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HomeMy WebLinkAboutPC Reso 92-013 PA 91-096 Hansen Ranch - request for modification to Approved General Provisions , RESOLUTION NO. 92 -013 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 91-096 HANSEN RANCH CONDITIONAL USE PERMIT REQUEST FOR A MINOR MODIFICATION TO THE APPROVED GENERAL PROVISIONS FOR THE HANSEN RANCH PLANNED DEVELOPMENT 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, Section 8-31.18 of the adopted City of Dublin Zoning Ordinance states if a proposed structure, facility or land use not indicated on a Land Use and Development Plan approved by the City Council does not materially change the provisions of the approved Land Use and Development Plan, the structure, facility or land use may be permitted subject to securing a Conditional Use Permit; and WHEREAS, the Planning Commission held 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. The proposed project serves the public need by providing a variety of housing types and sizes available to the community. B. The proposed use will be properly related to other land uses and transportation and service facilities in the vicinity, as the proposed use will be compatible when compared to the type and /'1 r 1 nature of operations typically found in single family residential areas. C. The proposed use will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. D. The proposed use will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located in that conditions have been applied to ensure conformance with the applicable zoning regulations, and the use is consistent with the character of the surrounding area. E. The proposed use will not materially change the provisions of the approved Planned Development Land Use and Development Plan. F. The approval of the Conditional Use Permit will be consistent with the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 91-096 Hansen Ranch Conditional Use Permit application as generally depicted by materials labeled Exhibit A, stamped approved and on file with the Dublin Planning Department, subject to the approval of the related Site Development Review 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, [ADM1 Administration/City Attorney, [FIN] Finance, [F] Dougherty Regional Fire Authority, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. 1. This approval is for a minor modification to 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 approved 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 (Exhibit A) to replace the approved plans depicting single-family units prepared by Shleppey Hesmalhalch Associates, for the first phase (72 units: 68 production homes and 4 custom lots) of the 180 unit Hansen Ranch Subdivision. 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 - 2 - 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. The Applicant/Property Owner shall be responsible for clean-up and disposal of project related trash to maintain a clean, litter-free site. [PL] 4. All signs shall be subject to the requirements of the Sign regulations within the Zoning Ordinance. [PL] 5. On an annual basis, this Conditional Use Permit approval shall be subject to Zoning Investigator review and determination as to the compliance with the Conditions of Approval. [PL] 6. This permit 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 permit shall be subject to citation. [PL] PASSED, APPROVED AND ADOPTED this 18th day of February, 1992. AYES: Commissioners Barnes, Burnham, North, Rafanelli and Zika NOES: None ABSENT: None N' PlanningCommiss' n Chairperson ATTEST: Planning Direc o - 3 - ., n . ______Jii ___________::______ . / ' /// , --,----.. // // -.--""-----<,--,,,.........--"---.--..-------...,...... / / \ • / ` / ....... „,// / ./ / / i \ „ \ \s -\''''s \\ //;///( I \_Y' \‘.. .. .... .. 1. ` i• S r J i ._L'•_�'i l / - ...- j'.;-,..1-:„`z t ;";;1'. ' I ..r.',: \ / L ---� .:// / - . II,7 Ij.•`- :- 4. ,Ill / I/ _ 1 i':'' . .•i' ::---- _ate 1A`:in, r J � ; • f ' ` ` _..J i ` ' as ~ l \ ' 1ji6 _ :1 _ � f 1 -- :; , \� - ' i�, �I `' ,\ ' f,`"•.?•i: 'NN,•\\\t:i ai4^ \!T / t IS`+ [ q 1 lill'iwiqi. 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General Specifications RECEIVED JUN 2 9 1990 • DUBLIN PLANNING PAGE37 OFL Hansen Ranch Lands-ape Management Specifications Page 4 /'\ emN 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. PAGE 3 8 pr r o0 Hansen Ranch Lanascape rviauagemem opecuicauun Page 5 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 re 1 onginal will be of on inal brand and if not available,will be of equal replaced 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. PAGE39 OFroo Hansen Ranch Landscape management opeaucauoiu 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_.