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HomeMy WebLinkAbout2010-07-08 TPC Planning Report 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 EM- M 112 Phone: 763.231.5840 Facsimile: 763.427.0520 TPCL& Plan ni n cam PLANNING REPORT To: Eric Johnson FROM: Scott Richards DATE: Jul 8, 2010 RE: Oak Park Hei — White Castle 60th Street North between Norwich and Novak Avenue North TPC FILE: 236.02 — 10.02 BACKGROUND White Castle has made application to locate a restaurant in Oak Park Hei at 5950 Norwich Avenue North. The application includes re for Planned Unit Development ( PUD ) General Plan Approval, Conditional Use Permit, Site Plan and Desi Standards Review. A General Plan, PUD approval is re in that the CSM development that included the Lowe's and other retail was completed b the PUD process. The site is 39,542 s feet in size and has been previousl platted as part of the CSM development. The site is zoned B-4, Limited Business District in which restaurants are a permitted use. The drive thru and convenience food establishments are allowed throu a conditional use. EXHIBITS The review is based upon the followin submittals: Exhibit 1: Site Plan (Sheet 1) Exhibit 2: Landscape Plan (Sheet 2) Exhibit 3: Draina Area Map (Sheet 3) Exhibit 4: Existin Conditions Surve Exhibit 5: Li Plans Exhibit 6: Site Detail Sheet Exhibit 7: Refuse/Rec Enclosure Plan Exhibit 8: Architectural Elevations (A-3.0) Exhibit 9: E Plan and Interior La (EQ1) Exhibit 10: Color Elevations Exhibit 11: Li Specifications Exhibit 12: Photo of Existin White Castles Exhibit 13: Wall Si Details Exhibit 14: Report of Cit Arborist PROJECT DESCRIPTION The proposed White Castle is to be located just west of the Bremer Bank on 60th Street North. It is a one stor buildin approximatel 2,500 s feet in size. Access is from Norwich and Novak Avenue North via a connectin private roadwa The White Castle is interconnected with the commercial center to the west. Traffic flow throu the White Castle will be one wa with dia parkin The drive throu order board and pick up window will be on the east fa The proposed buildin will be an off white color with a cream color base. Blue and white stripped awnin are proposed above the doors and windows. The section of the report that discusses the Desi Guidelines will g o into more detail re the buildin materials and colors. The applicants have proposed two wall si and no freestandin monument. No si variance is re as part of this development re ISSUES ANALYSIS Comprehensive Plan. The propert is desi as Commercial on the Proposed Land Use Map. The White Castle restaurant will be consistent with this land use desi Zonin The propert is zoned B-4 Limited Business District. Restaurants are a permitted use, but drive throu and convenience food establishments are a listed conditional use. A review of the criteria for this project is as follows. The District re a 40 foot front y ard setback, 10 foot side y ard setback and 20 foot rear y ard setback. The buildin meets or exceeds these re The buildin hei maximum in the B-4 District is 35 feet. At its hi point, the buildin will be 22 feet, 8 inches. Section 401.301.E of the Zonin Ordinance lists criteria for review of drive throu and convenience food establishments. All of the issues raised in those criteria have been addressed in this report. The one item that should be reviewed carefull b the Plannin Commission is the first critera that specifies compliance with the Desi Guidelines. Subdivision. The propert has been platted as Lot 5, Block 1, Oak Park Commons. No other subdivision review is re 2 Access. As indicated, the site will be accessed b the existin private road that connects Norwich and Novak Avenue North. The roadwa has been paved and completed with curb and g utter. Parkin Section 401.15.F.9 of the Zonin Ordinance re one off street parkin stall for each 35 s feet of g ross floor area or service and dinin area and one space for each 80 s feet of kitchen and stora area. Additionall two spaces are re for the drive-throu and 180 feet of drive aisle stackin space must be included. The parkin calculation for this site is as follows: 925 s ft (seatin x.9 332 135 = 24 spaces 1500 s ft (kitchen/stora x.9 1350130 = 17 spaces 2 drive throu spaces = 2 spaces Total 43 spaces The site plan indicates that there are 43 parkin stalls planned for the development, two of which are disabilit accessible. The la as desi will meet the re number of parkin stalls and disabilit accessible stalls. The parkin spaces are 9 foot dia stalls with 18 foot drivewa aisles in compliance with the Zonin Ordinance. The parkin area will be completel surrounded b curb and g utter. All of the parkin areas are setback from the propert lines in accordance with the Planned Unit Development approvals. There will be landscaped areas at the front and rear of the buildin as well as surroundin the parkin lot. Loadin areas/Trash Enclosure Location. The loadin access to the buildin will be from the parkin lot and deliveries are made at the rear of the structure. The representatives of White Castle have indicated that deliveries are made at off peak hours so as not to disrupt traffic flow within the site. The trash enclosure is located at the rear of the buildin and is constructed of the same materials as the main structure. Gradin Gradin draina and utilit plans have been provided b the applicant. The Cit En will provide a separate report on en issues. The g radin g , draina and utilit plans shall be subject to review and approval of the Cit En The applicant has been re to install a conduit alon oath Street to allow for future placement of under power lines that currentl exist alon this ri of wa 3 Lighting Plans. Fixtures. The lighting plan indicated a shoe box style, full cut off light fixture mounted on a pole and base with a total height of 24 feet in compliance with the lighting requirements. All of the parking lot fixtures are adequately setback from property lines. The plans indicate the locations of the full cut off wall mounted fixtures. Both of these fixtures are consistent with Zoning requirements. As part of design review the Planning Commission may want to comment on the color of the wall mounted fixture. Photometrics. The lighting plan is in compliance with Zoning requirements for lighting intensity except for an area on the northeast side of the property. The fixture in that location should be shielded to reduce the light intensity at the property line. The light intensity is required to be less than one foot candle at the centerline of adjacent streets and 0.4 foot candles at the property line. Fours. outdoor lighting for parking lots shall be turned off one hour after closing, except for approved security lighting. Landscaping. The submitted plans indicate plantings at the front and rear of the building, and surrounding the parking lot. The city Arborist has provided a report on the landscaping as attached to this report. The final landscape plan is subject to the review and approval of the city Arborist. Mechanical re nin . The plans indicate that the parapet walls are designed to totally screen the mechanical equipment. w nag. Freestanding Monument Signage. The Planned Unit Development approvals for this project do not allow for additional freestanding signage for this project. The applicants have proposed only wall signage. Wall signage. The Zoning ordinance allows for a total of two wall signs, each on separate facades. The proposed sign plan indicates two wail signs, one on the front fagade facing Go street and the other facing east. Total Allowable signage. The total square footage of signage shall not exceed 300 square feet for the site. The wall signs are 41 square feet each for a total of 82 square feet. Any additional signage, including all directional signs shall be subject to review and approval of city staff. Sign Illumination. The two White castle logo signs are to be internally lit. The sign plans show that when the signs are illuminated at night, only the logo portion of the sign will be lit. The signs as designed should comply with the Zoning ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. 