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HomeMy WebLinkAboutMasterson Ranch Final Plat CorrectedCITY OF CALDWELL CASE NO: SUB22-000008 Page 1 of 6 Final Plat Order of Decision ORDER OF DECISION BY THE MAYOR AND CITY COUNCIL CITY OF CALDWELL, IDAHO MARCH 7, 2023 Subject: Order of Decision – Case No. SUB22-000008 (Masterson Ranch No. 2) Parcels: R3431801000, R34318010A0 THE FOLLOWING LAND USE ACTION IS THE PRIMARY FEATURE OF THIS APPLICATION: In the matter of the request of the City of Caldwell for Final Plat approval of Masterson Ranch No. 2; which consists of 63 single-family residential lots and eight (8) common lots in an R-2 (Medium Density Residential) zone. TABLE OF CONTENTS: I COURSE OF PROCEEDINGS II GENERAL FACTS III APPLICABLE LEGAL STANDARDS IV ENGINEERING DEPARTMENT STANDARD CONDITIONS OF APPROVAL V CONDITIONS OF APPROVAL I COURSE OF PROCEEDINGS 1.1 Masterson Ranch No. 2 Subdivision Preliminary Plat (SUB-19P-15) was approved on May 4, 2020 by Order of Decision. 1.2 The development, as proposed, is approved for 63 residential lots, and 8 common lots in an R-2 (Medium Density Residential) zone. 1.3 Caldwell Engineering Department responded, and correspondence was attached to the staff report. 1.4 Notice of public hearing was sent to public agencies on December 27, 2022, published in the official Idaho Press Tribune on February 18, 2023, mailed to property owners within 300’ on February 15, 2023, and posted on the property on February 23, 2023 in accordance with Caldwell City Codes and with notice and hearing requirements as specified in Idaho Code, Title 67, Chapter 65: Local Land Use Planning Act. All persons present were given the opportunity to testify at the Public Hearing on March 7, 2023. 1.5 Files and exhibits relative to this application are available for review in the Planning and Zoning Department, 621 Cleveland Blvd., as well as applicable public hearings. The record and evidence includes all testimony at the public hearing held on March 7, 2023, the staff report, findings, exhibits, minutes, and all documents in case file SUB22-000008. II GENERAL FACTS 2.1 APPLICANT: Becky Yzaguirre, 2471 S. Titanium Place, Meridian ID 83642 BYzaguirre@to-engineers.com 2.2 PROPERTY OWNER: HAYDEN HOMES IDAHO LLC, 2464 SW GLACIER PL STE 110, REDMOND, OR 97756 2.3 LOCATION: The approximate 19.25 acres is located approximately 1000’ north of the Middleton Rd and Linden Rd intersection. CITY OF CALDWELL CASE NO: SUB22-000008 Page 2 of 6 Final Plat Order of Decision 2.4 2.5 2.6 III ZONING: The subject property is located in the R-2 (Medium Density Residential) zone. COMPREHENSIVE PLAN LAND USE: The subject property has a Medium Density Residential a land use designation in the 2040 Comprehensive Plan. AGENCY JURISDICTION The subject property is located within the jurisdiction of the Caldwell Fire Department, Caldwell Police Department, Pioneer Irrigation District, and Vallivue School District. APPLICABLE LEGAL STANDARDS The Caldwell Zoning Ordinance (Ord. 1451, 12-13-1977) and the Idaho Land Use Planning Act were used in evaluating the application. The following standards applied to the subject application proposals: Code Code Callout Title Caldwell City Code 10-01-02 Authority and Purpose Caldwell City Code 10-01-03 Zoning Districts Purpose Statements Caldwell City Code 10-02-01 General Regulations Caldwell City Code 10-02-02 Land Use Schedule Caldwell City Code 10-02-03 Height, Setback, and Area Schedule Caldwell City Code 10-02-05 Parking, Loading, and Pedestrian Amenity Standards Caldwell City Code 10-03-12 Neighborhood Meeting Caldwell City Code Chapter 10, Article 7 Caldwell Landscaping Ordinance Idaho Code Title 67, Chapter 65 Local Land Use Planning IV ENGINEERING DEPARTMENT STANDARD CONDITIONS OF APPROVAL The Engineering Department has reviewed the proposed final plat for Masterson Ranch Subdivision Phase 2 and provides the following comments regarding the project and the submitted final plat: 1. The following items must be completed before signing of the final plat. These items cannot be bondedfor: a. The water system is not operational. The water system has been constructed but has notpressure tested. Clean water samples have not been received. The final plat will not be signed, and no certificates of occupancy will be issued until this emergency requirement iscomplete. b.All weather surfaces are not in place. Compaction test and core sample results have not beensubmitted, reviewed or approved for the roadways. The final plat will not be signed, and nocertificates of occupancy will be issued until this emergency requirement is complete. c.Street signs have not been installed. The final plat will not be signed, and no certificates ofoccupancy will be issued until this emergency requirement is complete. CITY OF CALDWELL CASE NO: SUB22-000008 Page 3 of 6 Final Plat Order of Decision d.The sewer system is operational. The sewer system has been constructed, but has not been pressure tested and video has not been submitted and approved. Interim as-builts have beenapproved. e. The pressure irrigation system within the public roadway is not operational. The pressureirrigation system has been constructed but has not been pressure tested. f.The storm drain system located within the public roadway is not operational. The storm drainsystem has been constructed and passed a visual inspection by the City. Interim as-builts havenot been approved. 