HomeMy WebLinkAbout2018-03-19 Joint Board PacketAGENDA
Stillwater City and Town Joint Planning Board
City Council Chambers
216 North Fourth Street
Stillwater, MN 55082
5:00 p.m.
Monday, March 19, 2018
1. CALL TO ORDER
2. APPROVAL OF AGENDA
3. APPROVAL OF FEBRUARY 12, 2018 MINUTES
4. PUBLIC HEARINGS
5.01 Request by Kevin von Riedel for a rezoning related to the preliminary plat
of Boutwell Farm, a 10-lot single-family residential subdivision at 12588
Boutwell Road.
5. MISCELLANEOUS
6. ADJOURNMENT
Stillwater City and Town Joint Planning Board
Regular Meeting Minutes
February 12, 2018
Present: Stillwater Town Board Members Dave Johnson and Sheila-Marie Untied,
City of Stillwater Council Members Ted Kozlowski and Tom Weidner.
Staff present: Stillwater Community Development Director Bill Turnblad
Chair Johnson called the meeting to order at 5:03 PM.
APPROVAL OF AGENDA
The agenda was accepted with one change. Election of officers was moved after the
public hearing.
APPROVAL OF MINUTES
Untied moved approval of the minutes of December 18, 2017. Motion was seconded by
Kozlowski and approved 4-0.
NEW BUSINESS
Rezoning for Heifort Hills Estate - Case No. 2017-67
Turnblad introduced the case by summarizing his report of February 5, 2018. The
developer, Todd Ganz of Integrity Land Development, requested a rezoning of the
property at 8911 Neal Avenue from AP – Agricultural Preservation to RB – Two Family
Residential for a 24 lot detached townhome development to be known as Heifort Hills
Estate.
Johnson opened the public hearing. No public comments were offered, so the hearing
was closed.
Weidner mentioned that the trail along Neal Avenue would be extended all the way
north to State Highway 96. Todd Ganz explained that originally the trail was planned to
stop at Neal Court because there were no immediate plans for a trail along Highway 96.
However, the City Council thought it would be best to extend the trail now while Neal
Avenue was being reconstructed.
Johnson stated that the Township advocates for connections to regional trails, so he
appreciates the Council decision on the earlier extension of the trail.
Joint Board Minutes
February 12, 2018
Page 2 of 2
Weidner moved to approve the rezoning, which was seconded by Untied. The motion
passed on a 4-0 vote.
ELECTION OF OFFICERS
Weidner moved to re-elect Johnson as chair and Kozlowski as vice-chair. Motion
seconded by Untied and passed on a 4-0 vote.
OTHER BUSINESS
Palmer Property - Weidner asked what the immediate plans are for the future park
property at the southeast corner of Hwy 96 and Manning Avenue. Will the property be
seeded now that the roundabout is completed and the property is no longer needed as a
construction staging area? Will there be any parking allowed there before a parking lot
is constructed? Turnblad said that there are no City capital funds committed to the park
improvement yet. A concept plan has been developed, but not a construction plan. On
the matters of seeding and parking, he said he would check with the City Engineer.
Johnson said that the Town Board has park funds set aside and is willing to financially
support the park improvement. And, he was hopeful that the help would make it
possible for the City to move ahead with development sooner than later.
Roundabout at Hwy 96 and Norrell – Board members wondered whether there might
be a roundabout solution possible at 96 and Norrell. Turnblad said he’d talk with the
City Engineer.
Crosswalk improvements at The Oasis – Weidner asked whether there is a possibility of
installing crosswalk improvements on Highway 95 at The Oasis. Because of the curve on
the State Highway, motorists do not see pedestrians in the crosswalk in time to slow
down properly. Is a pedestrian activated crosswalk light possible, with an advance
warning light south around the curve? Turnblad said he’d talk with the City Engineer.
ADJOURNMENT
Kozlowski moved for adjournment, which was seconded by Weidner. The motion passed
unanimously. Meeting adjourned at 6:00 PM.