--Or Hansen Ranch Lands—we Management Specifications Page 7 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` OF f.2 n Irrigated Landscape Areas PAGE OF L-9 Hansen Ranch Lane`cape Management pecwcations Page 8 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 deter mine 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 anv 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 Freauencv 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 43 boa Hansen Ranch Land' -pe Management Specifications Page 9 �` ^ 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. PAGEq�_Ol�oo Hansen Ranch Land- zpe Management Specifications Page 10 r'1 n 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. FAG' S Or 1°0 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. • PACE`{ 6�Orl O C7 Hansen Ranch Land _pe Management Specifications Page 12 r1 /1 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 41 7 OF I2O Hansen Ranch Lary" pe 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 148 JF/DO Firebreak Management FACE*9 OF�fla Hansen Ranch Lana „4De Management Specifications Page 14 .� 2.0 Fire Break Management Specification ($ee Map 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. ";kr 5D. 0- ADD R i Marian Corric or PAGE OF /D a Hansen Ranch Land/...,ee 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. • PACES2 OFIOC7 Hansen Ranch Land e,i;?e 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'Or I'D Ooen S3ace Management PAG_5`i nP/©a Hansen Ranch Lan gape 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. • PAGE d6- 0E/Oa Hansen Ranch La- ape Management Specifications 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 sc' Hansen Ranch Lar eve Management Specifications 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. PAC= /0 vrQ Hansen Ranch Lar—,ape 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 groY,-h they shall be fertilized with a TBDU-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. PACE 5.3 Uf /OD Hansen Ranch La- ape Management Specifications eTh 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. 00/30p-9 39bd saxipuaddy Hansen Ranch Landscape Ma1.a �ment Specifications Page 22 Appendix A Annual Rotation Schedule Period of Rotation Location Type Common Name Color Spacing Spring rear Antirrhinum Snapdragon Mix 12" o.c. front Viola cornuta 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 W 8" 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. PAC, 6 p� /DC Hansen Ranch Landscape Ma..—Bement 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-VEGETA 1ED 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 PLANFLN GS 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 • FtiGE z OF /DO Hansen Ranch Landscape Mai...r,.;ment Specifications 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 CHEN ICAL APPLICATIONS (include all herbicides, pesticides, and fertilizers) Chemical Applied Date Rate Areas Treated 1. 2. 3. 4. S. 6. PAGE 'OF Jr)?-) Appendix C Cultural Notes on Plant Species at Hansen 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 symmetrical st buh lame h a Platanus racemosa for scale and spider mites. ' 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. ` J 1 SHRUBS: • -0 Botanical Name Comments Pruning m' Abelia grand. Watch for foliar insects. Maintain natural 'Edward Govcher' Avoid overwatering. arching habit. Tip ,C prune for fullness. IafricanusRemove winter damaged foliage. Remove spent flower oAgapanthus 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 pulchnim Watch for drainage problems. Tip prune after flowering to increase fullness and to control size ( ) 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. •• I-Iemerocallis hybrids Remove winter damaged foliage. Remove spent flower stalk. Nandina domestica Use acid pi-I fertilizer. Prune back older canes for size control. Do not hedge. Pittosporum tobira Watch for aphids and scale. Tip prune if plants are leggl 'Wheeleri' . Viburnum tines Watch for foliar insects. Tip prune for fullness. Encourage natural,spreading habit. n-i m Ir v^�l 0 0 GROUNDCOVERS: (Woody and herbaceous) Botanical Name Comments Pruning Arctostaphylos densiflora Avoid overwatering. Tip prune to increase 'Howard McMinn' fullness. Lomcera 'Jap.'ITalliana' 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 ovenvater. VINES: Botanical Name • Comments Pruning Jasminum of anthum Maintain structural support. Growth may need to be p y controlled.Prune in May after flowering. Ti cr.) Rl O• 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. • FACE(°7 OF/act i \ `\ I . ` .Cc\:::: cprf • / �,��,1 t,R1', ,n./,./ 1 •`t i`, \ .,..,........ Vvll,.,cn,Y,rl..�ll� _. ' 1 : .1 1.:%.'.....( :A., .... 14 :Zcs,:: ./'1?7 .Cj, �';. i' l.! 't • ,- Ifs ../ r,'^ b,?•! • (�v`‘' fl f f,S' k -• ' . . (e-C/'N, • • t; 1. •cf ..; `r ;;.' 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