Application Packet

City of El Mirage — Regular Meeting (2022-01-20)

Extracted text (via pymupdf) 43595 characters

August 31, 2021

City of El Mirage
Development Services Department
10000 N El Mirage Rd
El Mirage, AZ 85335-3607
Re:
Cactus RV Storage Conditional Use Permit and Site Plan Review – SEC of El Mirage Road
and Cactus Road
To Whom it May Concern:
The enclosed site plan and conditional use permit application is for a proposed recreational vehicle
storage use to be constructed, owned and operated by 1784 Capital Holdings, LLC (the “Applicant”) on an
approximate 10.37 acre site located at the southeast corner of El Mirage and Cactus Roads, APNs: 501-86-
560A & 501-86-559D (the “Property”). The Applicant proposes to develop a single level approximately 1,500
square foot office building and recreational vehicle parking facility, as depicted in the site plan included with
this submittal.
The project team includes the following consultants:
DESIGN BUILD/GENERAL CONTRACTOR
ARCO/Murray
Eric Fleps
469-999-6579
efleps@arcomurray.com
Ryan McQuigg
rmcquigg@arcomurray.com

DEVELOPER/OWNER
1784 Capital Holdings, LLC
Kelly McKone
866-828-6009
kmckone@1784holdings.com
ARCHITECT & SITE PLANNING
EAPC Architecture
Michelle Bach
509-669-7946
Michelle.bach@eapc.net

PROJECT MANAGER FOR DEVELOPER
Nimble Consulting, LLC
Jessi Ray
602-510-3654
jessi@nimbleconsulting.llc
LANDSCAPE

Page 2
Evergreen Design Group
Rodney McNabb
800-680-6630
Rodney@evergreendesigngroup.com

Established in 2013, the Applicant is committed to establishing the highest standards within the
self-storage industry through state-of-the-art construction, compatible architectural design, professional
management, and enhanced security. Based in Scottsdale, Arizona, the Applicant intends to fulfill the
growing demand for quality storage in vibrant regions.

The Applicant intends to develop the proposed use, which is permitted with a conditional use permit
under the Urban Corridor zoning district. The project will comply with all applicable Zoning Ordinance
standards. The Property is vacant land with limited grade change.
The Applicant proposes approximately 331 recreational vehicle parking spaces of varying sizes to
accommodate different types of RVs and boats. The recreational vehicle parking will be covered by an
approximate 18’ high metal canopy and landscaped along the perimeter of the Property and at the end of the
parking islands. The entire storage area will be secured with a screen wall and gates at vehicle entry points.
A wash bay and dump station are proposed at the front of the site, adjacent to the office.

The Property has one existing driveway from El Mirage Road. This driveway provides access to the
parcels to the south and east of the Property through a shared ingress and egress easement. The shared
access to El Mirage will be retained, but the development plan proposes to straighten the easement to be
better aligned with the property line. The project will provide 6 parking spaces (including 1 ADA space). All
required building and landscape setbacks are met, and public utility easements will be provided on each
street frontage where required by the city.

The proposed office hours are 7 am to 6 pm, seven days a week, with keypad entry for customer
access to the secured area from 5 am to 10 pm, seven days a week.

We appreciate your review of this application for development and look forward to receiving
feedback on the plans provided with this application.
Sincerely,
Jessi Ray