Respectfully submitted,
Bill Turnblad
Acting Recording Secretary
JOINT PLANNING BOARD
MEMO DATE: March 16, 2018 CASE NO.: 2018-09
HEARING DATES: City Planning Commission March 14, 2018
City Park Commission March 26, 2018
Joint Planning Board March 19, 2018
City Council April 3 and 17, 2018
LANDOWNER: Kevin von Riedel, Westridge Development, LLC
DEVELOPER: Kevin von Riedel, Westridge Development, LLC
CIVIL ENGINEER: AMI Consulting Engineers
REQUEST: 1) Rezoning from AP, Agricultural Preserve to RA, Single Family
2) Preliminary Plat approval of Boutwell Farm, a 10 lot Single Family Residential
Subdivision
LOCATION: 12588 Boutwell Road
COMPREHENSIVE PLAN: Low Density Residential
ZONING: Base Zoning: AP, Agricultural Preservation
Overlay Zoning: Shoreland District for Brown’s Creek Tributary
REVIEWED BY: Shawn Sanders, City Engineer; Abbi Wittman, City Planner;
Tom Ballis, Assistant Fire Chief;
Jenn Sorensen, DNR Area Hydrologist;
Karen Kill, Administrator, Brown’s Creek Watershed District
REPORT BY: Bill Turnblad, Community Development Director
BACKGROUND
Kevin von Riedel, Westridge Development, LLC, plans to develop a property of about 4.9 acres at
12588 Boutwell Road. The property includes the farm house originally owned by Reverend
Boutwell. Both the farm house and a granary will be saved.
The preliminary plat for the project, to be known as Boutwell Farm, shows 10 single family lots
that are requested to be zoned RA, Single Family Residential.
Boutwell Farm Road will be constructed to service the ten lots. The road will temporarily have
access to Boutwell Road via an easement encumbering Lot 10. When the Erickson property
Boutwell Farm
March 16, 2018
Page 2
develops immediately to the east, Boutwell Farm Road will be extended through their property
and intersect with Boutwell Road in alignment with Minar Avenue. At that time, the temporary
connection will be removed. The 40 foot wide temporary road easement will be vacated then, but
a 30 foot wide utility easement will remain in place for public utilities that will be located there.
Temporary Road Alignment
SPECIFIC REQUEST
In order to develop the property as proposed, the applicant has requested the City to approve the
following:
1. Rezoning of the property to RA, Single Family Residential
2. Preliminary Plat known as Boutwell Farm for 10 single family lots
The Joint Planning Board’s responsibility is to consider and take action on the rezoning and to
make comments on the preliminary plat.
EVALUATION OF REQUEST
I. REZONING
Westridge Development requests the property to be rezoned to RA, Single Family Residential. It
is currently zoned AP, Agricultural Preservation, which is the temporary zoning classification
assigned by the Minnesota Municipal Board when the area was annexed. The expectation is that
when development occurs, the property would be rezoned to a classification that is consistent
with the City’s Comprehensive Plan.
Boutwell Farm
March 16, 2018
Page 3
The Future Land Use Map of the City’s Comprehensive Plan guides development of the subject
property as Low Density Residential. A table in the Land Use Chapter of the Comprehensive Plan
identifies which of the City’s zoning districts are considered consistent with each of the future
land use classifications. The zoning districts identified as consistent with the Low Density
Residential classification are:
1) RA, Single Family Residential (10,000 square foot lot minimum),
2) LR, Lakeshore Residential (20,000 square foot lot minimum),
3) TR, Traditional Residential (10,000 square foot lot minimum), and
4) CTR, Cove Traditional Residential (14,000 square foot lot minimum).
The requested RA zoning district is therefore consistent with the proposed density and housing
type envisioned in the City’s Comp Plan.
The land uses surrounding the site include a large wetland complex to the west, a CTR residential
neighborhood to the north and AP residential neighborhoods to the east and south.