2. Construction security will have to be provided for those items which are not among the items listedabove and not yet completed prior to signing of the final plat. The City has not agreed on a bondamount for those improvements not yet constructed. 3. The final plat drawing has not been submitted to the City of Caldwell and has not been reviewed andnot yet approved. The final plat drawing will have to be done in accordance with City codes, policies,and ordinances prior to the City signing the final plat. 4. In an effort to expedite the addressing process of the final plat, the Engineering Dept. requests anelectronic copy in AutoCAD format be returned with a revised full set bound copy of the final plat. V CONDITIONS OF APPROVAL 5.1 Applicant shall meet the platting requirements as set for by City Code and in the preliminary plat approval for this final plat, and for any letters of credit required. 5.2 Applicant shall meet the Engineering Department Conditions of Approval as shown in section four (4) of this approval. 5.2 Recorded mylars of the final plat shall be submitted to the Caldwell Engineering Department. 5.3 One paper copy of the recorded mylar shall be submitted to the Caldwell Planning and Zoning Department. CITY COUNCIL ORDER OF DECISION Based on the Record and Evidence, Findings of Fact, Conclusions of Law and Order, the Caldwell City Council hereby orders that Case SUB22-000008, a request for Final Plat approval for Masterson Ranch No. 2 consisting of 63 residential lots, and 8 common lots in an R-2 (Medium Density Residential) zone. The approximate 29.78 acres is located south of the Middleton Rd and Skyway st intersection is approved, subject to the conditions of approval as presented in the Findings of Fact, Conclusions of Law and Order herein. CASE NUMBER: SUB22-000008 WAS REVIEWED BY THE MAYOR AND CITY COUNCIL ON MARCH 7, 2023. THE ORDER OF DECISION WAS APPPROVED BY CITY COUNCIL MEMBERS AND ADMINISTRATIVELY SIGNED BY MAYOR WAGONER, ON MARCH 7, 2023. CITY OF CALDWELL CASE NO: SUB22-000008 Page 4 of 6 Final Plat Order of Decision __________________________________________________ ATTEST: Mayor Jarom Wagoner __________________________ City Clerk CITY OF CALDWELL CASE NO: SUB22-000008 Page 5 of 6 Final Plat Order of Decision EXHIBIT A FINAL PLAT KEY MAPL10'30'60'90'L3MASTERSON RANCHFUTURE PHASESMASTERSON RANCHPHASE 1 L2 KEY MAPL1L20'30'60'90'MASTERSON RANCHFUTURE PHASESMASTERSON RANCHPHASE 1 L3 KEY MAPL1L20'30'60'90'MASTERSON RANCHFUTURE PHASESMASTERSON RANCHPHASE 1 L3 PART 2 - PRODUCTS2.1 TOPSOILA. If deemed usable, native topsoil shall be stockpiled for re-use in landscape work. Topsoil shall befertile, friable, natural loam, surface soil, reasonable free of subsoil, clay lumps, brush, weeds,roots, stumps, stones larger than 1 inch in any dimension, and other extraneous or toxic matterharmful to plant growth.1. Contractor shall send a minimum of three (3) representative topsoil samples for testing. Seetesting requirements below. Contractor is responsible for whatever soil additives arerecommended by the tests. Submit to Architect for approval. Compost will be added to otheradditives and added regardless of test results.B. If quantity of stockpiled topsoil is insufficient, contractor to provide imported topsoil that is fertile,friable, natural loam, surface soil, reasonably free of subsoil, clay lumps, brush, weeds and otherlitter, and free of roots, stumps, stones larger than 1 inches in any dimension, and otherextraneous or toxic matter harmful to plant growth.1. Obtain topsoil from local sources or areas with similar soil characteristics to that of project site.Obtain topsoil only from naturally well-drained sites where topsoil occurs in a depth of not lessthan 4 inches. Do not obtain from bogs or marshes.2. Composition: Topsoil shall contain from 1 to 20% organic matter as determined by the OrganicCarbon, 6A, Chemical Analysis Method described in USDA Soil Survey Investigation ReportNo. 1. Maximum particle size, 3/4-inch, with maximum 3% retained on 1/4-inch screen.Other components shall conform to the following limits:pH6.5 to 7.5Soluble Salts600 ppm maximumSilt 25-50%Clay10-30%Sand20-50%3. Contractor shall submit representative soil report on imported topsoil proposed for use forapproval. Report shall meet standards below. Contractor is responsible for whatever soiladditives are recommended by the test. Compost will be in addition to other additives andadded regardless of test results.C. Soil Testing1. Soil tests are required for this project (see above for requirements). Test shall be provided asfollows:a. Provide certified analysis at time of sample submitted (three samples imported topsoil).Amend soils per chemist's recommendations and as herein specified unless otherwiseapproved by Architect.2. Test shall include, but not limited to recommendations on chemical distributions, organiccontents, pH factors, and sieve analysis as necessary. Test #1T by Western Laboratories(1-800-658-3858) is required.3. Contractor is responsible for whatever soil additives are