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HomeMy WebLinkAboutMaintenance Provision for Non Public Improvements 01 16 2018The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application Maintenance Provision The Homeowners Association will maintain all non-public improvements including, but not limited to, parks, open spaces, private improvements and other improvements as noted below. Parks The park system within the overall Lakes at Valley West development is diverse and requires different subsets of maintenance considerations within this area. Because a substantial amount of acreage is dedicated for parkland, the master plan allows for certain areas to remain native, natural state versus a manicured park for ease of maintenance and to maintain species diversity. Depending on the seasonal moisture, native grass will be mowed 2 to 3 times per year. Generally the first time in mid-July, and the final time occurring in mid-October. The mow height will be a minimum of 6 inches, with 12 inches being the preferable. A noxious weed control program has been established with a local contractor. A yearly property check with two applications a year till turf is fully established once in June and the other in August. Once the turf is fully established then spaying will be cut down to one application per year in the month of June. This event is coordinated with the County Weed Supervisor, the NRCS agent and the City of Bozeman. This program can also be used to control the weeds in gravel walkways with spot application of a weed control agent as required. The City of Bozeman shall be notified of any and all applications of pesticides and/or herbicides on public lands. Signs shall be posted prior to application in appropriate and noticeable locations identifying the product applied. Signs will remain in place for a minimum of two (2) days after treatment. Records shall be maintained in accordance with the State of Montana Pesticide Act, Administration Rule 4.10.207 and copies submitted to the City of Bozeman Parks Division. Active use grass areas will have a mow height of no less than 3 inches and be allowed to grow to 4 or 4-1/2 inches before being mowed again. One can expect around 26 mows a year. Fescue blend lawn areas require roughly 9 inches of water between June 1st and September 1st. At peak demand this means roughly 0.75 inch of precipitation per week in lawn areas. For mature lawn areas, this water will be spread evenly through the week and in less frequent, deeper soakings. Fertilizing of grass and lawn areas is to be done as necessary, but not be overdone to minimize water needs and mowing and to protect sensitive areas. Lawns which have irrigation at head to head coverage will have two applications of fertilizer: The first will be a blend of 17-17-17 in The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application May and then will have an application of 27-8-8 in mid-summer. As the lawns are establishing, the rate of fertilization will be approximately 40 lbs per 10,000 square feet. An established lawn will be fertilized at a rate of 60 lbs. per 10,000 square feet. Certain park areas have ground cover which requires full or partial irrigation. In areas where a full turf-type lawn is desired, an irrigation system will be placed with head to head coverage. The borders next to areas desired to be left in native grass state, a single row of heads is placed to allow for minimal watering to allow that transition. The irrigation system will need to be monitored to watch for breaks, vandalism and overall needs of the site. Areas which are "partially irrigated" or have only a single row of heads may be fertilized in a similar way. Bi-annual soil test will be taken to assess soil nutrient contents and adjust fertilizer rates accordingly. Any seed mix that has no irrigation or areas within 50 feet of a stream or wetland will not be fertilized and has no plan for regular application of fertilizer. This will minimize excess nutrient run-off that will adversely affect the water ecosystem. Trees and shrubs located within this corridor will be monitored and if deemed that they need fertilization, the use of capsule fertilizer will be utilized. In areas outside the corridor, the shade trees will be fertilized in April with 16-10-9 plus iron and zinc. Once trees and shrubs are established, they will be fertilized with tree food spikes. Do not fertilize trees and shrubs past mid to late July. Pruning of evergreens will occur in June. Shade trees will pruned in April, except maples and birch. Maple and Birch species will be pruned in mid to late July. During the fall once the leaves have fallen, they will be collected and removed. General monitoring for pests and diseases will be done throughout the year. Trees and shrubs will be deep watered right before the ground freezes. All trees on public property are subject to the City of Bozeman permits and ordinances as outlined in City Ordinance 12.30.040. The irrigation system will be charged in April, after the frost has left the ground and plant material begins to grow. All of the manual drain valves will be turned to the closed position. The