4 Desi Guidelines Sustainable Guidelines. Cit staff has q uestioned the applicant on how the project has been desi to achieve at least a certain de of sustainabilit The applicant will need to discuss the methods in buildin construction and site desi with the Plannin Commission of how these issues have been addressed. Architectural Guidelines. Fa ~Treatments The buildin will have a definite base, middle and top. The base is defined b a different buildin material that has a stone face appearance and the top b a horizontal brick band. The buildin facades are broken up verticall b the tower elements. There is a primar entrance well defined b the tower and awnin G roun d Leve I �ss i � This is a one stor buildin with a tower feature at the corner. T he main entrance is well defined b the awnin and si Transparenc The buildin uses g lass on all of the facades exept for the rear which is obscured b the trash enclosure. The Desi Guidelines re at least a 20 percent transparenc on g round floor, street facin facades. The fa facin 6 0th Street is approximatel 14 percent transparent. The Plannin Commision should discuss this. Entries The buildin features a prominent entr with a tower and awnin Roof De The roofline is broken at the entrance corner b a tower feature. Additionall the roofline is broken b tower like parapets. Staff raises the issue of the tower parapets if the buildin were to cease as bein a White Castle. It is su that these architectural features be removed at such time as this buildin is no lon used b this franchise. The rooftop mechanical e will be completel screened within the parapet of the buildin Buildin Materials and Colors The applicant has provided color elevations for review. The primar buildin materials of brick and g lass will exceed the 60 percent re None of the prohibited buildin materials will be used. Buildin material samples will be available at the Plannin Commission meetin 5 The Plannin Commission should discuss the color. The Desi Guidelines indicate that the buildin color should accent, blend with, or complement the surroundin Warm toned colors are encoura The use of the stone at the base and in the towers would be consistent with the Desi Guidelines. The white brick color is not found in surroundin buildin and is not considered a warm tone. Staff would su that a darker brick color be used. Examples of other White Castles that have been built in the metro area will be shared with the Plannin Commission at the meetin Additionall the Plannin Commission should comment on the color and stripin of the awnin and well as the blue 1 -fi fixtures. Franchise Architecture The material selection will be ke in determinin if the proposed buildin is consistent with the Desi Guidelines. It is recommended b staff that darker color buildin materials be considered and that the blue awnin and li fixtures be discussed b the Plannin Commission. Site Desi Guidelines Buildin Placement The proposed buildin has a well defined entrance facing 60th Street. The buildin is set back to allow for parkin and landscapin Parkin Areas The parkin area is landscaped with ade sized perimeter landscapin Stormwater Stormwater will be addressed in the Cit En report. Pedestrian and Common Space A walkwa has been added between the Cit trail and the front entrance of the buildin Front entrance does not plan for an common space or seatin areas. The Plannin Commission should comment. Lan- sca Buildin entrance plantin are re and have been provided in the proposed plan. Trees/Shrubs The trees and shrubs used in the landscape plan shall be subject to the review and approval of the Cit Arborist. 6 Uti I ites/Se rvice/Load i n rive-Th rou. ra Areas Addressed elsewhere in the plannin report. ,Lightin, Addressed elsewhere in the plannin report. Si-qnaqe Addressed elsewhere in the plannin report. Pedestrian/ Bic Routes A bike rack should be added near the front entrance of the buildin CONCLUSION / RECOMMENDATION Upon review of the re for Planned Unit Development General Plan, Conditional Use Permit, Site Plan and Desi Standards Review, Cit Staff would recommend the project with the conditions as follows: °. The g radin g , draina and utilit plans shall be subject to the review and approval of the Cit En 2. All li fixtures shall be full cut off and installed in compliance with the li standards of the Zonin Ordinance. The li fixture in the northeast corner of the buildin shall be brou into compliance. 3. The outdoor li shall be turned off one hour after closin except for approved securit li 4. The landscape plans are subject to review and approval of the Cit Arborist. 