Boutwell Farm
March 16, 2018
Page 4
II. PRELIMINARY PLAT
The 4.88 acre parcel1 is proposed to be subdivided into 10 single family lots.
A. Minimum Dimensional Standards: RA District
The east side yard setback for Lot 10 is a concern. Until the neighboring property to the east
develops and the temporary road is relocated, the house on Lot 10 looks to be only two feet from
the sidewalk. The developer agrees to rearrange the lot lines of the other lots to provide a 30 foot
setback from the temporary road to the foundation of the house on Lot 10. This would allow for a
25 foot separation from sidewalk to house. The rearrangement of lot lines will need to be
completed on the plan set prior to City Council consideration of the preliminary plat.
Lots 4-7 are in the shoreland overlay district, where a maximum of 25% coverage is allowed.
(Refer to the map on next page.) The rest of the lots may have a coverage of 30%. The size of the
building envelopes and driveways shown in the plans exceed the allowed impervious cover on
Lots 1-4. When the building permits are issued for these lots, the actual impervious coverage will
not be allowed to exceed the permissible coverages.
B. Shoreland Overlay District Standards
Since the property lies within the shoreland overlay district for a tributary of Brown’s Creek, the
following shoreland standards need to be met (in addition to the coverage standard discussed
above):
150’ setback from creek for structures [represented by red line in map below]
o This setback does not impact any building pads
40’ setback from top of bluff for structures
o There appears to be no shoreland bluffs on or near the property.
100’ no disturbance buffer from centerline of creek. [This is slightly different than the
wetland buffer required by Brown’s Creek Watershed District. Details of this are provided
later under environmental comments.]
o No grading or building is proposed within this setback area.
1 4.43 acres without the 19,808 square feet in Boutwell Road right-of-way.
2 Width is measured between side lot lines at right angles to lot depth at a point midway between front and rear lot lines
3 Average distance between front and rear lot lines.
4 10’ required for house, 5’ for the attached garage, if there is no living space above the garage. If there is, 10’ required
for garage as well.
5 Lots 4 – 7 are in the shoreland overlay district.
Standard Min. requirement Proposed
Lot area 10,000 sf 10,326 – 35,281 sf
Lot width2 75’ 75 – 120’
Lot depth3 100’ 100.7 – 220
Lot frontage on public road 25’ 35.8’ minimum
Front setback 30’ 30’
Side setback4 10’ 10’
Rear yard setback 25’ 40’ minimum
Maximum lot coverage 30% TBD
Maximum lot coverage in
shoreland district5
25% TBD
Boutwell Farm
March 16, 2018
Page 5
Shoreland Overlay District and Related Setbacks
C. Civil Engineering
1. The permanent segment of Boutwell Farm Road must be a minimum of 28 feet
wide, face of curb to face of curb. The temporary segment will need to be a
minimum of 24 feet wide, face to face.
2. The sidewalk will need to be shifted to the edge of the right-of-way to create a
grass boulevard between the back of the street curb and the edge of the
sidewalk.
3. All of the preliminary civil engineering plans shall be found satisfactory to the
City Engineer, or revised to his satisfaction, prior to release of the final plat from
City offices for filing with Washington County.
4. All electrical and communication utility lines are required to be buried.
5. Development Impact Fees
The developer will be responsible for paying development impact
fees based upon the net developable acreage of the project.
The property’s gross acreage is 4.882 acres (212,667 square feet). The
19,808 square feet within the Boutwell Road right-of-way can be subtracted
from the gross acreage. That yields 192,859 square feet, or 4.427 acres. In
addition, the wetland buffer area (which is not allowed to be graded) is
considered non-developable and can be subtracted from the developable
acreage. If only the 100 foot no-disturbance area required by the shoreland
Boutwell Farm
March 16, 2018
Page 6
regulations is considered wetland buffer, then 2,031 square feet of buffer can
be subtracted from the developable acreage, for a total of 190,828 sf of
developable land, or 4.381 acres. (The actual wetland buffer will need to be
verified by Brown’s Creek Watershed District, as it will likely be larger than
the 100 foot no-disturbance area.)
