Architecture, Engineering, and Construction

LDS Church Facility
Site Management Plan

(11.0 – Mediterranean California)

Insert Photo of Building

Date:01/15/2010

Building:

Building No: Building Property No:
FM Group:
Complete Building Address:
Stake Mission:

All previous versions of this document are obsolete.

A copy of this document is available for download to Church Employees from (enter location)

A copy of this document is available to persons outside of the Church from (enter location)

Contact Landscape Architects in AEC with questions or suggestions for improvement.

Published by The Church of Jesus Christ of Latter-day Saints
Salt Lake City, Utah

Contents

1.1 Purpose

1.2 Quality Standards and Replacement Criteria

A.Plant Material

Tree Replacement Criteria

Shrub and Groundcover Replacement Criteria

B. Lawns

Lawn Replacement Criteria

C. Irrigation Systems

Irrigation System Replacement Criteria

D. Exterior Lighting

Exterior Light Fixture Replacement Criteria

E. Paving: Asphalt

Asphalt Replacement Criteria

F. Paving/Sidewalks/Stairs/Curbs: Concrete

Concrete Replacement Criteria

G. Site Drainage Systems

Site Drainage System Replacement Criteria

1.3 Plant Establishment Period Maintenance

1.4 Long-term Maintenance

1.5 Irrigation System Operation

1.6 Annual Service Calendar

1.7 Topsoil Testing Report

Instructions to FM Group and Consultants who develop this document:

  1. Do not change or modify the layout of this document. We are looking for consistency and continuity throughout the system.
  2. Changes should only be made to those areas that are shown in red print throughout the document.
  3. Additional information or photos may be added at the end of the document in the Addendum.
  4. Remove this note when Site Management Plan is completed.

11.0 –Mediterranean California

1.1 Purpose

The Site Management Plan is a guideline to assist the Facilities Manager and staff to determinehow to maintain LDS Church landscapes. Efforts should be made to coordinate these guidelines with each annual Replacement and Improvement (R & I)inspection.

This plan creates a conscientious, consistent, and documented program of scheduled maintenance to meet Maintenance & Cleaning Standards. Replacement of materials and systems should follow the approved guidelines provided in this Site Management Plan (SMP).

The Site Management Plan is divided into two parts:

  1. Plant Establishment Period – This is defined as the landscape maintenance recommended for a period of one year after the contractor’s Substantial Completion date. Special care and irrigation schedules may be required to establish tree and shrub roots, and develop turf.
  2. Long-term Maintenance – This is the maintenance schedule which extends for the life of the building. The long-term maintenance plan begins when the Plant Establishment Period is complete. Periodic adjustments should occur as plants mature and irrigation systems are fine tuned to meet the site’s changing needs.

1.2 Quality Standards and Replacement Criteria

The following information provides the level of quality expected for LDS Church facility landscape and irrigation systems. Replacement criteria are also provided to assist with the R & I process.

A.Plant Material

  1. Quality Standards
  2. Plant materials should be maintained in satisfactory to very good condition according to the Replacement Criteria charts.
  3. Trees, shrubs and ground cover should appear healthy, clean and properly pruned and trimmed with no dead, broken, or diseased limbs.
  4. Plant material should be free of pests, weeds and disease.
  5. Leaves and other debris should be removed as needed to keep lawns, parking lots, and sidewalks clear. The site should be free of litter.
  1. Replacement Criteria
  2. The replacement criteria are to be applied by the Facilities Manager during the R & I needs identification inspection with assistance from local consultants or specialists. A conscientious and consistent program of scheduled maintenance will maximize the site’s useful and sustainable life.
  3. Selective removal of site elements (trees, shrubs, groundcovers, lawns and irrigation system components, walks, curbs, etc. ) is justified if:
  4. They are no longer meeting the design criteria (i.e. overcrowding), or,
  5. Plant density requires thinning to promote healthy growth or,
  6. Replacement criteria determine that removal is recommended.
  7. Consult with the authorized landscape architect, horticulturist or irrigation contractor designated by the FM Office to assist in this evaluation. Update the Site Management Plan (SMP) when major changes occur. Replacement should be evaluated against the criteria in the most recent Replacement and Improvement Standards document located on Policy Point under Tools.

B. Lawns

  1. Quality Standards
  2. Lawns should appear healthy, clean, and properly trimmed at the height recommended in the guidelines.
  3. Lawn edges are trimmed using an edge trimmer or line trimmer to maintain a uniform height as recommended in these guidelines. Do not allow line trimmers that reduce the height of lawns along the edges.
  4. Lawn areas should be healthy and green. Occasional stressed areas are allowed during the warmest season of the year.
  5. Lawn around tree base is cut back leaving bare soil around most trees. There should be no weeds present in these areas.
  6. Lawn is of uniform makeup in type, size and texture as specified in the design guidelines for this eco-region.
  1. Replacement Criteria
  2. Complete replacement is seldom required when the lawn is installed in compliance with Church specifications. Before considering replacing sections of the lawn, check the irrigation system for proper coverage. Make repairs or adjustments and allow lawn to recover before determining replacement needs.
  3. Selective removal of lawn areas as they reach maturity is justified if they are no longer meeting the design criteria or maintenance and replacement standards established by the original or modified planting plan. Consult with the authorized landscape architect designated by the RFM or Area O&M Manager to assist in this evaluation.
  1. Each lawn area should be inspected and recommendations reported annually to the verification team by the authorized landscape architect or assigned specialist selected to evaluate the lawn areas. Replacement should be evaluated against the criteria in the most recent Replacement and Improvement Standards document located on Policy Point under Tools.

