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HomeMy WebLinkAboutPC Reso 92-014 PA 91-096 Hansen Ranch - first phase of the 180 lot Hansen Ranch Project it RESOLUTION NO. 92 - 014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 91-096 HANSEN RANCH SITE DEVELOPMENT REVIEW REQUEST FOR THE FIRST PHASE (LOTS 1 - 72) OF THE 180 LOT HANSEN RANCH PROJECT WHEREAS, Toohey Homes Ltd., on behalf of The Donald L. Bren Company, requests approval of a Conditional Use Permit to modify Condition No. 1.B. of City Council Resolution No. 129-89, which establishes General Provisions for PA 89-062 Hansen Hill Ranch Planned Development Prezoning. The proposed modification will permit the down-sizing of single-family units within the project and permit the plans depicting single-family units prepared by Bassenian Lagoni Architects to replace the approved plans depicting single-family units prepared by Shleppey Hesmalhalch Associates. Site Development Review approval is also requested for the first phase (72 lots: 68 production homes and 4 custom lots) of the 180 unit Hansen Ranch Subdivision; and WHEREAS, the Planning Commission did hold a public hearing on said application on February 18, 1992; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and a Negative Declaration has been prepared pursuant to the State CEQA Guidelines, and the City of Dublin Environmental Guidelines. The proposed project will not have a significant effect on the environment; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. All provisions of Section 8-95.0 through 8-95.8, Site Development Review, of the Zoning Ordinance are complied with. B. Consistent with Section 8-95.0, this application, as modified by the Conditions of Approval, will promote orderly, attractive and harmonious development, recognize environmental limitations on development; stabilize land values and investments; and promote the general welfare by preventing establishment of uses or erection of structures having qualities which would not meet the specific intent clauses or performance standards set forth in the Zoning Ordinance and which are not consistent with their environmental setting. � r'1 C. The use will not be contrary to the specific intent clauses or performance standards established for the district in which it is to be located. D. General site considerations, including site layout, orientation, and the location of buildings, vehicular access, circulation and parking, setbacks, height, public safety and similar elements have been designed to provide a desirable environment for the development. E. General architectural considerations, as modified by the Conditions of Approval, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project in order to insure compatibility of this development with its design concept and the character of adjacent buildings and uses. F. General project landscaping considerations including the locations, type, size, color, texture and coverage of plant materials and provisions for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to insure visual relief to complement buildings and structures and to provide an attractive environment to the public. G. The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown and the site is in a good location regarding public services and facilities. H. The project is consistent with the polices set forth in the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 91-096 Hansen Ranch Site Development Review application as shown on Exhibit A, stamped approved and on file with the Dublin Planning Department and subject to the approval of the related Conditional Use Permit and to the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL] Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [F] Dougherty Regional Fire Authority, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Alameda County Flood Control District Zone 7. - 2 - n n GENERAL PROVISIONS 1. This approval is for PA 91-096 Hansen Ranch Site Development Review for phase 1 (lots 1-72) of the 180 lot Hansen Ranch project. Except as specifically modified elsewhere in these Conditions, development shall generally be consistent with the following submittals: a. Lot design and layout for lots 1 through 72 shall generally conform to plans prepared by Brian Kangas Foulk dated received January 23, 1992, consisting of two sheets. b. Landscaping shall generally conform to the Preliminary Landscape Master Plan prepared by David L. Gates & Associates dated received November 27, 1991, consisting of sheets L-1 through L-3, L-6 and L-8 through L-16. c. Dwelling units shall generally conform to the plans prepared by Bassenian Lagoni Architects dated received November 27, 1991, consisting of: Plan 1, 2097 square feet, exterior elevations A, B & C; Plan 2, 2233 square feet, exterior elevations A, B & C; Plan 3, 2667 square feet, exterior elevations A, B & C; and Plan 4, 2856 square feet, exterior elevations A, B & C. d. Open space maintenance shall generally conform to the Open Space/Landscape Management Specifications for Hansen Ranch prepared by David L. Gates and Associates dated received June 29, 1990. Collectively, these materials shall serve as Exhibit A, stamped approved and on file with the Dublin Planning Department. Any modifications to these approved plans shall be reviewed and approved by the Planning Director. [PL] 2. Except as specifically modified elsewhere in these conditions, development shall conform to the Conditions of Approval established by: City Council Resolution Nos. 20-89 and 21-89, approved on February 27, 1989, pertaining to PA 87-045 Hansen Hill Ranch General Plan Amendment and Mitigation Monitoring Program for EIR; and City Council Resolution Nos. 128-89, 129-89 and 130-89, approved on November 27, 1989, pertaining to PA 89-062 Hansen Hill Ranch Tentative Map, Prezoning, Annexation and Mitigation Monitoring Program for the Negative Declaration. [PL] 3. This Site Development Review approval shall be valid until February 28, 1993. The approval may be extended one additional year (Developer must submit a written request for the extension prior to the expiration date) by the Planning Director upon the determination that the conditions of approval remain adequate to assure that the above stated Findings of Approval will continue to be met. Failure to exercise the approval or to make substantial construction progress in accord with an approved - 3 - building permit for the project will cause the permit to become null and void. [PL] 4. The specific lot design and layouts, as proposed, are consistent with the General Provisions established for this Planned Development (PA 89-062) by City Council Resolution No. 129-89, specifically in the following areas: [PL, B] a. Compensating Rear Yard - Condition No. 3.B(1) (CC Reso. No. 129-89) is applied to the following lots: Lots 4, 5, 43 and 44. b. Required Rear Yard Decks - Condition No. 3.D.5. (CC Reso. No. 129-89), a detail of which shall be indicated on the individual site plans, subject to review and approval by the Planning Director prior to issuance of building permits, for each of the following lots: Lots 23, 53, 56, 59 and 60. 5. Development of the custom lots shall generally conform to the approved "Custom Lot Design Guidelines" (PA 89-062), and are subject to a separate Site Development Review approval, which may be processed one or more at a time. Custom lots include: [PL, B] Lots 39, 52, 57 and 58 6. Draft C.C. & R. 