5. All si includin directional si shall be subject to final review and approval of Cit Staff. 6. Mechanical e that is located on the roof and visible from street level or from nei properties shall be screened with materials that blend harmoniousl with the buildin fa materials. 7. The Cit re that White Castle install a conduit in the 60th Street Ri of Wa to facilitate the possible burial of Xcel distribution powerlines located adjacent to the site. Installation of the conduit and lines shall be subject to the approval of the Cit En 7 8. The applicant shall address sustainabilit initiatives with the Plannin Commission. 9. The Plannin Commission shall discuss the front fa transparenc and determine compatibilit with the Desi Standards. 10. At such time as the White Castle franchise ceases to exist in this location, the tower parapet elements shall be removed and the buildin appearance restored to a reasonable condition as determined b the Cit 11. 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MOM 1p I _ 4rl4ll�ii l ll I I t # F 1 11 i [ l i l i l l ! �. . , , 1f { ■ y ■+ ` �� � .' ry 1{ ; sy 1 , i 4 � � l y f , ° j { � ■ . , . 1 ! 1 f 1 I ll l i� ° • I ! ! r� l I :I �Y, }iTFesNL���'�KK�r1� lk.i� t�r1� Y.1� �R1a�YGRl1� � �YrrIE'Yil�l]Yt1l 1il Id #,iR[1ill�,l r11111W 1[ ���f' f f ' E)GfIBIT I I G REENBRIAR O _ F LAT LENS (V arious reflectors are protected by H.S. Patent No. 6 HOUSING - The aluminum housing is available in two sizes. Both housings are the same dimensions square, however, the GFR is deeper Both are finished to produce a clean, sharp appearance, and designed to ensure weather-tight construction. Top - access covers provide ease of installation and servicing. LENS/GASKET - The flat clear tempered glass lens is sealed to the housing with an EPDM gasket, preventing entry of moisture, dust and insects. TOP C'OV'ER FASTENERS - The four captive stainless steel fasteners secure the top- access cover to the housing. SOCKETS - Porcelain mogul -base sockets. All sockets are pulse- rated. Flat - lensed fixture LIGHT SOURCES - Pulse -Start Metal Halide, Super Metal Halide Reduced meet IESNA full cutoff Envelope, Fetal Halide, Metal Halide Reduced Envelope, or High Pressure classification. Sodium. Clear lamp is supplied as standard. BALLASTS - Pulse -Start Metal Halide, Super Metal Halide, Metal Halide, and High ' Pressure Sodium fixtures feature a high -power factor type CwA ballast, designed for -20° F operation. REFLECTORS/DISTRIBUTION PATTERNS - The series is available in a variety of reflector systems and distribution patterns, all with vertical oriented Bracket — lamps: GFR. Type 11(2), Type 111 (3), Perimeter Forward Throw (FP), Type V 2 - bolt Pattern (5), Automotive Forward Throw (FA), as well as, ART (Advanced Reflector Technology) optical systems: Automotive Forward Throw (AFT}, Automotive L w J Interior (AI), and a high performance Type V (540) for 38' - 42' mounting (305mm) Arm Daunt heights. GFM: Type II (2 ), Type Ili (3), Perimeter Forward Throw (FP), and Type V (5) . All reflectors are field - rotatable, enabling generous flexibility in distribution patterns without moving the fixture. Photometric data is tested in accordance a with IESNA guidelines. C BRACKET'S -Aim Mount: 2 -112" x 5 - 318" x 12" extruded aluminum bracket is shipped standard. An 8" bracket is available for single or D180 configurations, but must be ordered from the Options column of the ordering chart. A Round Pole Plate (RPP2) is required for mounting to Pole T daunt Y -5" round poles. (See Accessory Ordering Information chart.) A B C Pole Tap: The cast aluminum mounting hub conceals the wiring compartment and mounts directly to LSI's unique "pole -top mounting GFM arm ����� 21 ���$ ° ' ����� 12 - 314` 324mm — GFPM Pole Top 21 5f8 549mm 1 - 314" 324mm 21 15116' 557mm plate', via a high- strength grade five steel bolt with nylon insert and split GFR Arm Mount 21- 5/8:'(549m -- ' 16 -1/8'( 41 Omm ) - lock masher for double locking. Support arms consist of four 11115" O.O. GF1'R pi e Tod 21 - 518" 549mm 16 - 118" 41Qrtim 25 635mm aluminum rods and are pre -wired for ease of installation. FINISHES - Each fixture is finished with LSI's QuraGrie polyester powder coat , , CH finishing process. The DuraGrip finish withstands extreme weather changes Gres nbriar GFM GFR without cracking or peeling, and is guaranteed for five full years. Standard Flat Lens 1 2" Bracket 1 2" Bracket colors include bronze, black, platinum plus, buff, white, satin verde green, -0 Angle 3.2 3.8 metallic silver, and graphite.. W-111111111 01180 6.3 7.0 DECAL STRIPING - LSI offers optional color- coordinated decals in 9 standard 1. 