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HomeMy WebLinkAboutToscano Maintainenace Gudielines for Common Areas Tract 2428 scanr r 0-$cv- Toscano Maintenance Guidelines for Common Areas on Tract 2428 Section 6.11, Inspection and Maintenance Guide of the CC&Rs for Common Areas Prepared by the Board of Directors March 9, 2020 Introduction: The attached maintenance guidelines are applicable to all common areas owned by the Toscano Homeowners Association (HOA) that include the vegetated parkways (planters between the sidewalk and the public street), the pathways and the drainage channels. These guidelines are developed as part of Section 6.11, Inspection and Maintenance Guide of the CC&Rs for common areas. The vegetated parkways (planters) include bioswales. The goal is to have 75% - 100% healthy vegetation with minimal weeds present in these areas, while putting clean water back into the storm drain system and helping our environment. It is believed that if these areas are maintained using the guidelines presented below and properly watered, the current vegetation will last for many years. Toscano Parkway Planters: In accordance with San Luis Obispo Municipal Code Section 12.16.020 and the California Code, Streets and Highway Code Division 7, Part 3, Chapter 22, the property owner is responsible for properly maintaining the sidewalk and parkway, including abatement of weeds and debris. The common area parkway planters in the public street right away within Tract 2428 are shown on approved plans for Tract 2428 on file at the City of San Luis Obispo and referred as "Drainage Improvements." Toscano Parkway Planter Design: The bioswale planters are a PVC lined concrete trough about 4 feet deep. The height of the soils is designed to sit below the curb line to allow for the free flow of water from the street to enter through the cutouts into the bioswale planters. The soil in the bioswale planter is specifically designed, known as bio soil mix, to allow for filtration of the water as it makes its way down to the bottom of the trough into a perforated pipe that is connected to a system of pipes throughout the Toscano Community that allows the water to make its way to the storm drain system located under Calle Malva and then ultimately to the Prado Drainage Basin. See Attachment 1. The planters without bioswales use a regular soil mix and do not filtrate the water. They can be the same type of plants as the planters with the bioswales. The landscaping in these planters as well as in the pathways and drainage channels is watered by a reclaimed water service. While the landscape plan calls for drought tolerant native plants in the parkway planters, they still may require some water in which the amount of time and watering days is determined by the weather. There should be a separate water station for the bio-swale parkways. 1 If one station is shared with a non-bioswale parkway or pathway landscape, consideration for differing water amounts will have to be taken into account. Maintenance Guidelines: 1. All planters should be weeded as needed to achieve our goals on a continuing basis year-round including removing debris so that the planters are clean. Selective use of a herbicide for weed control is allowed. Dead weeds should be then be removed. This also applies to the plants along the pathways in the common areas. 2. Plants can be trimmed to below the sidewalk line as long as the vegetation remains healthy. Plants should not grow onto street or sidewalks, or pathways. Plant clippings must be removed. 3. Dead plants should be replaced. Any type of plant on the approved plant list can be used. This list also applies to the pathways. See Attachment 2. 4. Watering is recommended during the summer months for all the plants to remain healthy. 5. Sediment buildup in the bio-swales, which are small pebbles and sand, may occur during first two heavy rains of the season. Depending on the rain volume, amount of nearby construction and amount of debris, will determine the amount of sentiment accumulation. • Visible accumulation of sediment can be removed with a rake and flat shovel, and disposed with yard waste. • Sediment buildup of 3 inches should be cleaned up. However, if there is visible ponding around the sediment accumulation, it may require removal between 2 and 3 inches. • Care must be taken to not break the irrigation lines when doing so or tear the PVC lined bioswale planters along the sides. 6. Bio mix soil should be added to areas where soil erosion has occurred. Bioswale Planter Restrictions: Bioswale planter areas are specially designed and use a specified soil mix. The following activities should not be done: 1. Do not operate heavy machinery in bioswale planters; 2. Do not add non -specified soils or any mulches to bioswale planters; 3. Do not dispose of any construction in bioswale planters; 4. Donot fill in the bioswale planters with any soil— this removes their capacity to pond and infiltrate stormwater; 5. Do not plant trees in the bioswale planters; 6. Do not install landscape fabric in bioswale planters. 2 Pursuant to ADA requirements and referenced in the California Building Code 11 B- 303.5, dirt on the sidewalk side of the bioswale (any) planter side must be at least 4 inches from the sidewalk top. Special Requirements: "Bio soil mix" is a sandy type soil specifically made for bio-swales to enrich the filtration process. It is available at Central Coast Products, 445 Prado Road, San Luis Obispo, CA 93401. 2. Plant mix soil is recommended for non-bioswale planters. 3. Patch kits for the PVC liners inside bioswale liners are available at any store that sells pond liner supplies. 4. Spills or dumping contaminants such as paint, oil, gas, antifreeze, or other substances into landscape areas may be hazardous and are a potential risk to groundwater. • If a spill is identified immediately report it to the City's hazardous waste department. If a vehicle is associated with the spill, take down the license plates and report it to the City. • After a spill is properly removed, repair the area to its original state. Parkway Planter Replacement: 1. Simple replacement of bio swale vegetation with another type of bio Swale vegetation can be done using plants on the approved plant list and none of the plastic membranes are disturbed. Attachments 1 and 2. 2. A total new design of a bioswale planter is possible. It would require an encroachment permit from the City of San Luis Obispo. 3. Any trees planted in the planters without bioswales would require approval the City of San Luis Obispo. Pathway and Sidewalks: Selective use of a herbicide for weed control is allowed, including an aquatic one to protect the frogs. Irrigation System: A routine schedule per the landscape contract will include checking the irrigation lines for any leaks and determine a water schedule that achieves 75% —100% healthy vegetation. The reclaimed water irrigation lines will be replaced to the current city code requirements. Reserve Study: Everythree years a reserve study will be performed and updated annually. The funding requirements will be included in the annual budget. Attachments: Attachment 1: Bioretention Retention Plant List. Source: Central Coast The Technical Assistance Memo (TAM). Applicable to Bioswale planters. Attachment 2: Bio-Retention Planters Plan for Toscano Development, sheets 83 and 84. 4 Attachment 1: Bio-Retention Planters Plan for Toscano Development Sheets 83 and 84 2 pages iSOCM ISOpI IOK+YJ'OdSRO SatI IM H331 VU131 O 0 i! 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