Jessi Ray

B-B
B-B
A-A
A-A
KEY MAP

CACTUS ROAD
EL MIRAGE ROAD
ZONE: MP
APN: 501-86-558B
ZONE: MP
LOT 153
APN: 501-85-937
ZONE: MP
LOT 154
APN: 501-85-938
ZONE: MP
LOT 155
APN: 501-85-939
ZONE: MP
LOT 156
APN: 501-85-940
ZONE: MP
LOT 157
APN: 501-85-941
ZONE: MP
LOT 158
APN: 501-85-942
ZONE: MP
LOT 159
APN: 501-85-943
ZONE: MP
LOT 17
APN: 501-86-578
ZONE: MP
LOT 16
APN: 501-86-577
ZONE: MP
LOT 18
APN: 501-86-579
ZONE: MP
LOT 19
APN: 501-86-580
EXCEPTION AREA
ZONE: UC
APN: 501-86-559E
OFFICE
1,500 S.F.
WASH BAY
WASH BAY
SEWER DUMP
MECH.
COVERED
RV PARKING
COVERED
RV PARKING
COVERED
RV PARKING
COVERED
RV PARKING
25' SLIDING
GATE
25' SLIDING
GATE
8' SCREEN WALL
8' SCREEN
WALL
22
30
29
30
29
30
32
6
EXISTING EASEMENT
FOR INGRESS & EGRESS
EASEMENT FOR INGRESS & EGRESS
(NEW ALIGNMENT)
8' SCREEN
WALL
25' SLIDING
EXIT GATE ONLY
N 89°57'58"E
300.07'
N 89°23'26"W
275.97'
S89°46'05"E 24.04'
S00°01'19"W
609.56'
S 89°22'46"E
299.96'
S 89°22'46"E
174.97'
WELL SITE
& EQUIP.
ZONE: UC
APN: 501-86-559F
S 89°26'04"E
125.23'
N 00°00'02"W
114.89'
N 00°01'19"E
830.98'
S 00°01'53"W
332.78'
NEW CURB &
GUTTER
CONCRETE
CONCRETE
CONCRETE
CONCRETE
TURN TEMPLATE
19.5 FT INNER RADIUS
45 FT OUTER RADIUS
TURN TEMPLATE
19.5 FT INNER RADIUS
45 FT OUTER RADIUS
TURN TEMPLATE
19.5 FT INNER RADIUS
45 FT OUTER RADIUS
6" CURB
6" CURB
6" CURB
6" CURB
CONCRETE
CONCRETE
RIGHT
IN/RIGHT
OUT (ONE
WAY SIGN)
VACUUM
SVT
SVT
CONCRETE
CONCRETE
CONCRETE
TURN TEMPLATE
19.5 FT INNER RADIUS
45 FT OUTER RADIUS
10X30
10X20
10X15
10X30
10X20
10X15
10X30
10X20
10X15
10X30
10X20
10X15
COVERED
RV PARKING
16
16
14
PED. ACCESS
GATE
CONCRETE
RIGHT IN/RIGHT OUT
(ONE WAY SIGN)
10X25
10X25
COVERED
RV PARKING
KEY PAD
SVT
10X25
CONCRETE
18
LANDSCAPE CALCULATIONS
STREET TREES
FRONTAGE LENGTH (CACTUS ROAD):
474.93 LF
STREET TREES REQUIRED:
16 TREES (1 PER 30 LF OF FRONTAGE, 474.9 LF TOTAL)
STREET TREES PROVIDED:
16 TREES
50% REQUIRED TO BE 24" BOX, 10' HEIGHT, 4' SPREAD, 2-1/2"CALIPER.
SHRUBS REQUIRED:
72 SHRUBS (3 PER 20 LF OF FRONTAGE, 474.9 LF TOTAL)
SHRUBS PROVIDED:
73 SHRUBS
FRONTAGE LENGTH (EL MIRAGE ROAD):
835.93 LF
STREET TREES REQUIRED:
28 TREES (1 PER 30 LF OF FRONTAGE, 835.9 LF TOTAL)
STREET TREES PROVIDED:
28 TREES*
*TREES PROPOSED WITHIN ROW BETWEEN EXISTING SIDEWALK AND PROPERTY LINE DUE TO PUE RESTRICTIONS