recommended by the soil testinglaboratory.4. Contractor shall coordinate, obtain and pay for all soil tests.5. If regenerative noxious weeds are present in the soil, remove all resultant growth includingroots throughout one-year period after acceptance of work, at no cost to Owner.2.2 pH ADJUSTERSA. When pH does not comply with this specification, commercial grade aluminum sulfate shall beused to adjust soil pH.2.3 SOIL AMENDMENTSA. Compost: Compost: “Cascade Compost” from Cloverdale Nursery (208) 375-5262 and NuSoilCompost (208) 629-6912 or approved equal in equal amounts by volume.B. Commercial Fertilizer: Fertilizer shall be complete, standard commercial brand fertilizer. It shallbe free-flowing and packaged in new waterproof, non-overlaid bags clearly labeled as to weight,manufacturer, and content. Protect materials from deterioration during delivery and while storedat site.1. Commercial fertilizer "A" for trees and shrubs during planting; slow release Agriform Planting5-gram tablets 20-10-5 type or equal.2. Commercial fertilizer "B" for lawn areas, applied to bed prior sodding, to be 16-16-17 applied atthe rate of ten pounds per acre.3. Commercial fertilizer "C" for lawn areas three to four weeks after planting sod. OrganicFertilizer Milorganite (6-0-2) type or equal.C. Herbicide: Pre-emergent for topical application in planting beds. Oxiadiazon 2G brand orpre-approved equal. Use in accordance with manufacturer's recommendation on all plantingbeds.2.4 PLANT MATERIALSA. Quality: Provide trees, shrubs, and other plants of size, genus, species, and variety shown forlandscape work and complying with recommendations and requirements of ANSI Z60.1"American Standard for Nursery Stock".B. Deciduous Trees: Provide trees of height and caliper scheduled or shown with branchingconfiguration recommended by ANSI Z60.1 for type and species required. Single stem treesexcept where special forms are shown or listed.C. Deciduous Shrubs: Provide shrubs of the height shown or listed, not less than minimum numberof canes required by ANSI Z60.1 for type and height of shrub.D. Coniferous and Broadleafed Evergreens: Provide evergreens of sizes shown or listed.Dimensions indicate minimum spread for spreading and semi-spreading type evergreens andheight for other types, such as globe, dwarf, cone, pyramidal, broad upright, and columnar.Provide normal quality evergreens with well balanced form complying with requirements for othersize relationships to the primary dimension shown.2.5 GRASS MATERIALSA.Lawn sod: Provide strongly rooted sod, not less than 1 growing season old, and free of weedsand undesirable native grasses. Provide only sod capable of growth and development whenplanted (viable, not dormant).1.Provide sod of uniform pad sizes with maximum 5% deviation in either length or width.Broken pads or pads with uneven ends will not be acceptable. Sod pads incapable ofsupporting their own weight when suspended vertically with a firm grasp on upper 10% ofpad will be rejected.B. Provide sod composed of: Rhizomatous Tall Fescue (RTF) from the The Turf Company, Meridian, ID (208) 888-3760 or approved equal.2.6 MISCELLANEOUS LANDSCAPE MATERIALSA. Anti-Desiccant: Emulsion type, film-forming agent designed to permit transpiration, but retardexcessive loss of moisture from plants. Deliver in manufacturer's fully identified containers andmix in accordance with manufacturer's instructions.B. Mulch: Mulch for planting beds shall be medium ground bark mulch, free of splinters, consistent inappearance, and shall contain no toxic substance detrimental to plant life.C. Stakes and Guys: Provide stakes and deadmen of sound new hardwood, treated softwood, orredwood, free of knot holes and other defects. Provide wire ties and guys of 2-strand, twisted,pliable galvanized iron wire, not lighter than 12 ga. with zinc-coated turnbuckles. Provide not lessthan 2 inch diameter rubber or plastic hose, cut to required lengths and of uniform color, material,and size to protect tree trunks from damage by wires.SECTION 32 90 00 - LANDSCAPE WORKPART 1 - GENERAL1.1 RELATED DOCUMENTSA. Drawings and general provisions of Contract, including General and Supplementary Conditionsand Division 1 Specification Sections.1.2 SUMMARYA. This Section includes provisions for the following items:1. Trees.2. Shrubs; Ground cover.3. Lawns.4. Topsoil and Soil Amendments.5. Miscellaneous Landscape Elements.6. Initial maintenance of landscape materials.B. Related Sections: The following sections contain requirements.1. Underground sprinkler system is specified in Section 32 84 00 - Irrigation1.3 QUALITY ASSURANCEA. Subcontract landscape work to a single firm specializing in landscape work.B. Source Quality Control:1. General: Ship landscape materials with certificates of inspection required by governingauthorities. Comply with regulations applicable to landscape materials.2. Do not make substitutions. If specified landscape material is not obtainable, submit proof ofnon-availability to Architect, with proposal for use of equivalent material.3. Analysis and Standards: Package standard products with manufacturer's certified analysis.For other materials, provide analysis by recognized laboratory made in accordance withmethods established by the