's for the project shall be supplied to the City for review and approval by the City Attorney and the Planning Director, prior to the issuance of a building permit for units in the project. Documents establishing the project Homeowner's Association shall be filed in final form to the City for review and approval by the City Attorney and the Planning Director a minimum of 30 days prior to the request for occupancy of any units in this project. [ADM, PL] 7. Except as may be specifically provided for within the General Provisions for PA 89-062, development shall comply with the City of Dublin Residential Security requirements and with the City of Dublin Site Development Review Standard Conditions (Attached) . [PO, PL, B] 8. The Developer shall comply with the "Typical Public Works Conditions of Approval for Subdivisions (Attached). [PW] 9. The Developer shall comply with applicable Dougherty Regional Fire Authority, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Ramon Services District requirements. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating - 4 - n n that all applicable conditions required have been or will be met. [F, PW, PO, Z7, DSR, PL] PHASED OCCUPANCY PLAN 10. If occupancy is requested to occur in phases, then all physical improvements within each phase shall be required to be completed prior to occupancy except for items specifically excluded in an approved Phased Occupancy Plan, or minor hand work items, approved by the Planning Department. The Phased Occupancy plan shall be submitted for Planning Director review and approval a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonable expected services and amenities, and completely separated from remaining additional construction activity. [PL, B] 11. If a Phased Occupancy Plan is proposed for this project, it shall include provisions for, and indicate timing of, the phased development of the Fire Buffer Zone, Open Space Access Drives, Emergency Access Road, and the installation of the street trees along Inspiration Drive, subject to review and approval of the Planning Director, Public Works Director and the Dougherty Regional Fire Authority. [PL, PW, F] 12. Prior to the sale of any unit within a phase, the Applicant/ Developer shall obtain a written acknowledgment (secured from the individual property owner) acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated conditions of approval. Said acknowledgment is subject to City Attorney review and approval. The Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed and notarized acknowledgment to the Planning Department within three (3) days upon request of the Planning Director. If the Applicant/Developer fails to comply, the Planning Director may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. [PL, ADM, B] 13. At the time of occupancy, access roads must comply with the following: [F] a. 1-25 units occupied - one public access road b. 26-74 units occupied - one public access road and one emergency access road - 5 - n r'1 GRADING AND DRAINAGE 14. Each lot that drains to the street shall be provided with two 3" drains through the curbs and the roof leaders that tie into them. [PW] 15. No drainage shall be directed over a slope, except at the end of cul-de-sacs where "Overland Storm Drain Easements" have been provided for emergency release of storm waters. [PW] 16. Driveways shall not be installed over drainage inlets. [PW] 17. Drainage inlets shall not be installed on curb returns. [PW] 18. All building pad elevations shall be a minimum of one foot above the 100-year water surface level for Martin Canyon Creek. [B, PL, PW] 19. No blasting shall occur in conjunction with the grading performed for this project without prior authorization being secured from the Public Works Director. [PW] 20. All cut and fill slopes shall be contoured to appear natural and blend with the existing natural contours to the satisfaction of the Public Works Director and Planning Director. [PW, PL] 21. Any grading on adjacent properties will require written approval of those property owners affected. Said written approval shall be submitted to the Public Works Department prior to commencing grading. [PW] 22. Grading within the designated open space area in the northwestern portion of the site and in the southeastern portion of the site shall be limited to that grading which is necessary for construction of the roadways traversing the open space, subject to review and approval of the Planning Director and Public Works Director. [PW, PL] 23. Grading shall generally conform to the project grading plans. On lots where graded pads extend to a property line, the grading shall extend a minimum of one foot beyond the property line, to allow for the maintenance of fencing placed at the top of banks/slopes. [PW, PL] IMPROVEMENT PLANS 24. The design, location and materials utilized for project retaining walls shall be included as part of the Project Improvement Plans, subject to review and approval by the Building Official and the Planning Director. [B, PL] 25. All utilities within the project site shall be underground. [PW] - 6 - � n 26. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving and utilities must be constructed in accordance with approved standards and/or plans subject to approval of the Public Works Director. [PW] 27. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. [PW] FENCING 28. Prior to issuance of a Building Permit, the Applicant shall submit a Fencing Plan indicating the design, location, height and materials utilized for fencing throughout the project, subject to review and approval by the Planning Director. Construction/ installation of common/shared fences, with a standard height of six (6) feet (except in those locations where the Section 8-60.55 of the Zoning Ordinance requires fence heights to be less than six (6) feet) for all side and rear yards shall be the responsibility of the developer. Fencing installed by the developer at the bottom or top of slopes higher than ten feet, and/or fences of rear yards with high visibility from adjoining down slope areas, may be designed with an open mesh material, or other appropriate view fencing, subject to review and approval by the Planning Director. [PW, PL] 29. Applicant/Developer shall be responsible for installing temporary fencing around areas undergoing construction, subject to review and approval of the Public Works Director and Planning Director. [PW, PL] 30. Fencing placed at the top of banks/slopes shall be provided with a minimum one foot level area on both sides, in order to facilitate maintenance by the property owners. [PW, PL] OPEN SPACE/LANDSCAPING 31. The applicant shall submit for Planning Director and Dougherty Regional Fire Authority review and approval a Final Landscape and Irrigation Plan, with general conformance to the Preliminary Landscape Master Plan (Exhibit A) prepared by David L. Gates and Associates, dated received November 27, 1991, consisting of sheets L-1 through L-3, L-6 and L-8 through L-16. Plans shall indicate the general plant pallet proposed including the number of plants, a description of the type of plants, their rate of growth, size in 3-5 years, mature size, container size at time of planting, both common and botanical names, and indicate planting and staking details (all trees shall be double staked). Plans shall also include, but not be limited to, the following items: a. The Fire Buffer Zone and Open Space Access Drives shall be clearly identified around the perimeter of the residential development situated adjacent to undeveloped Open Space land. Said zone and access drives shall be installed prior to occupancy of any adjacent residential units (if a Phased - 7 - n Occupancy Plan is approved, installation shall occur prior to release of occupancy within the phase), and shall be maintained by the Homeowner's Association of this project, to the satisfaction of the Dougherty Regional Fire Authority (DRFA). [F, PL] b. The Emergency Access Road shall be clearly identified. If said access is not dedicated and accepted by the City of Dublin, then maintenance shall be provided by the Homeowner's Association, to the satisfaction of the Fire Chief, Public Works Director and Planning Director. [F, PW, PL] c. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages, including Inspiration Drive (formerly the Valley Christian Center access road). Trees planted along Inspiration Drive shall average a minimum of one tree per each forty-five linear feet. Exact tree locations and varieties shall be reviewed and approved by the Planning Director. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. A maintenance agreement, between the Homeowner's Association and the Valley Christian Center, for the street trees along Inspiration Drive shall be submitted to the Planning Department for review and approval by the Planning Director and the Public Works Director. [PL, PW] d. Landscaping at street intersections shall be such that sight distance is not obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. [PW, PL] e. Land designated as Open Space on the Preliminary Landscape Master Plan shall be clearly identified. This Open Space area shall be permanently restricted to Open Space use by recorded deed restriction, subject to review and approval of the City Attorney and the Planning Director. [ADM, PL] f. In riparian corridor areas impacted by residential development, three new trees of at least 15 gallon size shall be provided to mitigate the loss of each existing tree over 10 inches in diameter. If coast live oaks and big leaf maple plantings are utilized, then the minimum size may be reduced to five gallon. Said trees may be distributed along the roadway, as generally depicted on sheet L-2 of the Preliminary Landscape Master Plan. Only those trees over 10 inches in diameter removed during construction of the Emergency Access Road along Martin Canyon Creek may be replaced with seedling revegetation. All plans for additional tree planting in the riparian corridor areas shall be subject to review and approval by Alameda County Flood Control District Zone 7. [PL, Z7] g. Identified slope areas with a gradient steeper than three- foot-horizontal-to-one-foot-vertical created in conjunction - 8 - with this project with the resultant slope height in excess of seven feet (see Staff Study #1, dated February 7, 1992) shall be planted with 15-gallon sized Open Space Trees. Planting ratio to be observed shall be a minimum of one tree per one thousand square feet of slope area. Said Open Space Trees shall be planted in clusters, as generally depicted on sheets L-2 and L-3 of the Preliminary Landscape Master Plan (Exhibit A) and shall be planted prior to release of occupancy of any units within that phase. The Applicant/Developer shall work with the adjacent property owners (behind lots 30 - 35) to ensure that existing views are maintained to the fullest extent possible. The final location of the Open Space Trees shall be subject to review and approval of the Public Works Director and the Planning Director. Open Space Trees planted on slope areas within the common open areas shall be irrigated and maintained by the developer until the ownership/maintenance of the common open areas is assumed by the Homeowner's Association. Irrigation of trees within individual lots shall be by separate irrigation systems, the maintenance of which shall be the responsibility of the future individual property owners. [PL, PW] 32. Prior to release of occupancy, a Screening Plan shall be developed to provide separation between the rear-yard patio and window areas of Lots 1-4 and the adjacent deck areas to the north (existing Kaufman & Broad homes) and shall be subject to Planning Director review and approval. [PL] 33. Open Space and Landscape Management and Maintenance programs for Open Space areas established through the subdivision and Planned Development District shall generally conform to the "Open Space/Landscape Management Specifications for Hansen Hill" prepared by David L. Gates and Associates, dated received June 29, 1990 (Exhibit A). [PW, PL] 34. Prior to the issuance of a building and/or grading permit, significant, visually important trees and tree clusters shall be tagged in the field for protection, subject to Public Works Director and Planning Director approval. A cyclone, or other appropriate fence shall be erected around the dripline of these marked trees to ensure their protection throughout the grading and construction activity, subject to review and approval of the Public Works Director and the Planning Director. [PW, PL] 35. Prior to the issuance of building permits, the Applicant/Developer shall submit a certified arborist report for the pruning of any trees. A certified arborist shall perform the pruning of trees and shall clean up the ground of all deadwood and debris, to keep this material from getting into the watercourse, subject to the approval of the Public Works Director. [PW, PL] - 9 - 36. Transformers, irrigation control boxes, backflow devices, valves, and the like shall be enclosed in vaults, fencing and/or painted out and landscaped, as determined acceptable to the Planning Director. Location of these items shall be indicated on the Final Landscape Plans. [PL] 37. The developer/owner shall sign and submit a copy of the City of Dublin Standard Plant, Material, Irrigation System and Maintenance Agreement prior to occupancy of any units. [PL] FIRE DISTRICT 38. Any locks which are placed on the gates or removable posts into the Fire Buffer Zone, Open Space Access Drives and the Emergency Access Road must incorporate a "Knox lock", keyed to the Dougherty Regional Fire Authority's code, which allow the removal of any one lock to allow access. [F] LIGHT AND GLARE 39. Exterior lighting shall be provided on stairwells, dwelling entrances and by address numbers, and shall be of a design and placement so as not to cause glare onto adjoining properties. Lighting used after daylight hours shall be adequate to provide security needs. (Photometrics and lighting plans for the site shall be submitted to the Planning Department and Dublin Police Services for review and approval prior to the issuance of building permits). [PL, PO, B] 40. The use of reflective finishes on building exteriors is prohibited. In order to control the effects of glare within this subdivision, reflective glass shall not be used on all east facing windows. [PL] 41. A final color and materials palette prepared by the developer for review and approval by the Planning Director shall be submitted prior to foundation inspections of any of the units in this project. [PL] TRASH/DEBRIS/DUST 42. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The developer shall be responsible for corrective measures at no expense to the City of Dublin. [PW, B] 43. The Developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period, as determined by the Public Works Director. [PW] 44. Areas undergoing grading and all other construction activities shall be watered or other dust palliative measures used to prevent dust, as conditions warrant. [PW] - 10 - ARCHAEOLOGY 45. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. [PL] MISCELLANEOUS 46. Prior to final inspection of any unit, the developer shall submit a letter from the postal service to the Planning Department stating their satisfaction with the type and location of the mail receptacles to be provided. [PL] 47. Signs established for project identification (as regards to number, size, location, copy and design) shall be subject to review and approval of Site Development Review. [PL] 48. All construction traffic may be subject to specific routing as determined by the Public Works Director. [PW] 49. All construction activity at the site shall be restricted to the hours between 7:30 a.m. and 5:30 p.m. Monday through Friday, except as may be approved in advance, in writing, by the Public Works Director. [PW] 50. This approval shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. [PL] 51. To apply for building permits, the Developer shall submit six (6) sets of construction plans and two (2) sets of Site Plans for each individual lot within the subdivision to the Building Department for plan check. Each set of plans shall have attached an annotated copy of the Final Action Letter. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated Final Action Letter attached to each set of plans. The Developer will be responsible for obtaining approvals of all participating non-city agencies prior to the issuance of building permits. [B, PL] PASSED, APPROVED AND ADOPTED this 18th day of February, 1992. 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PAGE32 OFLO2 Hansen Ranch Lands-ape Management Specifications Page 4 n ^ Hansen Ranch Landscape and Open Space Management Specifications General Information Goals and Objectives These specifications are to be used by the contractor as guidelines for bidding and implementing a Landscape Maintenance and Open Space management program at Hansen Ranch.All specifications must be met and exceptions must be approved in writing by the project manager.Specifications are part of the maintenance contract and the contractor and the foreman in charge are responsible for familiarizing themselves completely with the specifications. Work Included The landscape maintenance contractor is required to provide qualified supervisory personnel, labor, materials including fertilizer, pesticides, and fungicides, and appropriate equipment necessary to maintain all landscaped grounds to these maintenance specifications and to the satisfaction of Hansen Ranch. The use of subcontractors to carry out these specifications shall be approved in advance by the project manager. Supervision The landscape maintenance contractor and his foreman assigned to the project shall be experienced in all areas of commercial landscape maintenance and shall have a four year degree in horticulture or equivalent horticultural experience.The project foreman is responsible for being familiar with all aspects of these landscape specifications and shall be available to hold regularly scheduled meetings with the Owner's representative to inspect the ground areas. These inspections will be scheduled quarterly. The contractor is responsible for keeping the Owner's representative informed of all matters regarding this maintenance program. Quarterly Reporting Once each quarter the maintenance contractor will submit Hansen Ranch with a report detailing all maintenance operations for the previous quarter. Attached at the end of these specifications are the quarterly reporting forms required by Hansen Ranch. These reports shall include fertilizer applications, pesticide or herbicide applications, pruning, aeration, soil sampling, and summary of additional work performed. 8 PAGE OFF�� Hansen Ranch Landscape Management Specifications Page 5 ^ n Consultants/Specialists Hansen Ranch may hire consultants or specialists as they deem necessary to recommend changes or improvements in the landscape maintenance program.The contractor will implement recommended changes by the consultant or specialist at the direction of the Owner. If recommended work is beyond the scope of these specifications then contractor shall perform work on a time and materials basis. Irrigation Management Contractor is responsible for sustaining healthy plant and turf growth while minimizing water use during irrigation.Frequency and duration of imgation cycles should be reviewed on a regular basis in relation to seasonal and climatic conditions and should always use the versatility of the automatic time clock. Special consideration shall be given to the soils endemic to the area in relationship to water management techniques. Irrigation shall be done during the late night or early morning hours using multiple cycles, if necessary, to minimize runoff. All precautions should be taken to avoid irrigation water overspray onto sidewalks, parking areas, or gutters. If overspray is a problem, the contractor should recommend a way to eliminate the problem. Soil moisture detection apparatus shall be checked before irrigation. Foreman shall be familiar with water management procedures utilizing evapo-transpiration information and soil infiltration rates. Irrigation cycles shall be adjusted accordingly. A minimum 2" layer of organic mulch shall be used in non-turf areas to reduce evaporation from soil surface. Because of limitation of the irrigation design,special adjustments will be necessary to avoid over-watering of north and east exposures and some areas may require supplemental hand watering. Irrigation System -Repair and Maintenance Damage to the irrigation system caused by contractor's operation will be repaired at contractor's expense. Additional repairs caused by vandalism or otherwise beyond the contractors control will be repaired on a time and materials basis. All irrigation equipment replaced will be of original brand and if not available,will be of equal performance and cost. Weekly visual inspections shall be conducted to check for problems. Quarterly irrigation system analysis shall also be performed to assess all systems for proper operation. This analysis shall include clock adjustment, adjustment of irrigation heads for proper coverage,flushing of clogged heads,and written recommendations for irrigation system improvements,if any. PAGE3 9 oa lao Hansen Ranch Landscape Management Specifications Page 6 ^ Replacement of Plant Material Time clocks for irrigation system shall be adjusted as required to eliminate overwatering of streesed plants. The maintenance contractor is responsible for weekly visual inspection and replacment of plant material which dies or is severely damaged by pests,disease,improper care,or negligent actions by his personnel,with plants of comparable size. It shall be the contractor's responsibility to investigate and document all previous damage prior to starting the contract. Replacement of plant material for other reasons will be done on a time and materials basis. Additional irrigation to establish replacement plants shall be applied by hand watering and shall be the contractor's responsibility at no additional charge. Hours Power equipment is to be operated between the hours of 8 a.m. and 6 p.m. on weekdays only. Other Maintenance The landscape maintenance contractor additionally is responsible for pick up of waste paper,debris,and leaves in all shrub,groundcover,and turf areas on a regular and on-going basis throughout all irrigated landscape areas.This will be completed before mowing takes place. Catch basins,fire access trails,and swales shall be maintained free of all debris and kept functional.Debris shall be removed from site at contractor's expense. Disease and Pest Control Turf-Vigorous and well maintained turf has pest,weed, or disease problems less often than poorly maintained turf.If problems occur,every effort should be made at control using proper cultural techniques in mowing, fertilizing and irrigation management.If control cannot be achieved in this manner,then and only then,may pesticides,fungicides or herbicides be considered.An accurate identification of the insect, weed, or disease shall be made by a farm advisor, entomologist, turf specialist,or pest control advisor.Based on this identification a pest control advisor or pest control operator shall specify which chemicals to use along with rates and application procedures. Additionally, alternatives and mitigation measures that would substantially lessen the environmental impact should be considered. All pesticides,fungicides,and herbicides shall be applied under the direct supervision of a licensed pest control operator after first obtaining permission from the