50% REQUIRED TO BE 24" BOX, 10' HEIGHT, 4' SPREAD, 2-1/2"CALIPER.
SHRUBS REQUIRED:
126 SHRUBS (3 PER 20 LF OF FRONTAGE, 835.9 LF TOTAL)
SHRUBS PROVIDED:
134 SHRUBS
PARKING TREES
TOTAL SPACES:
275 SPACES
TREES REQUIRED IN PARKING:
55 TREES (1 TREE PER 5 SPACES)
TREES PROVIDED:
56 TREES
DRAWING TITLE
All plans, specifications, computer files, field data, notes and other
documents and instruments prepared by EAPC as instruments of
service shall remain the property of EAPC. EAPC shall retain all
common law, statutory and other reserved rights, including the
copyright thereto.
STAMP
CHECKED BY:
DRAWN BY:
COPYRIGHT:
MNB
MB/RM
SD
SITE PLAN - PRE APPLICATION
07-19-2021
DESCRIPTION
DATE
PROPOSED COVERED
RV PARKING
MARK
CLIENT
PROJECT DESCRIPTION
CITY
STATE
ISSUE DATES
PROJECT NO:
20213400
EL MIRAGE
ARIZONA
TELE
FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
CONSULTANTS
SD
SITE PLAN - APPLICATION
09-02-2021
DR
SITE PLAN - DEV. REVIEW
11-24-2021
LANDSCAPE PLAN
LP-0
(800) 680-6630
2375 E. Camelback Rd., Suite 600
Phoenix, AZ 85016
www.EvergreenDesignGroup.com
EVERGREEN
D E S I G N G R O U P
NORTH
Scale 1" = 60'
30'
120'
60'
0'
NOTE: PRINTED DRAWING SIZE
MAY
HAVE
CHANGED
FROM
ORIGINAL. VERIFY SCALE USING
BAR SCALE ABOVE.
LP-1
LP-2
SIGHT DISTANCE TRIANGLE
SIGHT DISTANCE TRIANGLE
8' PUE
8' PUE
TREES
CODE
QTY
BOTANICAL NAME
COMMON NAME
CONT
CAL
SIZE
CL
23
CHILOPSIS LINEARIS
DESERT WILLOW
15 GAL
1.5" CAL MIN
8` HT MIN
CPP
17
PISTACEA CHINESE
CHINESE PISTACHE
15 GAL
1.5" CAL MIN
8` HT. MIN.
GI
30
GLEDITSIA TRIACANTHOS INERMIS
THORNLESS COMMON HONEYLOCUST
24" BOX
2.5"CAL
10-12` HT.
LO
19
QUERCUS VIRGINIANA
LIVE OAK
24" BOX
2.5" CAL MIN
10` HT MIN
PZ
16
PROSOPIS JULIFLORA `AZT`
AZT MESQUITE
24" BOX
2.5" CAL MIN
10` HT MIN
UP
11
ULMUS PARVIFOLIA
LACEBARK ELM
24" BOX
1.5" CAL MIN
6` HT MIN
WF3
10
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
B & B
BOOTED
10` HT.
SHRUBS
CODE
QTY
BOTANICAL NAME
COMMON NAME
CONT
SPACING
SIZE
BJ
51
BOUGAINVILLEA X `LA JOLLA`
LA JOLLA BOUGAINVILLEA
5 GAL
BM
133
BAILEYA MULTIRADIATA
DESERT MARIGOLD
5 GAL
CE
124
CALLIANDRA ERIOPHYLLA
PINK FAIRY DUSTER
5 GAL
DG
107
DALEA GREGGII
TRAILING INDIGO BUSH
5 GAL
DW
42
DASYLIRION WHEELERI
DESERT SPOON
5 GAL
HP
107
HESPERALOE PARVIFLORA
RED YUCCA
5 GAL
JC
36
JUSTICIA CALIFORNICA
CHUPAROSA
5 GAL
JS
41
JUSTICIA SPICIGERA