Association of Official Agriculture Chemists, wherever applicable.4. Trees, Shrubs and Groundcovers: Provide trees, shrubs, and groundcovers of quantity, size,genus, species, and variety shown and scheduled for work complying with recommendationsand requirements of ANSI Z60.1 "American Standard for Nursery Stock". Provide healthy,vigorous stock, grown in recognized nursery in accordance with good horticultural practiceand free of disease, insects, eggs, larvae, and defects such as knots, sun-scald, injuries,abrasions, or disfigurement.5. Label at least one tree and one shrub of each variety with attached waterproof tag with legibledesignation of botanical and common name.a. Where formal arrangements or consecutive order of trees or shrubs are shown, selectstock for uniform height and spread.6. Inspection: The Architect may inspect trees and shrubs either at place of growth or at sitebefore planting, for compliance with requirements for genus, species, variety, size, andquality. Architect retains right to further inspect trees and shrubs for size and condition of ballsand root systems, insects, injuries and latent defects, and to reject unsatisfactory or defectivematerial at any time during progress of work. Remove rejected trees or shrubs immediatelyfrom project site.1.4 SUBMITTALSA. General: Submit the following in accordance with Conditions of Contract and Division 1Specification Sections.B. Plant and Material Certifications:1. Certificates of inspection as required by governmental authorities.2. Manufacturer's or vendor's certified analysis for soil amendments and fertilizer materials.3. Label data substantiating that plants, trees, shrubs and planting materials comply specifiedrequirements. C. Mulch: Submit 1 gal bag of mulch sample for approval.1.5 DELIVERY, STORAGE AND HANDLINGA. Sod: Time delivery so that sod will be placed within 24 hours after stripping. Protect sod againstdrying and breaking of rolled strips.B. Trees and Shrubs: Provide freshly dug trees and shrubs. Do not prune prior to delivery unlessotherwise approved by Architect. Do not bend or bind-tie trees or shrubs in such manner as todamage bark, break branches, or destroy natural shape. Provide protective covering duringdelivery. Do not drop balled and burlapped stock during delivery.C. Deliver trees and shrubs after preparations for planting have been completed and plantimmediately. If planting is delayed more than 6 hours after delivery, set trees and shrubs inshade, protect from weather and mechanical damage, and keep roots moist by covering withmulch, burlap or other acceptable means of retaining moisture.D. Do not remove container-grown stock from containers until planting time.E. Do not drop or dump materials from vehicles during delivery or handling. Avoid any damage torootballs during deliver, storage and handling.1.6 JOB CONDITIONSA. Utilities: Determine location of underground utilities and work in a manner which will avoidpossible damage. Hand excavate, as required. Maintain grade stakes until removal is mutuallyagreed upon by parties concerned.B. Excavation: When conditions detrimental to plant growth are encountered, such rubble fill,adverse drainage conditions, or obstructions, notify Architect before planting.C. Adjacent Landscape: Protect planted areas adjacent to construction area. Replace or reconditionto prior conditions at project completion.1.7 SEQUENCING AND SCHEDULINGA.Planting Time: Proceed with, and complete landscape work as rapidly as portions of site becomeavailable, working within seasonal limitations for each kind of landscape work required.1.Plant or install all plant materials during normal planting seasons from 15 March to 15November.2.Correlate planting with specified maintenance periods to provide maintenance from date ofsubstantial completion.B.Coordination with Lawns: Plant trees and shrubs after final grades are established and prior toplanting of lawns, unless otherwise acceptable to Architect. If planting of trees and shrubs occursafter lawn work, protect lawn areas and promptly repair damage to lawns resulting from plantingoperations.1.8 SPECIAL PROJECT WARRANTYA.Warranty lawns through specified lawn maintenance period, until Final Project Acceptance.B.Warranty trees and shrubs, for a period of one year after date of substantial completion, againstdefects including death and unsatisfactory growth, except for defects resulting from neglect byOwner, abuse or damage by others, or unusual phenomena or incidents beyond LandscapeInstaller's control.C.Remove and replace trees, shrubs, or other plants dead or in unhealthy condition during warrantyperiod. Make replacements during growth season following end of warranty period. Replacetrees and shrubs which are in doubtful condition at end of warranty period; unless, in opinion ofArchitect, it is advisable to extend warranty period for a full growing season.PART 3 - EXECUTION3.1 PREPARATION - GENERALA. General Contractor shall be responsible for excavating planting areas to appropriate depths forplacement of topsoil as specified herein.B. Lay out individual tree and shrub locations and areas for multiple plantings. Stake locations andoutline areas and secure Architect's acceptance before start of planting work. Make