project manager.All necessary paperwork,permits,reports,or government approvals shall be the sole responsibility of the contractor. Groundcovers,Shrubs and Trees - Minor infestations of common insect pests are acceptable and routine spraying is to be avoided. If major infestations do occur,the contractor shall be responsible for identifying the problem and treating it appropriately. Tree and shrub diseases are more serious in nature and should be PAGE 1/0 Or 100— Hansen Ranch Lands-ape Management Specifications Page 7 /'\ /1 controlled immediately upon identification. Casual inspection of lower branches of trees is not satisfactory. A regularly scheduled,detailed inspection is necessary to thoroughly identify and diagnose plant problems and to prevent serious damage. Specific comments regarding individual plant species are included in Appendix"B". Contractor shall be responsible for damage or effects arising out of any and all pesticides of fungicide use. Open Space Areas-Only pest or disease infestation which threaten the survival of open space plant species shall be deemed appropriate for treatment. This treatment shall be completed under the supervision of a qualified environmental consultant and with the written consent of Hansen Ranch. All disease and pest control in open space areas shall be done by separate contract. Weed Control All tree basins,planter beds and road areas shall be kept free of weeds and grasses at all times. Weeds should be pulled and not chopped. Pre-emergent herbicides are recommended in all shrub and groundcover areas to inhibit future weed growth and shall be applied according to manufacturer's recommendations and all applicable laws. Hansen Ranch reserves the right to request and approve a detailed weed control program showing weed identification and proposed herbicides. Contractor shall be responsible for damage or effects arising out of any and all herbicide use. PACE`+L OFi02) Irrigatec LancscaDe Areas PAGE4z' OF1f29 Hansen Ranch Land-cape Management Specifications Page 8 /1 /1 1.0 Irrigated Landscaped Areas Lawn Care Soil Samples Soil samples shall be taken from representative areas prior to the first spring fertilization.Proper soil sampling procedures as described in Appendix D shall be used.Soil samples will be sent to an approved laboratory for fertility analysis, and recommendations by that facility are to be followed by the maintenance contractor after review with the Owner's representative. The maintenance contractor is responsible for cost of soil analysis and implementation of all recommended changes.A copy of the soils report shall be submitted with the quarterly report. Fertilization Only nitrogen need be applied to turf areas unless results of soil fertility test indicate a specific problem or nutrient deficiency. If a deficiency is noted, recommendations by the soil testing facility shall be followed. Generally up to six pounds of actual nitrogen are applied per one thousand square feet of turf area per year.It is the contractors responsibility to determine analysis of fertilizer used and to calculate the amount of actual nitrogen necessary to keep turf areas lush and healthy through the entire year. Fertilizer should be applied to turf as evenly as possible and no more than one pound of actual nitrogen per one thousand square feet should be applied during any month. Fertilization is to be reduced in the summer dormancy period for cool-season grasses. In October an application of a complete slow-release fertilizer (nontemperature reactive IBDU or urea-based formulation)is required. All fertilizer is to be supplied by maintenance contractor as part of his contract. Mowing Equipment Mower blades should be sharp and tearing of grass by dull mower blades is not acceptable. All mowers shall be adjusted to the same height and scalping of high spots, mounds, or knolls will not be permitted. All mowing equipment shall be cleaned before entering premise of the project to prevent importation of disease from other mowing sites.The maintenance contractor is responsible for any damage that may occur from mowing on soils that are too wet. Heavy equipment should avoid low wet areas.If necessary wet areas shall be mowed with a hand mower. Height and Frequency of Mowing Lawns shall be mowed a minimum of every seven days during the months of April through October and to a minimum height of two inches.During this period lawns should never be mowed below two inches and height shall not exceed 3".During the months of November through March lawns shall be mowed to a minimum height of PAGE43 Or/00 Hansen Ranch Land, -pe Management Specifications Page 9 P\ one and a half inches and as often as necessary to maintain a neat, groomed appearance. Grass Clippings Grass clippings are a valuable source of nutrients and ideally should remain in the turf. Clippings, with the approval of the Owner, shall not be removed unless unsightly or lying in swaths that might damage lawn. Edging All lawn edges along walls,fences,foundations,sidewalks,driveways,planter beds, tree trunks,utility boxes or other objects located within a turf area will be trimmed to maintain a well groomed appearance.Trimming along concrete or asphalt areas must be done by power edging equipment on a weekly basis.Cut-Edge boundaries between lawn and groundcover areas may be edged chemically, provided the chemical used is a contact herbicide and not a systemic type.Maintained edges shall be straight, uniform and conform to the original boundary design. Dead grass and/or groundcover shall be removed immediately. Objects located within lawn areas, may be edged with an herbicide provided the dead grass is removed. Contractor shall be responsible for complete replacement of any tree or shrub which is partially or entirely girdled by edging equipment. Aeration Use of a turf core extracting device is required once a year in the first two weeks of April and should be scheduled immediately prior to fertilizer applications.Heavily compacted areas which show obvious signs of poor water penetration will be aerated additionally as necessary on a time and materials basis. Re-seeding and Special Procedures Bare spots in lawns shall be re-seeded as necessary to maintain complete coverage. De-thatching or any other special procedures required for a healthy lawn shall be performed by the contractor as needed and with the approval of the Owner.Cost for de-thatching and special procedures will be at Owner's expense. Damage Mowing equipment should never be allowed to strike trees, shrubs, or irrigation heads located in turf areas. Any partial girdling of tree trunks or damage to irrigation system caused by the operator will be repaired or replaced at the contractor's expense.Size of plant material will be equivalent to that being replaced. It will be the contractors responsibility to investigate and document all previous damage prior to starting the contract,otherwise damage will be assumed to be the contractor's. '0 0 PAGE Or Hansen Ranch Land e Management Specifications Page 10 l'1 SHRUB CARE General An area extending to the drip line of each shrub should remain clear of any vegetation to reduce competition and encourage healthy growth.It is essential that the maintenance contractor understand the habits and cultural requirements of each shrub species at the project so he can effectively manage irrigation, pruning, and fertilization procedures. Fertilization Recently established shrubs should be fertilized in early March and late May with ammonium sulphate(20-0-0)at the rate of 5 lbs.per 1000 sq.ft.Fertilizers are to be applied uniformly to the area within the drip line of the shrub, and followed by a thorough irrigation.As shrubs reach their optimum size,fertilizer application can be reduced to once in March and eventually