The following development impact fees will be due prior to release of
the final plat for recording with Washington County.
a. Trout Stream Mitigation Fee of $6,100 per acre.
i. Credit can be given for the existing house on Lot 7. The lot has
35,281 square feet (0.810 acres), so assuming 4.381 acres of
developable property, only 3.571 net acres would be required to
pay this fee. Therefore, a total of $21,783.10 would be due for the
Trout Stream Mitigation Fee.
b. Transportation Mitigation Fee of $8,379 per acre.
i. Credit can be given for the existing house on Lot 7. The lot has
35,281 square feet (0.810 acres), so assuming 4.381 acres of
developable property, only 3.571 net acres would be required to
pay this fee. Therefore a total of $29,921.41 would be due for the
Transportation Mitigation Fee.
c. The trunk sewer and water fees of $17,481 per acre. No credit given
for existing home, since it is on a private well and septic system. So,
again assuming the developable acreage to be 4.381 acres, the fee
would be $76,584.26.
D. Tree Preservation & Landscaping
Two applicable development standards exist for trees: 1) street trees and 2) tree
preservation.
1) Street Trees
The subdivision code requires an average of three trees per lot along the street,
though they are to be planted outside of the platted right-of-way6. A total of 30
of these trees will be required.
2) Tree preservation
a. Within the shoreland overlay district, trees may not generally be removed
on 12% slopes or greater. There is a pocket of 12% slopes on Lot 6. But, no
trees that lie on the 12% slope will be felled.
b. The City’s environmental ordinances allow 35% of the tree stock to be taken
down on the property without triggering a replacement requirement. Since
72.9% is being removed, replacement will be required.
i. One tree is required for each significant tree removed beyond the 35%
threshold.
ii. 85 significant trees with fair or good health exist on the site. 35% of the
85 significant trees equals 30 trees that could be removed without
requiring replacement. 62 trees have been identified for removal.
Therefore, 32 replacement trees will be required.
6 City Code Ch 32, Subd. 6(3)q
Boutwell Farm
March 16, 2018
Page 7
3) Total new trees required
a. Adding the 32 replacement trees and the 30 street trees equals a total of 62
trees that need to be planted on the project.
b. The submitted landscaping plan does not include a planting schedule, so the
actual number of trees to be planted is not apparent. The landscaping plan
will need to be revised to include this information before the City Council
considers the project.
c. The developer proposes that the builder will plant the street trees. To
guarantee that this will be done, the developer will be required to escrow
the cost of the trees prior to release of the final plat. When the City is
satisfied that they have been planted properly on a lot, the escrow amount
for those trees will be released to the developer.
E. Environmental Issues
Wetlands – A wetland delineation has been ordered, but cannot be completed until
springtime. This has an effect on several development elements. The first is that
the wetland buffer required by Brown’s Creek Watershed District rules is measured
from the creek or its delineated wetland edge, if a wetland exists. No grading or
development activity can occur within this buffer.
Not only will this determination set the grading limits for the project, but will
determine the net developable acreage for the site. This is important because the
development impact fees are paid only on the net developable acres.
Therefore, the wetland delineation must be submitted together with the final plat
application materials.
BCWD – A grading permit will be required from the Brown’s Creek Watershed
District.
F. Historic Preservation Issues
The project includes plans to save and restore the existing farm house, commonly
referred to as the Reverend Boutwell House. The fenestration and exterior elements
of the farm house will be protected with a façade easement. The house will remain
where it is and the property around it will be platted as Lot 7.
There are five outbuildings associated with the former farmstead. Plans are to
demolish the existing cement stave silo and three other outbuilding. An existing 20’
x 30’ granary will be relocated to Lot 7 with the farm house.
The silo and three outbuildings to be demolished are not considered historic
resources because they were either built after January 1, 1946 or are in such
disrepair as require demolition.