minoradjustments as may be required.3.2 PREPARATION OF PLANTING SOILA. Before mixing, clean topsoil of roots, plants, sod, stones, clay lumps, and other extraneousmaterials harmful or toxic to plant growth.B. Mix specified compost and fertilizers with topsoil at rates specified. Delay mixing fertilizer ifplanting will not follow placing of planting soil in a few days.Compost: Lawn Areas: 1/4 compost, : 3/4 topsoil.Shrub Areas: 1/3 compost, 2/3 topsoil.Fertilizer: Per soil test and manufacture's recommendations.C. For shrub and lawn area, mix planting soil either prior to planting or apply on surface of topsoiland mix thoroughly before planting.3.3 PREPARATION FOR PLANTING LAWNSA. After excavating and removing surface material to proper depth, loosen subgrade of lawn areas toa minimum depth of 4 inches. Remove stones measuring over 1-1/2 inches in any dimension.Remove sticks, roots, rubbish, and other extraneous matter. Limit preparation to areas which willbe planted promptly after preparation.1.Spread topsoil mix to minimum depth of 4 inches for sodded lawns as required to meet lines,grades, and elevations shown, after light rolling, addition of amendments, and naturalsettlement. Place approximately 1/2 of total amount of topsoil required. Work into top ofloosened subgrade to create a transition layer and then place remainder of planting soil. Addspecified soil amendments as required and mix thoroughly into upper 4 inches of topsoil.3.4 PREPARATION OF PLANTING BEDSA. Loosen subgrade of planting areas to a minimum depth of 6 inches using a culti-mulcher orsimilar equipment. Remove stones measuring over 1 1/2 inches in any dimension. Removestocks, stones, rubbish, and other extraneous matter.B. Spread planting soil mixture to minimum 12 inch depth required to meet lines, grades, andelevations shown, after light rolling and natural settlement. Add 1 1/2 inches of specifiedcompost over entire planting area and mix thoroughly into upper 6 inches of topsoil. Placeapproximately 1/2 of total amount of planting soil required. Work into top of loosened subgrade tocreate a transition layer, then place remainder of the planting soil.C. Apply Pre-Emergent per manufacturer's recommendation.3.5 PLANTING TREES AND SHRUBSA. Set balled and burlapped (B&B) stock on layer of compacted planting soil mixture, plumb and incenter of pit or trench with top of ball at same elevation as adjacent finished landscape grades.Remove burlap from sides of balls; retain on bottoms. When set, place additional backfill aroundbase and sides of ball, and work each layer to settle backfill and eliminate voids and air pockets.Place fertilizer tablets in excavated area per manufacture's written instructions. When excavationis approximately 2/3 full, water roughly before placing remainder of backfill. Repeat watering untilno more is absorbed. Water again after placing final layer of backfill. Remove all ties fromaround base of trunk.B. Set container grown stock, as specified, for balled burlapped stock, except cut cans on 2 sideswith an approved can cutter and remove can; remove bottoms of wooden boxes after partialbackfilling so as not to damage root balls.C. Trees planted in turf area: Remove turf 3' dia around tree trunk. Dish top of backfill to allow formulching.D. Mulch pits, and planted areas. Provide not less than following thickness of mulch, and work intotop of backfill and finish level with adjacent finish grades. 1. Provide 3 inches thickness of mulch.E. If season and weather conditions dictate, apply anti-desiccant, using power spray, to provide anadequate film over trunks, branches, stems, twigs and foliage.F. Prune, thin out, and shape trees and shrubs in accordance with standard horticultural practice.Prune trees to retain required height and spread. Unless otherwise directed by Architect, do notcut tree leaders, and remove only injured or dead branches from flowering trees, if any. Pruneshrubs to retain natural character.G. Remove and replace excessively pruned or misformed stock resulting from improper pruning.H. Guy and stake trees immediately after planting, as indicated.I. Apply approved herbicide to all shrub bed areas at manufacture specified rate. Re-apply asnecessary for elimination of weeds.3.6SODDING NEW LAWNSA.General: Install lawn sod in all areas designated on the drawings.B.Soil Preparation1.Any sod lawn areas that may have become compacted prior to sodding must be scarified to adepth of eight (8) inches by approved means, then finish graded as hereinbefore described.C.Lay sod within 24 hours from time of stripping. Do not plant dormant sod or if ground is frozen.D.Sod Placement1.Sod will be brought onto lawn areas by wheeled means with proper protection of sod beds.Sod layers shall be experienced, or if inexperienced, shall be constantly supervised by anexperienced foreman. The Contractor shall insure that the base immediately ahead of sodlayer is moist. Sod shall be laid tight with not gaps. Allowance shall be made for shrinkage.Lay sod with long edges perpendicular to primary slope.2.Lay to form a solid mass with tightly fitted joints. Butt ends and sides of strips; do not overlap.Stagger strips to offset joints in adjacent courses. Work on boards to avoid damage tosubgrade or sod. Tamp