shrubs may need no fertilization unless showing signs of deficiency.If deficiency signs occur,then soil fertility tests should be done and recommendations followed. Contractor shall be responsible for damage arising out of any fertilizer use. Pruning The primary goal of pruning shall be to maintain the natural shape and appearance of shrubs within given space limitations.The natural tapered shape of most plants allows sunlight to reach lower foliage and should always be retained.Power pruning equipment may only be used for designated hedges,and shrubs shall not be sheared into boxes, balls,or other formal shapes unless specifically noted.All pruning cuts shall be made to lateral branches,buds,or the main trunk and shall always be flush. Stubs shall not be allowed to remain and all cuts should be clean with no tearing of the bark.For efficient control of growth,major pruning shall occur in the dormant period,while minor pruning and shaping is encouraged throughout the year.Pruning shall only be performed by trained,qualified personnel. GROUNDCOVER CARE General Groundcovers shall be maintained in a healthy condition and shall be edged and trimmed in a manner compatible with the design intent.They shall be pruned as necessary to encourage fullness and complete coverage. Some species may need annual mowing, refer to Appendix "B" for requirements. Cleared circles, 18" in diameter,shall be maintained at base of trees.Shrubs shall be cleared to drip line. No chemical clearing is permitted in groundcover areas. FAGE Hansen Ranch Lands e Management Specifications Page 11 Two to four applications of ammonium sulphate(20-20-20)applied at the rate of 5 lbs. per 1000 sq. ft. should be applied during the first year of a new planting. Application rate can be reduced in subsequent years as long as vigorous growth and a healthy condition is maintained. Once full coverage is achieved at least one application shall be applied in March. TREE CARE Pruning Tree pruning shall be done with the objective of retaining the natural form of the tree while promoting structural strength and safety. Contractor is responsible for pruning of trees up to a 8'-6"height in areas above pedestrian walks and a 15'height above vehicular use areas.Dead or dying branches or any that interfere with vehicle or pedestrian traffic along existing drives or walkways shall be removed. Pruning shall be performed by a trained, qualified person with experience in accepted procedures. Pruning shall be in accordance with the principles and practices recommended in the U. C. Extension Service Bulletin"Pruning Landscape Trees" No. AXT-288. All pruned material shall be removed from site at contractor's expense. Pruning or removal of trees over a 15' height shall be contracted out separately to a qualified tree surgeon and is not the responsibility of the maintenance contractor. Fertilization Trees in shrub areas shall receive the same fertilization application as prescribed in the shrub section. Trees in lawn should receive adequate nutrients from lawn fertilization program and should not require additional fertilization unless deficiency symptoms develop. • ``PAGE 60ti 6-6 Hansen Ranch Land Management Specifications Page 12 Staking All existing stakes and ties shall be maintained and replaced with equal material for one year,or until tree is able to stand free and withstand strong winds.Staking shall encourage maximum movement of the trunk to develop strength and taper Stakes and ties are to be checked and adjusted on a quarterly basis, or more often if site condition necessitate. Remove stakes when tree is able to stand alone. Trees in Turf Trees in lawn areas shall have a 24"diameter area cleared around the trunk.Trees damaged from mowing equipment or mechanical trimmers shall be replaced at Contractor's expense. Native Oaks Native oaks present in the riparian corridor at the main project entry shall be inspected on an annual basis by a certified arborist for signs of pest, disease, or structural problems.Any recommendations provided by the certified arborist shall be implemented following approval by the project manager,and under a separate contract. ROTATING ANNUAL CARE General Rotation of annuals applies to all annual planting beds. Location of rotating annuals on Map A.These color areas have high visibility and shall be maintained on a continual basis with species indicated in Appendix"A". Contractor is responsible for the removal and disposal of old flowering plants and their replacement. Rotation period given in Appendix "A" are a guideline only. Contractor shall maintain a continuous, uniform color display in these areas. This includes pinching off dead flowers weekly and replacing plants before they show signs of stress.New varieties are to be preapproved by Owner prior to installation. Fertilization A steady supply of nutrients is required for quick establishment of bedding plants.A complete slow-release fertilizer(Osmacote 14-14-14 or equivalent)is recommended in warmer months when soil is prepared for planting. Follow manufacturer rate recommendations for a three to four month application duration.Alternative is to apply granular form 15-15-15 monthly at a rate of six lbs.per 1000 sq. ft. Actual rates and frequency of applications will be dependent on the growth response of the plants.Contractor is responsible for maintaining healthy,vigorous growth. PAGE LI 7 OF L 20 Hansen Ranch Lan? ese Management Specifications ^ Page 13 Weed Control Weeds shall be controlled as specified in the general section of this report.Special care should be given to the selection of a pre-emergent herbicide for annual beds. Annuals are more susceptible to damage from herbicides than perennial plants. Mulch A 2"layer of mulch shall be applied after annuals are planted.Mulch shall be spread between the plants,but shall not cover the stems.Mulch shall be raked from the bed and re-applied when replanting.Mulch shall be fir or redwood bark sized 1/2"to 1" diameter, and free of sticks, stones, clay or other foreign material, or approved equal. • PAGE`FS JF/D O Firexeak Management PAGE 49 Or/fl2� Hansen Ranch Land eNe Management Specifications ^ Page 14 2.0 Fire Break Management Specification(See Man 3) Non-Irrigated Zones Fire protection shall be implemented by the maintenance contractor at the south west corner of the project along the rear property lines of lots as shown on Map B. Vegetation shall be controlled in a manner which provides a minimum 30 foot wide strip which is maintained in a vegetation free condition to prevent the spread of fire. All native vegetation in this area shall be either double disked or mowed to a minimum 2 inch height to limit the availability of flammable material. Mowing or disking shall occur following spring growth and shall occur to maintain all dry,flammable vegetation in a non combustible condition. Irrigation Fire Zones Fire buffer shall be maintained in a weed free condition by maintenance contractor. Vegetation shall be controlled in a manner which provides a minimum 15 foot wide strip which is maintained to be a weed free landscaped area. These procedures shall be completed and maintained to the satisfaction and specification of the Dublin Fire Department. PAGE, f? OF ID° Riparian Corricor • PAGES" OF/Da Hansen Ranch Ian'' ese Management Specifications ^ Page 15 3.0 Riparian Corridor Management Specification The Riparian Corridor is defined as all property within 200 feet of the centerline of the creek.It does not include Grassland,the Oak/Bay Woodland,or any formally landscaped or irrigated area. Monitoring A monitoring program shall be implemented by the maintenance contractor and shall include a written report and evaluation by a qualified open space consultant, approved by the project management. Monitoring shall