Boutwell Farm
March 16, 2018
Page 8
G. Park & Trail Dedication
The Comprehensive Plan’s park element shows no planned parks or trails on or
through the property. Therefore, standard practice would be to require a fee in lieu
of land or improvements.
The Park Commission is scheduled to review the plans on March 26, 2018.
If the Park Commission recommends requiring fees in lieu of land or
improvements, then park and trail fees will be due on 9 of the 10 lots. The existing
home is exempt. The park fee for a single family home is $2,000 and the trail fee is
$500. Therefore, $22,500 would be due for the park and trail fees at the time the
final plat is released for recording with Washington County.
III. FUTURE DEVELOPMENT
Subdivision Code Section 32-1, Subd 5 (8)(c) Streets, requires “provisions for future [street]
extensions or connections to adjacent land”. And in Section 32-1, Subd 6 (2)(d) the code states that
“proposed subdivisions must be coordinated with existing nearby …. neighborhoods so that the
community as a whole may develop harmoniously”.
To that end, a potential future street layout has been offered by the developer, as seen in
the map below. The temporary road connection to Boutwell Road will eventually be
Neighborhood Map
Boutwell Farm
March 16, 2018
Page 9
removed and relocated on the neighboring property. To cover the costs of the removal, an
escrow will be required of the developer of Boutwell Farm.
The location of the future road creates a four-legged intersection that is desirable. It also allows
for the platting of about 7 lots on the Erickson property. To most efficiently develop the Erickson
property, the existing home would have to be rotated and a new basement constructed.
ACTION REQUESTED
The Joint Planning Board is requested to:
1) Review and take action on the rezoning; and
2) Review and make comments on the preliminary plat.
RECOMMENDATION
Since the rezoning is consistent with the Comprehensive Plan and compatible with the
neighborhood, City staff recommends approval of the rezoning.
cc Kevin von Riedel
Attachments: Development Plans
bt
BOUTWELL FARM ROADSHEET:DESIGNED BY:DRAWN BY:DATE:JOB No:REV. BY:REV:DATE:DESCRIPTION
COPYRIGHT ~ AMI CONSULTING ENGINEERS P.A. : 2006c
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,
OR REPORT WAS PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A DULY
LICENSED UNDER THE
LAWS OF THE STATE OF
NAME:
SIGNATURE:
DATE:LIC. No:
5/17/2017 2:09 PM z:\2017\171390 boutwell farm\7_CAD\171390-SITE.dwg
Consulting Engineers P.A.
3640 TALMAGE CIR. VADNAIS HEIGHTS
651.337.9259 - amiengineers.com
SUPERIOR - IRON RANGE
MINNESOTA
PROFESSIONAL ENGINEER
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BOUTWELL FARM ROAD
STILLWATER, MINNESOTA02.14.2018SEG__________________________________
____________________171390BOUTWELL FARM
BOUTWELL FARM, LLC
C2.0----
SITE PLANSEG GENERAL GEOMETRIC AND PAVING NOTES:SITE DATASIGNAGE AND MARKING NOTES:CIVIL SITE LEGEND:Know what'sbelow.before you dig.CallR3060KEY NOTES
BOUTWELL FARM ROADSHEET:DESIGNED BY:DRAWN BY:DATE:JOB No:REV. BY:REV:DATE:DESCRIPTION
COPYRIGHT ~ AMI CONSULTING ENGINEERS P.A. : 2006c
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,
OR REPORT WAS PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A DULY
LICENSED UNDER THE
LAWS OF THE STATE OF
NAME:
SIGNATURE:
DATE:LIC. No:
5/17/2017 2:09 PM z:\2017\171390 boutwell farm\7_CAD\171390-GRAD.dwg
Consulting Engineers P.A.