or roll lightly to ensure contact with subgrade. Work sifted soil intominor cracks between pieces; remove excess to avoid smothering of adjacent grass.3.Sod shall be rolled with a two hundred (200) pound roller after installation to insure propercontact between soil and sod. Final rolling must provide a uniform surface. After final rolling,the sod lawn shall be mowed and watered. Approval of sod lawns shall be based on uniform,healthy and vigorous growth with no dry or dead spots.4.Add fertilizer "B" at the manufacturer's recommended application rate.E.Water sod thoroughly with a fine spray immediately after planting.F.Sodded Lawn Establishment1.The Contractor shall be responsible for first mowing, subsequent mowings and fertilizing ofsod lawn areas until Final Acceptance of the project.2.Mowing shall be done by an approved "reel" type mower. Mower blades shall be set at two(2) inches high for all mowings.3.Subsequent fertilizing shall occur three to four weeks after installation. Apply fertilizer as perthe Manufacturer's recommended application rate. Verify all methods of application.Contractor shall notify the Architect in writing that the fertilizer applications have occurred andon what dates.3.7 MAINTENANCEA.Begin landscape maintenance immediately after planting. Maintenance shall continue untilProject Final Acceptance.B.Maintain trees, shrubs, and other plants by pruning, cultivating, and weeding as required forhealthy growth. Restore planting saucers. Tighten and repair stake and guy supports and resettrees and shrubs to proper grades or vertical position as required. Restore or replace damagedwrappings. Spray as required to keep trees and shrubs free of insects and disease.C.Maintain lawns by watering, fertilizing, weeding, mowing, trimming, and other operations such astolling, regrading and replanting as required to establish a smooth, acceptable lawn, free of erodedor bare areas.D.Maintain lawns for no less than period stated above, or longer as required to establishacceptable lawn.3.8 CLEANUP AND PROTECTIONA.During landscape work, keep pavements clean and work area in an orderly condition.B.Protect landscape work and materials from damage due to landscape operations, operations byother contractors and trades, and trespassers. Maintain protection during installation andmaintenance periods. Treat, repair, or replace damaged landscape work as directed.3.9 INSPECTION AND ACCEPTANCEA.When landscape work is completed, including maintenance, Architect will, upon request, makean inspection to determine acceptability.B.When inspected landscape work does not comply with requirements, replace rejected work andcontinue specified maintenance until reinspected by Architect and found to be acceptable.Remove rejected plants and materials promptly from project site.END OF SECTION E. Pressure Regulator: Netafim Model PRV075HF35, 3/4", one per zones. F. Flushing Valve: Netafim Model TLFV-1, two per zone (each end). G. Filter: Netafim Model DF075-120, 3/4" filter; one per drip zone. H. Air Relief Valve: Netafim Model TLAVRV,2.5 MISCELLANEOUS A. Chemicals: primer and solvent glue as required by pipe manufacturer. B. Valve box - high impact plastic, green in color. C. Valve cover and frame - compatible with valve box with provision for locking. D. Drainage backfill - clean gravel or crushed stone, graded from 3" maximum to 3/4" minimum.PART 3 - EXECUTION3.1 GENERAL A. Install system to provide for adequate protection against freeze damage. B. Install system in accordance with approved Contractor design drawings. All deviations from the plans must be approved, and clearly recorded on record drawing. C. Install system and components in strict accordance with manufacturer's recommendations. D. Install quick coupler(s) on main supply line, approximately equal spacing, at valve box locations or intervals of approximately 200 feet, whichever is greater. Locate adjacent to paved surfaces, at valve boxes where practical.3.2 SURFACE CONDITIONS A. Examine the areas and conditions under which work will be performed. Notify Contractor of conditions detrimental to timely and proper completion of Section work. Do not proceed until unsatisfactory conditions are corrected. B. Locate all underground utilities and structures and notify Architect of any conflict with Section work. Protect structures and utilities. Repair or replace said structures or utilities damaged by this work at no cost to the Owner.3.3 SLEEVING A. Sleeving installed by others. Coordinate with other trades.3.4 TRENCHING AND BACKFILLING A. Trenching and backfilling shall be per applicable ISPWC Section. B. Cut trenches straight and without abrupt grade changes to allow the following minimum cover: 1. Main Lines and Sleeving: 18 inches. 2. PVC Laterals: 12 inches. C. Surround lines with 2 inches of clean rock-free material on all sides.3.5 MISCELLANEOUS VALVES A. Install manual drain valves up stream. Install devise at mainline tap in accordance with manufacturer requirements for complete operation. Install backflow provision and connect to controller.3.6 CIRCUIT VALVES A. Install in valve box, arranged for easy adjustment and removal. 