include quarterly inspections of the entire riparian area with documentation of additional procedures which may be required by weather,site use, or other factors.Evaluation of revegetation establishment is also required. Quarterly monitoring reports shall be submitted, and based on observations and recommendations of the open space consultant it may be necessary to amend this contract to incorporate additional procedures or management techniques. Poison Oak Maintenance Poison Oak shall be eradicated from the riparian corridor wherever it is present within 10 feet of emergency access road.Removal may be either manual or through chemical means.A management plan shall be submitted in writing prior following award of this contract and prior to implementation of removal which describes the method of control and timing of procedures. Poison oak in other areas of the riparian corridor shall be considered natural vegetation and shall be allowed to remain in place. Emergency Access Path Maintenance The emergency access path and trails installed in the riparian corridor area shall be checked and maintained periodically throughout the year. Tree Pruning and Down Wood • Regular pruning is not required in the riparian corridor. However, if broken branches or down wood occurs within 25 feet of the emergency access path they shall be removed from the site as they occur.Pruning to mitigate the loss of this wood may be required to maintain tree health or to provide a safer environment, and is included in this contract.Disposal of down wood or broken branches in areas away from the path is not a requirement of this contract. • • PAGES2 OF/0C7 Hansen Ranch Lan" ,Management Specifications Page 16 • Utter and Trash Pickup Non natural litter and garbage(paper,plastic,etc.) of all types generated through day use or any other source shall be picked up throughout the riparian corridor on a quarterly basis.Utter and garbage shall be disposed of in an off site receptacle. Natural and organic litter which are natural products of the riparian corridor shall be allowed to remain in place and is not to be removed from the site. PAGE 53'GF��a Men Sspace Management PAGE'S`L or Hansen Ranch Lan /fie Management Specifications Page 17 4.0 Open Space Management Specification ( Grassland. Oak-Bay Woodland) Open space is defined as all property which is not formally landscaped or irrigated, and which does not lie in the 200 foot wide riparian corridor.It includes Grassland and the Oak/Bay Woodland. Monitoring A monitoring program shall be implemented by the maintenance contractor and shall include a written report and evaluation by a qualified open space consultant, approved by the project management. Monitoring shall include quarterly inspections of the entire open space areas with documentation of additional procedures which may be required by weather,site use, or other factors.Evaluation of revegetation establishment is also required. Quarterly monitoring reports shall be submitted, and based on observations and recommendations of the open space consultant it may be necessary to amend this contract to incorporate additional procedures or management techniques. Maintenance of Revegetated Areas Specific areas of the open space will be revegetated during the installation phase of the project.Liner material will be installed with weed mat and wire mesh screens for rodent and deer protection.Specific maintenance routines shall be implemented to ensure the establishment and survival of this vegetation. The following procedures are required at the specified times of year. Other maintenance items may be required based on weather or site conditions,and while not specifically noted, are the responsibility of the maintaining contractor. These maintenance procedures include any condition which potentially affects the growth or success of revegetation materials. Contingencies for drought or other condition affecting project success should be discussed with the project manager if they occur,and should be treated on a time and materials basis above and beyond the scope of this contract. If treatment of plants for pest or disease is required, materials or methods with a minimal environmental impact must be utilized.If chemical pesticides or fungicides become necessary,approval must be obtained in advance from the project manager must be obtained in writing. PACE d SOP/Oa Hansen Ranch Ls• '' pe Management Specifications p Page 18 Year#1 March 1st Clean and adjust rodent protecting screens.Remove debris collected from heavy rains or flooding. Control weeds.Remove weeds which are establishing inside collar.Remove weeds likely to compete for sunlight or moisture outside area of weed control fabric. If grade has changed due to flooding or surface runoff, make necessary adjustments.Adjust weed fabric or rodent screening if necessary. Inspect for pest or disease infestation. Treat if affecting plant vigor or survivability. July 1st Adjust rodent protecting screens. Open screen tops if spring growth is substantial. Minor weed control. Inspect for pest or disease infestation. Treat if affecting plant vigor or survivability. Check for soil moisture deficit.Evaluate moisture stress to plants. July 1st Adjust rodent protecting screens.Open screen tops if growth is substantial. Inspect for pest or disease infestation. Treat if affecting plant vigor or survivability. Check for soil moisture deficit.Evaluate moisture stress to plants.Irrigate if necessary. August 1st Check for soil moisture deficit.Evaluate moisture stress to plants.Irrigate if components of contingency plan indicate the necessity. Year#2 March 1st Clean and adjust rodent protecting screens. Remove debris collected from heavy rains or flooding. PAGE s"a 1DO Hansen Ranch Lar eve Management Specifications n Page 19 Control weeds.Remove weeds which are establishing inside collar.Remove weeds likely to compete for sunlight or moisture outside area of weed control fabric. Adjust weed fabric or rodent screening if necessary. Inspect for pest or disease infestation. Treat if affecting plant vigor or survivability. May 1st Adjust rodent protecting screens. Open screen tops if spring growth is substantial.Remove screens if plant size indicates. Minor weed control. Prune only to correct structural deficiencies or encourage healthy growth. Inspect for pest or disease infestation. Treat if affecting plant vigor or survivability. July 1st Adjust rodent protecting screens.Open screen tops if growth is substantial. Remove screens if plant size indicates. Year#3 March 1st • Remove balance of screens. Remove weeds which are establishing inside collar. May 1st Minor weed control. Monitoring Plan Monitoring and record keeping is required for a three year period to provide a record on which to judge the success of this project site.Monitoring is also to determine what additional maintenance procedures will be required at the specified maintenance intervals,and to determine whether contingency plans of any type are required.The ultimate goal of monitoring is to ensure the success of this project. Monitoring is to be completed by key personnel knowledgeable in plant growth and horticultural principles. PAGE /yr/00 Hansen Ranch Lar --Npe Management Specifications Page 20 Each specified inspection date is to correspond to a simple written report characterizing any problems viewed or projected upcoming problems. Format should include any plant loss, and/or any plant related stresses inspected. Copies of these field reports are to be submitted to the project manager after each inspection. Year#1 Monthly inspections February through October. Year#2 Monthly inspections March through June; every other month July through October. Year#3 Inspections every other month March through October. Hvdroseeded Areas