3640 TALMAGE CIR. VADNAIS HEIGHTS
651.337.9259 - amiengineers.com
SUPERIOR - IRON RANGE
MINNESOTA
PROFESSIONAL ENGINEER
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BOUTWELL FARM ROAD
STILLWATER, MINNESOTA02.14.2018SEG__________________________________
____________________171390BOUTWELL FARM
BOUTWELL FARM, LLC
C3.0----
GRADING PLANSEG 3060GENERAL GRADING AND DRAINAGE NOTES:GRADING LEGEND:Know what'sbelow.before you dig.CallR
BOUTWELL FARM ROADSHEET:DESIGNED BY:DRAWN BY:DATE:JOB No:REV. BY:REV:DATE:DESCRIPTION
COPYRIGHT ~ AMI CONSULTING ENGINEERS P.A. : 2006c
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,
OR REPORT WAS PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A DULY
LICENSED UNDER THE
LAWS OF THE STATE OF
NAME:
SIGNATURE:
DATE:LIC. No:
5/17/2017 2:09 PM z:\2017\171390 boutwell farm\7_CAD\171390-UTILITY.dwg
Consulting Engineers P.A.
3640 TALMAGE CIR. VADNAIS HEIGHTS
651.337.9259 - amiengineers.com
SUPERIOR - IRON RANGE
MINNESOTA
PROFESSIONAL ENGINEER
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BOUTWELL FARM ROAD
STILLWATER, MINNESOTA02.14.2018SEG__________________________________
____________________171390BOUTWELL FARM
BOUTWELL FARM, LLC
C4.0----
UTILITY PLANSEG Know what'sbelow.before you dig.CallR3060UTILITY LEGEND:
#4BOUTWELL FARM ROADSHEET:DESIGNED BY:DRAWN BY:DATE:JOB No:REV. BY:REV:DATE:DESCRIPTION
COPYRIGHT ~ AMI CONSULTING ENGINEERS P.A. : 2006c
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,
OR REPORT WAS PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A DULY
LICENSED UNDER THE
LAWS OF THE STATE OF
NAME:
SIGNATURE:
DATE:LIC. No:
5/17/2017 2:09 PM z:\2017\171390 boutwell farm\7_CAD\171390-SWPPP.dwg
Consulting Engineers P.A.
3640 TALMAGE CIR. VADNAIS HEIGHTS
651.337.9259 - amiengineers.com
SUPERIOR - IRON RANGE
MINNESOTA
PROFESSIONAL ENGINEER
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BOUTWELL FARM ROAD
STILLWATER, MINNESOTA02.14.2018SEG__________________________________
____________________171390BOUTWELL FARM
BOUTWELL FARM, LLC
C6.0----
STORMWATER POLLUTION PREVENTION PLANSEGKnow what'sbelow.before you dig.CallR3060GENERAL EROSION AND SEDIMENT CONTROL NOTES:EROSION CONTROL LEGEND:CONSTRUCTION SEQUENCE FORSTORMWATER FACILITIES AND SOILRESTORATION:INDIVIDUAL LOT CONSTRUCTION:
BOUTWELL FARM ROADSHEET:DESIGNED BY:DRAWN BY:DATE:JOB No:REV. BY:REV:DATE:DESCRIPTION
COPYRIGHT ~ AMI CONSULTING ENGINEERS P.A. : 2006c
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,
OR REPORT WAS PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A DULY
LICENSED UNDER THE
LAWS OF THE STATE OF
NAME:
SIGNATURE:
DATE:LIC. No:
11/6/2017 10:47 AM z:\2017\171390 boutwell farm\7_CAD\171390-EX-4.dwg
Consulting Engineers P.A.
3640 TALMAGE CIR. VADNAIS HEIGHTS
651.337.9259 - amiengineers.com
SUPERIOR - IRON RANGE
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BOUTWELL FARM ROAD
STILLWATER, MINNESOTA02.14.2018SEG__________________________________
____________________171390BOUTWELL FARM
BOUTWELL FARM, LLC
EX-4----
TREE REPLACEMENT PLANSEG
___________3060LEGEND:Know what'sbelow.before you dig.CallR700 | EVERGREEN TREE PLANTING701 | DECIDUOUS TREE PLANTING