power for the pump will be switched to the "on" position. Program or adjust the controller for the current month's watering needs. Check all heads to ensure that there is no breakage and that proper coverage is attained. Each month the heads and controller will be checked and adjusted for the weather. When repairing the sprinkler heads using different brands or nozzles are not recommended. This ensures that the coverage is efficient for the working pressure and disperses at an equal precipitation rate. Ensure that the heads seated at a level which it is not damaged from mowing or maintenance equipment. Be sure to periodically check the drip emitters around the trees to ensure they are functioning properly. The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application Winterization of the irrigation system typically occurs during the last week of October. At this time, the power to the well pump will be turned off. All manual drain valves will be opened. Use a high powered air pump to connect to many of the quick coupler valves around the system. Run air through the system, opening and closing each valve zone, until all of the water is completely out of the system. Turn off the controller and leave the water off until spring. If winter watering is necessary, this must be done manually from a tank to avoid damage to the system. Areas with higher use such as picnic structures and tables will need weekly garbage service. All residential garbage is the responsibility of the individual lot. The park system is currently maintained through the Homeowner's Association and these types of services will be included in that overall maintenance. Sidewalks, Streets, Woonerfs, and Alleys Concrete sidewalks located in the open space will have the snow removed within 24 hours of the end of any snowfall event as per Bozeman Ordinance 1529. Gravel trails will not have a regular snow removal schedule. The maintenance as well as the snow removal for the concrete sidewalks located in the open spaces will be the responsibility of the Homeowner's Association. City standard streets will be maintained by the City of Bozeman which includes snow removal and overall street maintenance. The snow removal for the Woonerf's and Alley's will be completed for any snow event that is 2 inches or greater. The snow will be stored on-site. The snow removal and maintenance for the Woonerf's and Alley's will be the responsibility of the Homeowner's Association. A rate study will be performed to establish Homeowner's Association fees based on maintenance requirements as well as long term replacement costs for the concrete sidewalks, Woonerf's, and Alley's. Storm Water Systems The Lakes at Valley West Subdivision includes a storm drainage system that collects and treats storm and snowmelt runoff, then discharges it to the Aajker Creek and Baxter Creek receiving waters. Runoff collects in street gutters and in grass swales, enters the piped drainage system (storm drain) through curb inlets, drop inlets, manholes and culverts, and discharges primarily through detention and treatment basins. Ownership of these facilities is split between the City of Bozeman (City) and the Lakes at Valley West Homeowners Association (HOA). The City owns all system components within the street right-of-ways, and the HOA owns the remaining facilities which include all of the retention, detention and treatment basins. Each entity is responsible for maintaining their facilities. The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application The HOA shall maintain their components of the storm drainage system in accordance with this maintenance plan and with City of Bozeman regulations and HOA documents. Maintain a written account of all maintenance and repair activities, such as a log book, for future reference. Every Month, May through October 1. Grass Swales: Mow to maintain maximum grass height of 6 inches. Do not allow mulch to discharge or accumulate within 6 feet of the flowline. 2. Storm Drain Pipe and Culverts: Trim and control vegetation near open ends of pipes, to prevent any significant restriction of flow. 3. Surface Detention/Treatment Facilities: Clean the area to keep free of leaves, grass clippings, excess vegetation and debris (paper, cardboard, plastic bags, etc.). If the basin contains water at the time of inspection, return later to clean the area. If ponded water persists over a dry period of a few days, remove cover from the outlet control structure and unclog the orifice (remove debris) to ensure unimpeded flow to the outlet pipe. If sediment sump is full to the orifice level, remove all sediment from the sump. Every Three Months, and Immediately after Major Storm or Snowmelt Events 1. Grass Swales: Walk along each swale to inspect. Clean as needed to keep free of silt, debris, excess vegetation, or any other material that impedes flow. Note areas of ponding and areas with dense weeds or sparse grass cover, and repair within 1 year (see “Repair Procedures” below). 