DESERT HONEYSUCKLE
5 GAL
LC
52
LANTANA CAMARA 'CONFETTI'
CONFETTI LANTANA
5 GAL
LC3
43
LEUCOPHYLLUM FRUTESCENS `COMPACTA`
COMPACT TEXAS RANGER
5 GAL
LR
74
LANTANA CAMARA 'DALLAS RED'
DALLAS RED LANTANA
5 GAL
NP
86
NERIUM OLEANDER `PETITE PINK`
PETITE PINK OLEANDER
5 GAL
GROUND COVERS
CODE
QTY
BOTANICAL NAME
COMMON NAME
DGG
44,991 SF
DECOMPOSED GRANITE GRAVEL
COLOR: APACHE GOLD
PLANT SCHEDULE
IRRIGATION CONCEPT
1.
AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED AND OPERATIONAL BY THE TIME OF
FINAL INSPECTION. THE ENTIRE IRRIGATION SYSTEM SHALL BE INSTALLED BY A LICENSED AND
QUALIFIED IRRIGATION CONTRACTOR.
2.
THE IRRIGATION SYSTEM WILL OPERATE ON POTABLE WATER, AND THE SYSTEM WILL HAVE
APPROPRIATE BACKFLOW PREVENTION DEVICES INSTALLED TO PREVENT CONTAMINATION OF
THE POTABLE SOURCE.
3.
ALL NON-TURF PLANTED AREAS SHALL BE DRIP IRRIGATED. SODDED AND SEEDED AREAS
SHALL BE IRRIGATED WITH SPRAY OR ROTOR HEADS AT 100% HEAD-TO-HEAD COVERAGE.
4.
ALL PLANTS SHARING SIMILAR HYDROZONE CHARACTERISTICS SHALL BE PLACED ON A VALVE
DEDICATED TO PROVIDE THE NECESSARY WATER REQUIREMENTS SPECIFIC TO THAT
HYDROZONE.
5.
THE IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED, TO THE MAXIMUM EXTENT
POSSIBLE, TO CONSERVE WATER BY USING THE FOLLOWING DEVICES AND SYSTEMS:
MATCHED PRECIPITATION RATE TECHNOLOGY ON ROTOR AND SPRAY HEADS (WHEREVER
POSSIBLE), RAIN SENSORS, AND MULTI-PROGRAM COMPUTERIZED IRRIGATION CONTROLLERS
FEATURING SENSORY INPUT CAPABILITIES.
NOTE: ALL PLANTS SHALL BE CONTAINER-GROWN, CONTAINER SIZE AS APPROPRIATE FOR THE CALIPER SPECIFIED. SEE SPECIFICATIONS FOR PROPER ROOT QUALITY.
MULCHES
AFTER ALL PLANTING IS COMPLETE, CONTRACTOR SHALL
INSTALL 2" THICK LAYER OF 1/2" MINUS "APACHE GOLD" D.G.
MULCH, OVER LANDSCAPE FABRIC, IN ALL PLANTING 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).
R
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1
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0
6
/
2
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2
1
TREE SEPARATION
TREES SHALL NOT BE PLANTED WITHIN ANY PUE, WITHIN 5' OF
ANY PUBLIC SIDEWALK OR CURB, OR WITHIN 6' OF ANY UTILITIES
INCLUDING FIRE HYDRANTS, STREET LIGHTS, METERS, ETC.
MAINTENANCE
MAINTENANCE FOR ALL LANDSCAPING AND IRRIGATION SHOWN
ON THE PLANS WILL BE THE RESPONSIBILITY OF THE PROPERTY
OWNER.