1. Provide union on downstream side. 2. Adjust automatic control valves to provide flow rate of rated operating pressure required for each sprinkler circuit.3.7 PIPE INSTALLATION A. Lay PVC pipe in accordance with standard and acceptable practice. Thrust blocks to be used at points of intersection and change of direction in main line pipe as per manufacturer's recommended specifications. Install manual drains. B. PVC pipe joints, solvent welded except as indicated. Cut pipe square, deburr, wipe from surface all saw chips, dust, dirt, moisture and any foreign matter which may contaminate the cemented joint. Apply cleaner/primer and solvent cement, make joints in accordance with manufacturer's recommendations. Use Teflon thread sealant (tape) at all threaded joints. C.Contractor shall size pipe according to schedule provided. Flow velocities shall not exceed 5 feet/second in all cases. Lateral lines shall be laid out and installed per zone to balance the pressure loss and provide minimum fluctuation in system operating pressures. Pipe Size Pipe Section Pipe Size Pipe Section 3/4" 0-9 GPM 1 1/2" 26-34 GPM 1" 10-17 GPM 2" 35-50 GPM 1 1/4" 18-25 GPM 2 1/2" 51-80 GPM D. Techline Drip Line: Place in shallow furrow at 1"-2" below finish topsoil grade, below layer of specified mulch. Lay in uniform grid pattern in groundcover/shrub areas (rows 18"-24" apart max). Coil 20 linear feet at each balled and burlapped tree around base and to allow for tree removal if required. Staple drip line every 36" max. Flush all lines with full head of water prior to installation of flush valves at end of circuit runs. E. Flush Valves: Install flush valve at end of each drip line run.3.8 SPRINKLER HEADS A. Flush circuit lines with full head of water prior to head installation. 1. Install heads at level with mulch 2. Locate part-circle shrubbery heads to maintain a minimum distance of six inches (6") from walls and four inches (4") from other boundaries unless otherwise indicated. Keep overspray to a minimum.3.9 CONTROL WIRE INSTALLATION A. Bury wires beside or below main line pipe in same trench. B. Bundle multiple wires together with tape at ten feet (10') maximum intervals. C. Provide 36 inch loop in wires at each valve where controls are connected and at 100' maximum intervals between. D. Make all electrical joints (splices) in boxes only. Make electrical joints waterproof. Scotch-Lock connectors, or approved.3.10 AUTOMATIC CONTROLLER A. Install on site as approved. Verify location with Owner Representative. B. Install typewritten legend inside controller door.3.11 TESTING A. Do not allow or cause any work of this Section to be covered up or enclosed until it has been inspected and tested. B. Pressure testing: 1. Make necessary provision for thoroughly bleeding the line of air and debris. 2. Before testing, cap all risers, and install all valves. 3. Fill all main supply lines with water. Pressurize to 100 psi. Close air supply and test for leakage. Test shall be approved if no greater than 5 psi loss occurs in 15 minutes. 4. Fill all zone lines with water to static pressure. Hold for 15 minutes. Inspect for leakage. 5. Contractor shall provide all required testing equipment and personnel. Test shall be performed in presence of Architect. Contractor shall make notice of test (48) hours in advance. 6. Provide required testing equipment and personnel. 7. Repair leaks, and retest until acceptance by the Architect. C. Coverage inspection: upon completion of all systems, perform a coverage test to determine if coverage of water afforded all areas is complete, adequate and uniform. Change heads, nozzles, orifices and/or adjustment as directed to provide uniform coverage. D. Final inspection: 1. Clean, adjust, and balance all systems. Verify that: a. Remote control valves are properly balanced; b. Heads are properly adjusted for radius and arc of coverage; c. The installed system is workable, clean and efficient. E. Winterization: Winterize system at the end of first season of system operation. Review procedures with Owner Representative.END OF SECTIONSECTION 32 84 00 - IRRIGATION (PERFORMANCE)PART 1 - GENERAL1.1 CONDITIONS AND REQUIREMENTS: A. General and Supplementary Conditions, and Division 1 General Requirements.1.2 SUMMARY A. Work included: 1. Provide and install a complete and operating automatic irrigation system for all lawn and planting areas. 2. Connect to main water supply at existing site stubout as provided. 3. Sleeving under paved areas (by others) 4. Obtain and pay for all permits and fees for the work of this section. 5. Perform work on a design/construct basis, subject to the requirements of the Contract Documents, applicable codes, and good design practice. 6. Winterization of system.1.3 SUBMITTALS A. Within 30 days after Contractor's receipt of Owner's Notice to Proceed, submit: 1. Manufacturer's printed product information and catalog cut sheets for all system components; five copies. B. Shop Drawings: Submit shop drawings for underground irrigation system including plan layout and details illustrating location and type of head, type and size of valve, piping circuits, circuit GPM, pipe size, controls, and accessories. C. Record Drawings: At completion of this work, submit to the Contractor: 1. Record Drawings; reproducible and five prints. 