1)90* 5. 7.6 colors to accent the fixture. Decal is guaranteed for five years against ��� T90 8.8 11.4 peeling, cracking, or fading. TN120" 9.0 11.4 PHOTOMETRICS - Please visit our web site at www.isi- industries.com for detailed hotometric data. 490 11.3 15. p ■ Pale Top 1 3.2 4.0 Nate: House Side Shield adds to fixture EPA. Consult factory. c &us LISTED SHIPP WEI , wet location Catalog Num ber Est. weight (kg/lbs. L en gth (mm/in Wid (mirrin.) Height (mm /in.) GFM 19141 635/25 6351 4 GFPM 24/53 730/28.75 724 635125 GFR 26/57 724/28.5 711/28 648125.5 G F P R 29/64 724/28.5 724/28.5 737129 s Project Name Fixture Type 1 41n d sat i W rl c s - c 2047 LSl INDUSTRIES INC. A Company with a 5'nwatr` Ca talog GREENBRIARO - FLAT LENS LUMINAIRE ORDERING INFORMATION Medium 2 — T y pe 11 200 PSMV -- Pulse.-Start Metal Halide F Flat Clear 480 BRZ - Bronze Vertical Burn 3 — T 111 250 200, 250,320 Watt Tempered MT Multi Ta�4 BLK - Black GFM - Arm mount FP --- Perimeter 320 SMVR — Super Metal Halide Glass TT - Tri-Tap, PLP- Platinum Plus GFPM - Pole Topi Forward Throw 400 Reduced Envelope 400 Watt BUF - Buff 5 -- - t y pe V MH - Metal Halide Will- • If 250 Watt SVG Satin Verde MFIR — Metal Halide Green Reduced Envelope 400 Watt GPT - Graphite HPS — Hi Pressure Sodium IVISV - Metallic Silver 250, 400 Watt Reduced 2 — T 11 400 PSMV — Pulse-.Start Metal Halide Vertical Buhr 3 — T 111 750 400, 750, 10002 Watt GFR - Arm m FP — Perimeter 1000 111 HR - Metal Halide GFPR - Pole Tope Forward Throw Reduced Envelope '1000 Watt FA .. Automotive Forward Throvi 5 — T V Abanced RellectorTed'inolo Optical S 1000 AFT — Automotive Forward Throw Al — Automotive Interior 540 .-T V (38'.-42' Mt Ht,) GFR 5 1000 MHR F MT PLP 8BK 20 @gIA! 1%:11;§1 :11 r-.,XAMPLE 01- A TYPICAL ORDER IBM 813K -- 8" Bracket' PCH 20 — Button-T Photoelectric, C01111 7 w.. PC1208 Button-T Photoelectric G01111-01 Re I a U JIM PC1240 — Button-T y pe Photoelectric Contro 7 1- When orderin polo top fixtures for tenon mountin a polo top adaptor Must be ordered. PC1277 -- Button-T p hotoelectjjG Cont 2- Tri-Tap not available in 1000 Watt PSMV. Volta niust be specified - 120V 277V or 347V. 13G1347 — Button .-T photoelectric Control 7 3- For international volta consult factor 11 — Less Lamp 4­ NIT ­ Multi Tap is shipped standard unless otherv�Jsa specified. Multi Tap consists of 120\\ 208V, 240V, and 277V 1 L — I eternal Louvei-8 Multi Tap is pre -wired for hi volta Alternate volta will require field re-wiring. 01 r cal 5- Tri-Tap is shipped standard for Canadian applications. Tri-Tap consists of 120V, 277V, and 34711. 45 -- Li Gold Metallic 55 -- Black Tr i -Ta 1 ) is p re - vJ re d f ar h i h e st volta Alternate vo vA I I re f ie l d re -wi r i n g 20 — Charcoal Metallic 50 — Wliit6) 6-- An Wbracket can onl be ordered viith sin and D180' confi 94 — Blue Metallic 51 — Dark Red 7- On GFR/GFPR photoelectric control can onl be used with 400 Watt PSIVIV. 59 — Dark Green 700 — Aztec Silver Metallic 8- Available with GFR AFT reflector onl Can be ordered as an accessor use Order #288,116131-K. .21 —'Vomato Description Order Number Description Order Number ------ F ly 20- +- GFR/GFM 2 HSS - - H ou se Side Shield 4342901 ++ __ .. FK277 - Si GFPR/GFPM 2 HSS -- House Side Shield 4342901++ FK277.,(- 08,_240 - Double Fusin DFIK208�_24011 — __GFR/GFW_V,:),,5--House Side Shield .......... 4342902++_______ ...... .......................... .... DFK480 - Double Fusing DFK480+ - - -- _. � . � . F��1��'11� . �1�� � ���� �icf�l��I - � � - _. - ...._._.. - - - -- _ 4342902++ _....._..._.. FK347 .- Sin Fusin FK347+ GFR/GFM Fl? HSS — House Side Shield 4342902++ RPP2 — Round Pole Plate 16291413LIK++ GFPR/GFPM FP HSS — House Side Shield — ------ - ------- 4342902++ _-_--------- l3KS-BO-WM-*-CLR Wall MOLInt Plate 123111CLR ,----GFR/GFPR FA/AFT IISS--Ho-ul-se--"Sidle.