CACTUS ROAD
EL MIRAGE ROAD
ZONE: MP
APN: 501-86-558B
OFFICE
1,500 S.F.
WASH BAY
WASH BAY
SEWER DUMP
MECH.
COVERED
RV PARKING
COVERED
RV PARKING
COVERED
RV PARKING
COVERED
RV PARKING
25' SLIDING
GATE
8' SCREEN
8' SCREEN
WALL
22
30
29
30
29
30
32
6
EASEMENT FOR INGRESS & EGRESS
(NEW ALIGNMENT)
8' SCREEN
WALL
25' SLIDING
EXIT GATE ON
S00°01'19"W
609.56'
S 89°22'46"E
299.96'
S 89°22'46"E
174.97'
WELL SITE
& EQUIP.
ZONE: UC
APN: 501-86-559F
S 89°26'04"E
125.23'
N 00°00'02"W
114.89'
N 00°01'19"E
830.98'
CONCRETE
CONCRETE
CONCRETE
TURN TEMPLATE
19.5 FT INNER RADIUS
45 FT OUTER RADIUS
TURN TEMPLATE
19.5 FT INNER RADIUS
45 FT OUTER RADIUS
6" CURB
6" CURB
6" CURB
6" CURB
CONCRETE
CONCRETE
RIGHT
IN/RIGHT
OUT (ONE
WAY SIGN)
VACUUM
SVT
SVT
14
PED. ACCESS
GATE
CONCRETE
RIGH
(ONE
KEY PAD
(3) GI
(3) CL
(6) BM
(1) BJ
(3) HP
(3) DG
(3) DW
(6) NP
(3) BJ
(5) BM
(5) CE
(9) NP
(6) CE
(9) LR
(3) JS
(4) DW
(5) JS
(2) GI
(2) CL
(6) WF3
(3) CL
(3) GI
(2) GI
(3) LO
(3) GI
(2) LO
(3) GI
(4) LO
(1) GI
(1) GI
(4) PZ
(5) UP
(3) PZ
(6) LR
(4) LR
(3) DG
(1) BJ
(5) CE
(3) DW
(6) NP
(4) HP
(5) DG
(6) BM
(3) CE
(5) DG
(3) BJ
(4) HP
(3) HP
(7) NP
(5) DG
(6) DW
(9) JC
(5) BJ
(8) HP
(5) BM
(3) CE
(6) CE
(7) BM
(13) BM
(5) DW
(10) CE
(6) HP
(3) BJ
(6) JC
(3) DG
(6) NP
(3) BJ
(5) CE
(6) LR
(3) BJ
(3) DG
(3) LC3
(3) JC
(3) DG
(3) BJ
(6) LC
(6) BM
(5) CE
(3) DW
(6) HP
(2) DG
(3) NP
(2) BJ
(5) GI
(4) DG
(4) WF3
(2) LO
(1) LO
(1) CL
(9) LC
(7) DG
(10) CE
(1) BJ
(3) BM
(1) BJ
(5) CE
(4) HP
(5) JS
(3) NP
(6) LC
(2) DG
(3) CE
(3) LC
(5) HP
(7) LC
(9) LC3
(7) LR
(9) NP
(7) LR
(9) LC3
(9) LR
(9) LR
(8) DG
(9) BM
(14) HP
(16) CE
(5) DW
(16) BM
(22) LC3
(23) BM
(7) LR
(7) HP
(5) HP
(6) CL
(5) CPP
(5) GI
MATCHLINE - SEE SHEET LP-2
DRAWING TITLE
All plans, specifications, computer files, field data, notes and other
documents and instruments prepared by EAPC as instruments of
service shall remain the property of EAPC. EAPC shall retain all
common law, statutory and other reserved rights, including the
copyright thereto.
STAMP
CHECKED BY:
DRAWN BY:
COPYRIGHT:
MNB
MB/RM
SD
SITE PLAN - PRE APPLICATION
07-19-2021
DESCRIPTION
DATE
PROPOSED COVERED
RV PARKING
MARK
CLIENT
PROJECT DESCRIPTION
CITY
STATE
ISSUE DATES
PROJECT NO:
20213400
EL MIRAGE
ARIZONA
TELE
FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
CONSULTANTS
SD
SITE PLAN - APPLICATION
09-02-2021
DR
SITE PLAN - DEV. REVIEW
11-24-2021
LANDSCAPE PLAN
LP-1
Scale 1" = 30'
15'
60'
30'
0'
NOTE: PRINTED DRAWING SIZE
MAY
HAVE
CHANGED
FROM
ORIGINAL. VERIFY SCALE USING
BAR SCALE ABOVE.
NORTH
(800) 680-6630
2375 E. Camelback Rd., Suite 600
Phoenix, AZ 85016
www.EvergreenDesignGroup.com
EVERGREEN
D E S I G N G R O U P
SIGHT DISTANCE TRIANGLE
8' PUE
SIGHT DISTANCE TRIANGLE
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1
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0
6
/
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2
1

