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HomeMy WebLinkAbout11 MaintenanceThe Lakes at Valley West Subdivision – Phases 1 and 2 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 The Lakes at Valley West is diverse and requires different subsets of maintenance considerations within this area. Because over 9 acres of this area 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 – Phases 1 and 2 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 – Phases 1 and 2 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 in areas outlined on Figure 7, which is located in Section 28 of this submittal. 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. 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. The Lakes at Valley West Subdivision – Phases 1 and 2 Preliminary Plat Application Additional amenities not required of the developer, but will be included in park improvements, include playground equipment, surfacing and drainage; benches, and picnic tables. The quality of the installed improvements will far exceed the minimum requirements necessary for the development.