--Sli.lilell.dll-I -------- ---- 4342902++ +Fusin must ba located in the hand-hole of the pole on GFR/GFI1R Series - not in the fixture. HOUSE SIDE SHIELDS Black only. BOTTOM VIEW 4-5/16'j 5-3/811 0 ( 13 7 ni) 2-5116 8-71811 (591-nr-n) (2251711") 5-318 TYPE 11 TYPE III AND FORWARD THROW ( FA/FP/AFT ) GFR WITH INTERNAL (1 37nim) (4342901) ( 4342902) HOUSE SIDE SHIELD ( 28811613LK) Project Nam i Fixture T (02007 frid=05tries" LS1 INDUSTRIES INC, A Cornpariv with a Catalo . ... . .... '3 !EKNIBIT. 1 2 } & 2" 3; 4 fi t # i woo" 4 j All � 1 F r. 1 w. L� Y I r. e I i w . z ® N r , ry ti v , r.» I _.� a ., a a r, --° A r y Y , - Y — y j a , r A - l i — c l � P�AF $ • „ Ml w _ s ' _ r , a. w 41 li ► tit - r R r w r W fi r � I ' 7 , - v r #; IN Mew ow p' i M 1 n" I � Y S Y W . I • I T. I llII _ f � YA 1 r Y � F Ar lum MMM 4 ' I. 'I F 3 r c Y , dig L3 " O ow l .x , * o 4 P' lit+ k or Ilk ion r , _ 4 - , w n r I Al Ir ILI AL a - = z r I r , 4 '4 .- 3 dd S a i a � � 'Al►d t" a{ w ' Y a A a • 00 W Lt) - -- - Ln ON � j z C) Q .� LL. 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W X D LLJ LLJ - Lt3 1--- D LL - o © tea Y�z� L, �� � t r kn L.1 L3_ U `:C d_ Sri vl i �L V U Q Y �-- < ]- C, r L� J, Q U n cc ^O � � .-1 cf] I V L-- e� LLJ 4Ln + % n r LU _ GL D Cpl d u Q Cl- � Z m U x r �} w C) Z U c N�V� L7 < L a ma`' rr i° O C4 EXHIBIT 14 Julie Hultman From: K.D. widin [kdwidin a@comcast.net] Seat: Wednesday, June 10, 2010 9:40 PM Tow Eric Johnson; Mark Vierling (E- mail); Chris Long (E- mail); Andrew Kegley; Jimmy Butler; Judy Hoist; Julie Hultman Subject: white Castle Landscape Plan OPH Staff - I have reviewed the landscape plan dated 5/4/10 for the proposed white Castle restaurant. I - have the following comments and recommendations: 1. Plant Species: the plants chosen are generally acceptable, being hardy, disease and pest resistant. Many are native, or near native, and are relatively low maintenance. The only change l would recommend would be to replace the non- native Scots pine with red pine, which has better form and is longer lived. 2. Landscape Design - the plan is not very attractive. was it designed by a landscape architect or landscape designer? Plants are not grouped, but lined up in rows. Even though some of the medians are narrow, the shrubs could still be grouped in beds for easier maintenance and a more attractive look. The plantings should complement the building and site, even though green space is limited. Please submit a better design. 3. Plant Location: in the southwest corner there is a Scots pine specified for that location and it is at a corner cars will drive around. A standard conifer will get much too large for that location and could be a problem for sight lines. A smaller tree should be planted in that location, far enough back to not be a barrier to sight lines at maturity. 4. Planting Detail: please add the language, " remove top two rungs of any wire basket on root balls of B &B planting stock after tree has been set in planting hole ". An inspection will be made after installation, and any material not planted according to the approved planting detail will have to be redone. Please forward ray comments to the developer. Contact me if you have any questions about this review. Kathy void i n Arborist City of Oak Park Heights Julie Hultman Frorna K.D. widin kdwidin a@comcast.net] Sent: Tuesday, June 29, 2010 9:41 AM To: Keith Fryer; Eric Johnson; Mark Vierling (E- mail); Chris Long (E- mail); Andrew Kegley; Jimmy Butler; Judy Hoist; Julie Hultman Subject: white Castle (Oak Park Heights) Landscape Plan Keith w I have reviewed the revised landscape plan for the proposed white Castle restaurant in Oak Park Heights (still dated 514110) and it looks good. The recommendations made to improve the plan and the longevity of plant material have been included. Red pine have replaced Scots pine, the shrub plantings have been grouped for a more attractive look, the instructions about removing the top two rungs of any wire basket on root ball have been added to the "Landscape Notes" and the evergreens have been planted in a larger tree fawn area to accommodate their larger root systems. The plan is acceptable from my perspective. Kathy Widin OPH Arborist