ZONE: MP
LOT 153
APN: 501-85-937
ZONE: MP
LOT 154
APN: 501-85-938
ZONE: MP
LOT 155
APN: 501-85-939
ZONE: MP
LOT 156
APN: 501-85-940
ZONE: MP
LOT 157
APN: 501-85-941
ZONE: MP
LOT 17
APN: 501-86-578
ZONE: MP
LOT 16
APN: 501-86-577
ZONE: MP
LOT 18
APN: 501-86-579
ZONE: MP
LOT 19
APN: 501-86-580
25' SLIDING
GATE
EXISTING EASEMENT
FOR INGRESS & EGRESS
EASEMENT FOR INGRESS & EGRESS
(NEW ALIGNMENT)
8' SCREEN
WALL
N 89°57'58"E
300.07'
N 89°23'26"W
275.97'
S89°46'05"E 24.04'
S 00°01'53"W
332.78'
NEW CURB &
GUTTER
CONCRETE
TURN TEMPLATE
19.5 FT INNER RADIUS
45 FT OUTER RADIUS
6" CURB
SVT
CONCRETE
CONCRETE
CONCRETE
TURN TEMPLATE
19.5 FT INNER RADIUS
45 FT OUTER RADIUS
10X30
10X20
10X15
10X30
10X20
10X15
10X30
10X20
10X15
10X30
10X20
10X15
COVERED
RV PARKING
16
16
10X25
10X25
COVERED
RV PARKING
SVT
10X25
CONCRETE
18
(4) CL
(7) CPP
(3) PZ
(3) UP
(3) PZ
(3) UP
(6) LR
(1) BJ
(5) CE
(3) DW
(5) NP
(5) HP
(6) DG
(6) BM
(5) JS
(5) BJ
(4) DG
(3) BM
(4) DW
(3) DG
(1) GI
(2) BJ
(5) GI
(2) BJ
(15) HP
(16) CE
(9) DG
(4) LO
(15) JS
(6) LR
(9) LC
(12) BM
(1) GI
(5) CPP
(2) CL
(2) CL
(7) LC
(9) LC3
(9) LR
(9) LR
(8) DG
(7) BM
(8) BJ
(26) NP
(10) JC
(5) DW
(7) LR
(5) LC
(1) DG
(5) CE
(5) HP
(6) CL
(3) PZ
(3) DG
(5) JC
(3) BJ
(3) DW
(5) LR
(5) DG
(6) CE
(3) DW
(3) BJ
(3) DG
(8) JS
(6) NP
(5) CPP
(12) DG
(5) GI
(18) HP
(8) DG
(3) LO
(10) CE
GENERAL 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, INCLUDING ALL APPLICABLE JURISDICTION REQUIREMENTS.
2.
THE CONTRACTOR SHALL VERIFY ALL EXISTING AND PROPOSED SITE ELEMENTS AND NOTIFY THE OWNER
OF ANY DISCREPANCIES.
3.
THE CONTRACTOR SHALL LOCATE ALL EXISTING UNDERGROUND UTILITIES AND NOTIFY OWNER OF ANY
CONFLICTS. UTILITY LOCATIONS SHOWN ARE APPROXIMATE AND THE DESIGNER DOES NOT GUARANTEE
THAT LOCATIONS SHOWN ARE EXACT. CONTRACTOR SHALL EXERCISE CAUTION WHEN WORKIGN IN THE
VICINITY OF UNDERGROUND UTILITIES.
4.
THE GENERAL CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL EXISTING VEGETATION (EXCEPT WHERE
NOTED TO REMAIN).
5.
ALL PLANT LOCATIONS ARE DIAGRAMMATIC. ACTUAL LOCATIONS SHALL BE VERIFIED WITH THE OWNER OR
OWNER'S REPRESENTATIVE 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 OWNER OR OWNER'S REPRESENTATIVE 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 OWNER OR OWNER'S
REPRESENTATIVE TO INSPECT, AND APPROVE OR REJECT, ALL PLANTS DELIVERED TO THE JOBSITE.
REFER TO SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS FOR SUBMITTALS.
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.
PROVIDE AND INSTALL DECOMPOSED GRANITE MULCH IN ALL DISTURBED AREAS OUTSIDE OF PROPERTY
LIMITS (UNLESS SHOWN AS PLANTING).
8.
SEE SPECIFICATIONS AND DETAILS FOR FURTHER REQUIREMENTS.
DRAWING TITLE
All plans, specifications, computer files, field data, notes and other
documents and instruments prepared by EAPC as instruments of
service shall remain the property of EAPC. EAPC shall retain all
common law, statutory and other reserved rights, including the
copyright thereto.
STAMP
CHECKED BY:
DRAWN BY:
COPYRIGHT:
MNB
MB/RM
SD
SITE PLAN - PRE APPLICATION
07-19-2021
DESCRIPTION
DATE
PROPOSED COVERED
RV PARKING
MARK
CLIENT
PROJECT DESCRIPTION
CITY
STATE
ISSUE DATES
PROJECT NO:
20213400
EL MIRAGE
ARIZONA
TELE
FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
CONSULTANTS
SD
SITE PLAN - APPLICATION
09-02-2021
DR
SITE PLAN - DEV. REVIEW
11-24-2021
LANDSCAPE PLAN
LP-2
Scale 1" = 30'
15'
60'
30'
0'
NOTE: PRINTED DRAWING SIZE
MAY
HAVE
CHANGED
FROM
ORIGINAL. VERIFY SCALE USING
BAR SCALE ABOVE.
NORTH
(800) 680-6630
2375 E. Camelback Rd., Suite 600
Phoenix, AZ 85016
www.EvergreenDesignGroup.com
EVERGREEN
D E S I G N G R O U P
MATCHLINE - SEE SHEET LP-1
SIGHT DISTANCE TRIANGLE
8' PUE
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1
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/
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0
2
1