2. Operations and Maintenance information (2 copies), including: a. Information including descriptive details, parts list, specifications, maintenance schedules and procedures for system components. b. Operation, adjustment of system and components instructions. c. Winterization procedures. d. Schedule indicating required open valve time to produce given precipitation amounts and seasonal adjustments. e. Warranties and guarantees. f. Submit five copies.1.4 GUARANTEE A. Guarantee in writing all materials, equipment and workmanship furnished to be free of all defects of workmanship and materials. Within one year after date of Substantial Completion repair or replace all defective parts or workmanship that may be found at no additional cost to Owner. B. Fill and repair all depressions and replace all necessary lawn and planting which result from the settlement of irrigation trenches for one year after date of Substantial Completion. C. Supply all manufacturer's printed guarantees.1.5 QUALITY ASSURANCE A. Contractor shall be licensed in the State in which this work is being performed. B. Contractor shall have at least two years prior experience in projects of equal or larger scope. Provide minimum of three references and list of similar projects with owners' names, addresses, and phone numbers, when requested by Owner. C. Contractor shall employ on site at all times a foreman who is thoroughly experienced and competent in all phases of the work of this Section.1.6 SYSTEM DESCRIPTION A. Design requirements: 1. Minimum water coverage: Planting areas - 85%, Lawn areas - 100% 2. Layout system to obtain optimum coverage using manufacturer's standard heads. Spray on walks, walls or paved areas is not acceptable. 3. Zoning shall be designed for optimum use of available pressure and efficient distribution for types of plantings and shapes of planting areas. 4. Design pressures: Install pressure regulating equipment as necessary. 5. Provide/install approved fixed tee or coupling device for air blow winterization. Location shall be on main supply line downstream from main shut off valve. 6. Install approved backflow prevention device in conformance with local or prevailing codes, and in approved site location. Provide for drainage without erosive damage.1.7 EXTRA EQUIPMENT A. In addition to installed system, furnish owner with the following: 1. Valve operating key and marker key. 2. Wrench for each sprinkler head cover type. 3. Two (2) sprinkler head bodies of each size and type. 4. Two (2) nozzles for each size and type used. B. Store above items safely until Substantial Completion. C. Deliver above items at Substantial Completion.PART 2 - PRODUCTS2.1 PIPE AND FITTINGS A. PVC 1120, ASTM D-1784, permanently marked with manufacturer's name, schedule rating, size, type. Solvent-weld type: 1. Pipe: a. Pressure lines: Schedule 40 solvent weld. b. Lateral lines: Class 200 pvc. c. Sleeving: Class 200 pvc. 2. Fittings: Schedule 40 PVC, solvent-weld type. Install threaded joints where required at valves, risers, etc. 3. Risers: Lawn and shrub heads - flexible and damage-resistant plastic "polypipe" riser. 4. Solvent: NSF approved solvent for Type I & II PVC. B. Polyethylene Pipe 1. Pipe: Class 100, 3/4" lateral line, for use on drip irrigation zone(s) where drip tubing is not otherwise used. 2. Fittings: Schedule 80 PVC. 3. Clamps: Stainless Steel. C. Drip Line: Netafim Techline Dripperline, with .6 GPH drippers at 18" spacing.2.2 SPRINKLER HEADS A. Description: Appropriate for application in throw, pressure and discharge. Each type of head shall be of a single manufacturer. 1. Lawn heads: pop-up type. B. Manufacturer: Rainbird, Hunter, Weathermatic Irrigation Company.2.3 AUTOMATIC CONTROL SYSTEM A. General; Furnish low voltage system manufactured expressly for control of automatic circuit valves of underground irrigation systems. Provide unit of capacity to suit number of circuits as indicated. B. Control Enclosure: Manufacturer's standard wall mount with locking cover, complying with NFPA 70. C. Circuit Control: each circuit variable from approximately 5 to 60 minutes. Including switch for manual or automatic operation of each circuit. D. Timing Device: Adjustable 24-hour and 7 or 14 day clocks to operate any time of day and skip any day in a 7 or 14 day period. E. Wiring: Solid or stranded direct-burial type as recommended by manufacturer of control unit; type AWG-UF, UL approved.2.4 VALVING A. Manual valves: brass or bronze for direct burial, gate valves, 150 pound class, threaded connection with cross type handle designed to receive operating key. B. Automatic circuit valves: high impact plastic with corrosion-resistant internal parts. Low power solenoid control, normally closed, with manual flow adjustment; same manufacturer as control unit. 1. Standard sprinkler valve shall be Rainbird PEB-PRS-B. Use scrubbervalve if not connected to potable water. 2. Drip Control Zone Kit: Hunter PCZ-101. C. Quick coupler valve: brass or bronze construction with hinged top. One per zone or valve grouping. D. Manual drain valves: 1. Bronze construction, straight type, 150 pound class, threaded connections, with cross type operating handle designed to receive operating key. Calco, Champion 100, or approved equal. 2. Size: 3/4 inch.