARNING TO CONTRACTOR: NOTES: SITE LEGEND SITE DATA SITE LEGEND #PARKING COUNT PROPOSED FIRE HYDRANT PROPOSED WHEELSTOP PROPOSED CURB PROPOSED CURB INLET PROPOSED AREA DRAIN EX-W EX-SS EX-GAS PROPERTY BOUNDARY EXISTING MAJOR CONTOUR EXISTING MINOR CONTOUR EXISTING CURB EXISTING WATER LINE EXISTING SANITARY SEWER EXISTING GAS LINE EXISTING SIGN EXISTING STORM DRAIN INLET EX-SD EXISTING STORM DRAIN FIRE LANE EXISTING FIRE HYDRANT PROPOSED SANITARY SEWERMANHOLE WITH CONCRETECOLLAR IN ASPHALT AREAS PROPOSED 4" 3,600 PSI PORTLAND CEMENTCONCRETE SIDEWALK W/ #3 BARS @ 18"O.C.E.W. ON COMPACTED SUBGRADESIDEWALKS ONLY PROPOSED 7" 3,600 PSI PORTLANDCEMENT CONCRETE W/ #3 BARS @ 18"O.C.E.W. ON 6" LIME STABILIZEDSUBGRADE (8%). ALL FIRE LANES ANDDRIVE ISLES PROPOSED 8" WATER METER, BELOWGRADE VAULT INSTALLED ACCORDING TOCITY OF DENTON DETAILS WITH 10' X 25'EASEMENT PROPOSED 8" REDUCED PRESSUREPRINCIPLE BACKFLOW PREVENTER,INSTALLED IN A VAULT AND MAINTAINEDBY THE PROPERTY OWNER PROPOSED 5" 3,600 PSI PORTLAND CEMENTCONCRETE PAVEMENT W/ #3 BARS @ 18"O.C.E.W. ON COMPACTED SUBGRADEPARKING SPACES ONLY PROPOSED 26' FIRE LANE PROPOSED BIKE RACK FIRE DEPARTMENT CONNECTION