PLANT SPACING
SCALE: NTS
C
4
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 GROUNDCOVER PLANTING
SCALE: NTS
B
8
WEED FABRIC UNDER MULCH.
8
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
D
SCALE: NOT TO SCALE
STEEL EDGING
TURF (WHERE SHOWN ON PLAN).
4
PLANT.
3
MULCH LAYER.
2
CURB.
1
1
4
3
2
OF MATURE CANOPY
24" MIN. TO EDGE
DISTANCE PER PLAN
E
SCALE: NOT TO SCALE
PLANTING AT PARKING AREA
TREE PLANTING
SCALE: NOT TO SCALE
A
PLANT CENTER (TYP.)
EQUAL
EQUAL
EQUAL
EDGE 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
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.
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
APPROPRIATE LOCAL JURISDICTION, AS WELL AS OPERATE UNDER A COMMERCIAL PESTICIDE APPLICATOR LICENSE.
B.
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 THE AMERICAN STANDARD FOR NURSERY STOCK (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 OWNER OR OWNER'S REPRESENTATIVE 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 OWNER OR OWNER'S REPRESENTATIVE 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.
TOPSOIL: SANDY TO CLAY LOAM TOPSOIL, FREE OF STONES LARGER THAN ½ INCH, FOREIGN MATTER, PLANTS, ROOTS, AND
SEEDS.
D.
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.
E.
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).
F.
MULCH: SIZE AND TYPE AS INDICATED ON PLANS, FREE FROM DELETERIOUS MATERIALS AND SUITABLE AS A TOP DRESSING
OF TREES AND SHRUBS.
G.
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.
I.
STEEL EDGING: PROFESSIONAL STEEL EDGING, 14 GAUGE THICK X 4 INCHES WIDE, FACTORY PAINTED DARK GREEN.
ACCEPTABLE MANUFACTURERS INCLUDE COL-MET OR APPROVED EQUAL.
J.
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 GENERAL CONTRACTOR, OWNER, OR OWNER'S REPRESENTATIVE.
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 OWNER OR OWNER'S
REPRESENTATIVE, 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.
POSITION THE TREES AND SHRUBS IN THEIR INTENDED LOCATION AS PER THE PLAN. NOTIFY THE OWNER'S
REPRESENTATIVE FOR INSPECTION AND APPROVAL OF ALL POSITIONING OF PLANT MATERIALS.
4.
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.
D.
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 THE JURISDICTION OR 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 (OR #15 GAL - 24” BOX):
TWO STAKES PER TREE
b.
2-1/2"-4" TREES (OR 36” - 48” BOX):
THREE STAKES PER TREE
c.
TREES OVER 4" CALIPER (OR >48” BOX):
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).
8.
FOR TREES IN TURF AREAS, DO NOT PLANT GRASS ALL THE WAY TO THE TRUNK OF THE TREE. LEAVE THE AREA OVER
THE ROOT BALL AND INSTALL MULCH WITH AT LEAST 2” OF SPECIFIED MULCH. SEE MULCH SPECIFICATION FOR
ADDITIONAL INFORMATION.
D.
PALM PLANTING
1.
PALM 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.
2.
SCARIFY THE SIDES AND BOTTOM OF THE PLANTING HOLE PRIOR TO THE PLACEMENT OF THE PALM. REMOVE ANY
GLAZING THAT MAY HAVE BEEN CAUSED DURING THE EXCAVATION OF THE HOLE.
3.
USE BANK SAND MIXED WITH THE EXISTING SOIL (75% BANK SAND AND 25% EXISTING SOIL) AS THE BACKFILL. 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, IMPORT ADDITIONAL TOPSOIL FROM OFF-SITE AT NO