Non-irrigated hydroseeded areas will be present in various areas of the open space as mitigation to exposed soil created by the grading and construction process.The specific purpose of this seeding is to provide erosion control during the rainy season and to stabilize slope areas.It is the responsibility of the maintenance contractor to manage and monitor the effectiveness of these areas. If seeded areas are showing weak or sporadic growth they shall be fertilized with a IBDU-type fertilizer such as Par Ex Slow Release 22-25-0 at the recommended rate. If response is inadequate then areas shall be reseeded with the following seed mixture: 40%Palestine Orchardgrass 35%Blando Bromegrass 10%Rose Clover 8%Crimson Clover 7%Strawberry Clover • Contractor is responsible for maintaining all hydroseeded areas in a fully vegetated condition.Cost of fertilization and reseeding shall be submitted as an extra to this maintenance contract. • PAGE i$OF 100 Hansen Ranch La /ype Management Specifications Page 21 litter and Trash Pickup Non natural litter and garbage(paper,plastic, etc.) of all types generated through day use or any other source shall be picked up throughout the open space area on a quarterly basis.Litter and garbage shall be disposed of in an off site receptacle. Natural and organic litter which are natural products of the open space area shall be allowed to remain in place and is not to be removed from the site.This maintenance shall be provided on a time and materials basis. • pie s9 •oa emN Appendixes FACE 6O pF/OO r'1 /1 Hansen Ranch Landscape Ma,.agement Specifications Page 22 Appendix A Annual Rotation Schedule Period of Rotation Location Type Common Name olor Spacing Spring rear Antirrhinum Snapdragon Mix 12"o.c. front Viola comuta Viola Y 8"o.c. Summer rear Petunia x.hybrida Petunia P 8"o.c. front Salvia farinacea Blue Sage B 8"o.c. Fall rear Calendula off. Calendula Y 12"o.c. front Begonia semp. Begonia R 8"o.c. Winter rear Primula polyantha English Primrose Mix 8"o.c. front Viola wittrockiana Pansy o.c. • Color Key: B =Blue Mix=Range of white,blue,red,yellow,and purple P=Pink Pu=Purple R =Red W=White Y=Yellow Notes:1. All plant sizes to be minimum.4"liners. 2. Location of annuals keyed to Map A attached to this appendix. PAGE 61OFioc3 /'1 /1 Hansen Ranch Landscape Ma.agement Specifications Page 23 Appendix B HANSEN RANCH LANDSCAPE SCHEDULING AND REPORTING FORM Quarter period: Spring-April thru June Date schedule prepared: May,1987 Date report submitted: Firm: Frequency Date Completed Description of Work of Work by Contractor A. NON-VEGETATED AREAS 1. Leaf and litter removal weekly 2. Paper and trash removal weekly 3. Weed control as needed B. LAWN AREAS 1. Mowing weekly 2. Edging weekly 3. Weed control as needed 4. Fertilization as needed 5. Pest and disease control as needed 6. Aeration April 1 thru 15 C. GROUNDCOVER PLAN11NGS 1. Weed control as needed 2. Fertilization late May 5. Pest control as needed 6. Disease control as needed 7. Leaf and litter removal weekly 8. Paper and trash removal weekly 9. Edging as needed 10.Pruning/mowing as needed D. SHRUBS AND TREES 1. Weed control as needed 2. Fertilization late May 3. Pest control as needed 4. Disease control as needed 5. Pruning-size control late June PAGE�O Zz OF/00 Hansen Ranch Landscape Mai...E,ement Specifications /'1 Page 24 6. Pruning-shaping none 7. Staking and tying as needed 8. Leaf and litter removal weekly 9. Paper and trash removal weekly E. MISCELLANEOUS 1. Annuals continuous 2. Irrigation inspection monthly 3. Soil sampling none 4. Hydroseeded Areas May mowing CHEMICAL APPLICATIONS (include all herbicides,pesticides,and fertilizers) Chemical Applied Date Rate Areas Treated 1. 2. 3. 4. 5. 6. • PAGE O�.OF i o a Appendix C Cultural Notes on Plant Species nt IIansen Ranch • TREES: Botanical Name Comments Pruning Crataegus phaenopyrum Watch for fireblight and aphids Establish balanced in late spring. symmetrical branch structure Malus floribunda Check for foliar insects. Promote open balanced structure Platanus acerifolia'Yarwood' Anthracnose resistant. Check Establish balanced Platanus racemosa for scale and spider mites. symmetrical branch structure Quercus agrifolia Watch for root disease problems. Establish balanced Quercus lobata If loss occurs from poor drainage, symmetrical branch use approved lawn tree as structure replacement. l SHRUBS: • l z, Botanical Name Comments Pruning as Abelia grand. Watch for foliar insects. Maintain natural Edward •Goucher' Avoid overwatering. arching habit. Tip prune for fullness. Agapanthus africanus Remove winter damaged foliage. Remove spent flower O stalks. Ceanothus Watch for aphids. Do not shear. 'Joyce Coulter' Do not overwater. Encourage spreading cascading habit. Cistus hybridus Watch for aphids. Do not shear. Allow Do not overwater. for natural habit. Diosma pulchrum Watch for drainage problems. Tip prune after flowering to increase fullness and to control size l Correa'Carmine Bells' Provide good drainage. Tip prune for fullness ) Dietes vegeta Remove winter damaged foliage. Remove spent flower stalks Escallonia fradesi Check for foliar insects. Maintain natural shape. Tip prune for fullness Escallonia'Terri' Check for foliar inspects. Tip prune for fullness , Allow to spread. Hemerocallis hybrids Remove winter damaged foliage. Remove spent flower stalk. Nandina domestica Use acid pH fertilizer. Prune back older canes for size control. Do not hedge. Pittosporum tobira Watch for aphids and scale. Tip prune if plants are legg; 3 'Wheeleri' Viburnum tinus Watch for foliar insects. Tip prune for fullness. n Encourage natural,spreading z. habit. nfin T I0 GROUNDCOVERS: (Woody and herbaceous) Botanical Name Comments Pruning Arctostaphylos densiflora Avoid overwatering. Tip prune to increase 'Howard McMinn' fullness. Lomcera "Jap.'I-Ialliana' Reduce irrigation and Tip prune when young. fertilization once Shear every 2 to 3 established. years to reduce build-up of woody stems. Pelargonium peltatum Watch for spider mites. Tip prune for fullness. Use acid pH fertilizer. Trachelospermum jasminoides Watch for foliar insects. Tip prune for fullness. Do not overwater. VINES: Botanical Name Comments Pruning Jasminum polyanthum Maintain structural support. Growth may need to be controlled.Prune in May after flowering. 3 -6 n 0N m to APPENDIX D SOIL SAMPLING PROCEDURES The reliability of soil testing is directly related to proper sampling procedures. Correctly performed soil sampling and analysis provide important information for the management of landscape plantings. A soil sample should represent only one soil or plant condition.The sample should be a mixture of 10 or more sub-samples taken from the rooting depths of existing or proposed plantings. Typical rooting depths are: Turf and herbaceous groundcovers: 0 to 6" Shrubs: 0 to 18" Trees: 0 to 12"and 13"to 36"(sample from each depth) Landscape conditions requiring different samples would be: Different soil textures or colors. Different drainage patterns. Import fills. Areas receiving different fertilizer or amendment treatments. Samples should not contain any plant or organic material from soil surface.The best collecting tool is a sampling tube which removed a core of soil from the surface to the lower rooting depths.If a shovel is used then a hole should be dug to the correct depth and a vertical 1"slice taken from the side of the hole. The sub-samples should be randomly collected from each representative area.They should be mixed thoroughly and placed in a water proof bag or container (gallon zip-lock freezer bags work well). Labels with all pertinent information should be placed on the outside of the container. Collect at least two cups of soil for each sample. FAGECO'7 OF/C)6 . . 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