2. Alleys (Woonerf sections): Walk or drive along each alley to inspect. Clean as needed to keep free of silt, debris, or any other material that impedes flow and causes ponding. Note areas of sediment accumulations. Find sediment source, direct temporary BMPs to be installed as appropriate, and repair at source within 1 year. 3. Storm Water Manholes and Inlets: Inspect each inlet grate and grated manhole cover. Clean as needed to keep free of leaves, debris, excess vegetation, or any other material (paper, cardboard, plastic bags, etc.) that impedes flow. In winter, ice or snow may remain over inlet grate. If water ponds excessively and creates a problem during snowmelt events, chip ice to provide a drainage channel into the manhole or inlet. 4. Surface Detention/Treatment Facilities: From November through April, continue inspection and cleaning procedures as stated under the “monthly inspection” category above, every three months and immediately after major storm or snowmelt events. 5. Underground Detention/Treatment Facilities: Open inspection port(s) in the isolator row, and view with a flashlight. If the geotextile fabric (at the bottom of the chamber) is obscured by sediment, measure depth to sediment level, and subtract from baseline depth (full depth to geotextile fabric). If the result (sediment level) is greater than The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application 3 inches, schedule to have sediment removed, as stated under the “annual inspection” category below. Annually 1. Storm Drain Pipe (pipe terminating in manhole or inlet): Pull inlet grates and manhole covers as needed, and inspect each end of each pipe. If observed sediment level in the sump is above the lowest pipe flowline, clean all sediment from the pipes and the manhole or inlet sump. 2. Storm Drain Pipe or Culvert (pipe terminating in open ditch or swale): If sediment has accumulated to 3 inches or more above the pipe flowline, remove sediment from the outlet pipe and ditch to provide free drainage and re-seed or sod the area of disturbance. If soil has eroded and un-vegetated rills are visible, re-seed or sod the area. If there are recurring problem areas, repair as stated in “Repair Procedures” below. 3. Underground Detention/Treatment Facilities: Remove manhole covers at each end of the isolator row. If the observed sediment level is above the lowest pipe flowline, clean all sediment from the pipes and the manhole or inlet sump. Also, look down the isolator row to see if sediment level is at or above the lower row of sidewall holes (about 3 inches above the geotextile bottom). Follow OSHA regulations for confined space entry, or use pole-mounted mirrors or cameras. If this observation or previous inspections through the inspection ports noted sediment levels greater than 3 inches, employ a pipe cleaning service to remove all sediment from the isolator row in accordance with the detention system manufacturer’s recommendations. Every 5 years 1. Surface Detention/Treatment Facilities: Sediment, windblown dust and thatch will build up over time and reduce the storage capacity. Storage capacity is the basin’s airspace volume between two elevations measured in the outlet control structure: the top of the overflow riser, and the flowline elevation of the discharge pipe. Employ a land surveyor or engineer to determine the airspace volume. If it is less than the minimum volume indicated on the approved construction drawings (record drawings), remove excess material and replace landscape materials to originally constructed conditions. Repair Procedures 1. Grass Swales, Dense Weeds or Sparse Grass Cover: Re-seed or sod the area, but first determine and address the source of the problem. Expand irrigation coverage, add soil amendments, fertilize, etc., as needed to improve growth media and grass health. 2. Grass Swales, Areas of Ponding: Cut sod and re-grade the area for consistent downgradient slope along the swale. Then re-seed or sod the area of disturbance. The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application 3. Pipe Outlet Ditch, Excessive Sediment Accumulation: Cut sod, remove sediment, and re-grade the area to a consistent downgradient slope along the outlet ditch or swale. Extend the re-grading as far as needed to provide positive drainage. Then re-seed or sod the area of disturbance. 4. Pipe Outlet Ditch, Erosion: It is recommended to hire a Professional Engineer to address this issue. Another option is to cut sod and re-grade the area, install a permanent, non-degradable turf reinforcement mat (TRM) per the manufacturer’s recommendations, and re-seed the area of disturbance through the TRM per the manufacturer’s recommendations. Implementation All park and open space areas will comply with the City of Bozeman requirements for implementation. Each preliminary plat subdivision phase will provide detailed landscape and irrigation plans in accordance with the overall master plan for any park land in that particular phase. Site grading, seeding, well development and irrigation infrastructure will be installed as required for subdivision regulations. All soils to be used on pubic park land shall be inspected by and meet the approval of the City of Bozeman Parks Division Staff prior to installation and shall meet the minimum depth requirement of 10 inches.