ADDITIONAL COST TO THE OWNER.
4.
BACKFILL AROUND THE ROOTBALL WITH AMENDED SOIL TO TWO-THIRDS OF THE DEPTH OF THE ROOTBALL AND
APPLY THE PALM MAINTENANCE SPIKES PER MANUFACTURER'S DIRECTIONS. BACKFILL THE REST OF THE PLANTING
HOLE, TAMPING FIRMLY TO REMOVE AIR POCKETS
5.
BRACE THE PALMS USING PALM BRACES (PER PLANTING DETAILS). DO NOT SECURE BRACES TO THE PALM ITSELF.
6.
UPON COMPLETION OF PLANTING, CONSTRUCT AN EARTH WATERING BASIN AROUND THE TREE. TOPDRESS WITH
MULCH (TYPE AND DEPTH PER PLANS).
E.
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.
INSTALL THE WEED BARRIER CLOTH, OVERLAPPING IT AT THE ENDS. UTILIZE STEEL STAPLES TO KEEP THE WEED
BARRIER CLOTH IN PLACE.
3.
WHEN PLANTING IS COMPLETE, INSTALL MULCH (TYPE AND DEPTH PER PLANS) OVER ALL PLANTING BEDS, COVERING
THE ENTIRE PLANTING AREA.
F.
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. MULCH AT THE BASE OF SHRUBS SHALL BE A MAXIMUM 1”
DEPTH OVER ROOT BALL
3.
MULCH COVER WITHIN 6" OF CONCRETE WALKS AND CURBS SHALL NOT PROTRUDE ABOVE THE FINISH SURFACE OF
THE WALKS AND CURBS. FINISH GRADE OF MULCH AT CURBS AND SIDEWALKS SHALL BE 1” LOWER THAN THE
ADJACENT CURB OR SIDEWALK. MULCH COVER WITHIN 12" OF WALLS SHALL BE AT LEAST 3" LOWER THAN THE TOP OF
WALL.
G.
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.
H.
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.
I.
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 SEEDED AND/OR 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:
i.
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.
j.
ALL HARDSCAPE SHALL BE CLEANED PRIOR TO FINAL ACCEPTANCE.
k.
SODDED AREAS MUST BE ACTIVELY GROWING AND MUST REACH A MINIMUM HEIGHT OF 1 1/2 INCHES BEFORE
FIRST MOWING. BARE AREAS LARGER THAN TWELVE SQUARE INCHES MUST BE RESODDED (AS APPROPRIATE)
PRIOR TO FINAL ACCEPTANCE. ALL SODDED TURF SHALL BE NEATLY MOWED.
J.
WARRANTY PERIOD, PLANT GUARANTEE AND REPLACEMENTS
1.
THE LANDSCAPE CONTRACTOR SHALL GUARANTEE ALL TREES, SHRUBS, PERENNIALS, SOD, 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.
K.
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.
DRAWING TITLE
All plans, specifications, computer files, field data, notes and other
documents and instruments prepared by EAPC as instruments of
service shall remain the property of EAPC. EAPC shall retain all
common law, statutory and other reserved rights, including the
copyright thereto.
STAMP
CHECKED BY:
DRAWN BY:
COPYRIGHT:
MNB
MB/RM
SD
SITE PLAN - PRE APPLICATION
07-19-2021
DESCRIPTION
DATE
PROPOSED COVERED
RV PARKING
MARK
CLIENT
PROJECT DESCRIPTION
CITY
STATE
ISSUE DATES
PROJECT NO:
20213400
EL MIRAGE
ARIZONA
TELE
FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
CONSULTANTS
SD
SITE PLAN - APPLICATION
09-02-2021
DR
SITE PLAN - DEV. REVIEW
11-24-2021
(800) 680-6630
2375 E. Camelback Rd., Suite 600
Phoenix, AZ 85016
www.EvergreenDesignGroup.com
EVERGREEN
D E S I G N G R O U P
LANDSCAPE
DETAILS &
SPECIFICATIONS
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SITE PLAN - FORMAL
APPLICATION
08-31-2021