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HomeMy WebLinkAbout1978-09-05 Planner Ltr to OPH Re Olene Ave. Landscaping F. ❑❑❑ I SO f W 08 02E urban planning • design - market research 416 east hennepin avenue mimeapdis 71 miniesota 55414 (612) 379 -4600 MEMORANDUM TO: Ken Heuer FROM: David Licht DATE: 5 September, 1978 RE: Oak Park Heights - Olene Avenue Landscaping As a consequence of the VFW and St. Croix Bowel being part of the St. Croix Mall PUD application, the matter of landscaping and buffering on Olene Avenue have surfaced. The basis being a site inspection of the project. Please see the attached report. Should the council wish to address this matter as a specilized topic, we are willing to make a presentation accordingly. We will, however, also intend to address the subject as part of the permit requirement associated with the St Croix Mall PUD. We intend to hold the owners /operators responsible for their commitments in the matter. The landscape firm wi {I, of course, also be expected to meet their specified obligations. If you wish to discuss this matter in greater detail, please contact Tim Erkkila or myse If. cc: Otto Bonestroo Lyle Eckberg Swager Bros. Pat Gisger (798.02) St. Croix Mall MEMORANDUM TO: David Licht FROM: Tim Erkkila V VAN► DATE: September 5, 1978 RE: Current Condition of the Olene Avenue Commercial Buffer The physical condition of the Olene Avenue Commercial Buffer has deteriorated to the point where its condition should be reviewed. With other St.Croix Mall buffers also being considered, it becomes even more important to understand the problems to avoid similar future problems. On a more immediate basis, remedial actions on Olene Avenue would be appropriate. After inspecting the buffer in August 1978 and evaluating plant material condition, a number of factors appear to have contributed to the deteriorated status of the buffer. These include: 1 . Lack of Maintenance The first year after a plant material is installed, maintenance is most crucial to its survival and success. The previous plantings which failed on the berm, probably did so for similar reasons. Although the new plantings on Olene were installed on a flatter slope to minimize the soils drying out; nonetheless, drought kill on the new plants took a heavy toll . The very nature of a planting bed on a berm with a wood chip mulch requires special watering to insure new plant material survival. On level ground or with a minimal slope, wood chips do allow moisture penetration and moisture retention; but on a noticeable slope, wood chips provide a "shingle effect ", shedding water to the base of the slope rapidly, not allowing time for water to penetrate through the thickness of the wood chips. Thus, until root systems were established to utilize ground moisture, watering of new material is essential. Elimination of the berm would help plant survival, but much of the screening effect would be lost. Removal of the wood chip mulch would allow more water to soak in, but would allow too much weed growth. 2. Planting Inspection Because of the cost of construction supervision, it was suggested that the landscape architect not continue to inspect plant material quality, placement and planting methods during and after installation. At the time work was suspended, we had pointed out that we suspected some deficiencies, no follow- through occurred. e This whole procedure is crucial to a landscaping installation's success also. During inspection, the landscape architect evaluates planting methods and procedures, including plant material quality, condition and replacement. He identifies problems immediately seeking remedial action. In the case of the Olene Avenue Buffer, plant material quality may not have been equal to what was specified and the size of material may be smaller than specified. The Falspirea was to be 2' -3' high and the Summac to be 3' high at time of planting. I question whether they were that large. The landscape architect would have directed that damaged and substandard materials be replaced and also required proper pruning of the new materials to stimulate growth. 3. Winter Ki I I The first winter of a plant material's installation can be devastating. It is apparent that some plant materials froze out. 4. Miscellaneous Damage Although they were planted, much of the Falspirea is gone. I am not sure if they were eaten by animals or uprooted by vandals. 5. Initial Plan To keep costs low, plants which spread by themselves were selected. That allowed us to use less plants because they will spread. Both the Summac and Falspirea were planted to allow for this natural infilling. So even with complete plant survival, we were looking to the second and later years for the shrub beds to fill in. The first year one wouldn't likely be impressedby the plantings, but what exists is substantially less than acceptable. SOLUTIONS Two things need to be done to restore the plantings; they are: 1. Add or replace plants. 2. Improve maintenance. Neither solution by itself is sufficient. Add or Replace Plants: When the contractor completed work last spring, a one year guarantee on plants went into effect. The contractor should be informed about the problem so that he can order replacement plants before hand. He may wish to comment on why his success ratio was so poor (he may suggest certain remedial actions to improve the survival rate, such as fertilizers, special maintenance, etc.). Beyond the replacement of guaranteed plants, if the owners wished a more dense planting can be achieved if additional plants were ordered. Maintenance: During the first year after planting, the plants should be watered each week. Provision of a built -in irrigation system was discussed at the time we held hearings on the matter, but it was dropped because of costs. Complete maintenance over the first year should incI ude: 1 . Weeding the berm (to remove undesirable vegetation sapping the moisture that is available.) 2. Dead and damaged materials should be pruned out. This would immediately improve the appearance and would stimulate plant growth. 3. Water the berm at a minimum rate of 1" of water per week. This should be continued even after rainfall, since many times rain comes at a more rapid rate than the ground can absorb. 4. Protection for winter effects would help. This may include using rodent repel lants around any plant materials subject to wild- life damage and checking to see that plants still susceptable to freeze -out are given sufficient insulation (mulch) around root systems . The overall problem appears to be a questionable initial installation plus a lack of care and maintenance of the plantings. There is no reason why the plant materials chosen for the berm would not have flourished if properly planted and if provided with adequate maintenance. I also recommend that someone be responsible for replacement planting inspection and monitoring of maintenance. There is no type of planting which will flourish and provide the height of screening desired without this level of initial care.