C. Irrigation Systems

  1. Quality Standards
  2. Irrigation system components and operation should be maintained in good to excellent condition according to the Irrigation System Replacement Criteria chart:
  3. Zones should be separated based on watering needs of plants, soil types, slopes and solar exposure. Do Not design or install lawn and shrub zones together.
  4. The system should perform with matched precipitation rates, good uniform distribution and head to head coverage.
  5. Irrigation lines and components should be free of leaks. Leaks in pressurized main lines and pressurized components should be repaired immediately.
  6. Irrigation heads should be straight and set at the proper level.
  7. Irrigation nozzles should be in good repair, free of clogs and debris, adjusted for proper coverage to minimize water on walks, buildings, parking lots and other non-planted surfaces.
  8. Water pressure should be reasonably adjusted to provide proper operation and also prevent misting, water hammer, or premature failure of pipe and components.
  9. Controller timing should be set to properly irrigate without excessive waste. Follow the watering schedule developed for this Site Management Plan.
  10. Irrigation systems in cold climates should be properly drained and winterized.
  1. Replacement Criteria
  2. Complete replacement is seldom required when the system is installed in compliance with Church specifications and drained properly at the end of the season. Portions of the older systems that were not installed according to Church guidelines, specifications and details may need to be replaced.
  3. For irrigation systems, individual component of the system should be inspected regularly and modification made as needed to keep the system running smoothly. Seldom should an entire irrigation system be recommended for replacement. .
  4. Update the Site Management Plan (SMP) when major changes occur. Replacement should be evaluated against the criteria in the most recent Replacement and Improvement Standards document located on Policy Point under Tools.

D. Exterior Lighting

  1. Quality Standards
  2. Exterior lighting system components and operation should be maintained in good to excellent condition according to the Exterior Lighting System Replacement Criteria chart:
  3. Controller timing should be set to properly function within the parameters of the neighborhood requirements.
  4. Maintain system so that no lights are burned out and fixtures are clean with no debris in covers.
  1. Replacement Criteria
  2. It should be possible, with proper and timely repairs and preventive maintenance, to extend the life of the lighting fixtures for many years. This does not take vandalism into consideration.
  3. Update the Site Management Plan (SMP) when major changes occur. Replacement should be evaluated against the criteria in the most recent Replacement and Improvement Standards document located on Policy Point under Tools.

E. Paving: Asphalt

  1. Quality Standards
  2. Keep asphalt surfaces free of loose debris and live vegetation.
  3. Maintain asphalt surfaces so there are not potholes. All longitudinal and block cracks should be sealed.
  4. If alligatoring occurs, follow replacement standards identified in table 5. All markings for parking spaces should be clearly distinguishable and visible. There should be no raveling or spalling present on asphalt surfaces.
  1. Replacement Criteria
  2. Complete replacement is seldom required when paving is installed in compliance with Church specifications. This includes regular sweeping of the parking area, inspecting for damage, and sealing cracks.
  3. Update the Site Management Plan (SMP) when major changes occur. Replacement should be evaluated against the criteria in the most recent Replacement and Improvement Standards document located on Policy Point under Tools.

F. Paving/Sidewalks/Stairs/Curbs: Concrete

  1. Quality Standards
  2. Hard surface components should be maintained in good to excellent condition according to the concrete Replacement Criteria chart:
  3. Hard surfaces should be maintained free of loose debris and live vegetation.
  4. Maintain all concrete surfaces free of cracks, spalling and chips so there are not trip hazards. Repairs should be done in a workmanlike manner.
  1. Replacement Criteria
  2. Complete replacement is seldom required. It should be possible, with proper and timely repairs and preventive maintenance, to extend the life for many years. This does not take natural disasters or vandalism into consideration.
  3. Update the Site Management Plan (SMP) when major changes occur. Replacement should be evaluated against the criteria in the most recent Replacement and Improvement Standards document located on Policy Point under Tools.

G. Site Drainage Systems

  1. Quality Standards
  2. Irrigation system components and operation should be maintained in good to excellent condition according to the Irrigation System Replacement Criteria chart:
  3. Drains, basins and pipe should be clean and free of debris. Clean-outs shall function properly and be free of debris.
  4. No water should flow onto adjacent properties. Natural streams and drainage systems should be clear and clean for positive distribution through surface movement.
  1. Replacement Criteria
  2. Complete replacement is seldom required when the system is installed in compliance with Church specifications. Portions of the older systems that were not installed according to Church guidelines, specifications and details may need to be replaced.
  3. Each drainage system component should be inspected and recommendations reported annually by the verification team.
  4. Update the Site Management Plan (SMP) when major changes occur. Replacement should be evaluated against the criteria in the most recent Replacement and Improvement Standards document located on Policy Point under Tools.

1.3 Plant Establishment Period Maintenance

The landscape contractor should submit a maintenance plan as outlined in the meetinghouse standard specifications (32 9300 PLANTS). This maintenance plan should be effective during the plant establishment period which should extend for a period of one year from the contractor’s Substantial Completion date. This date should correspond with the warranty period for the trees and irrigation system.

  1. The plant establishment period maintenance plan outlined by the landscape contractor should be approved by the landscape architect and attached to this Meetinghouse Site Management Plan. The maintenance plan should include:
  2. The landscape contractor’s name and contact information.
  3. An irrigation schedule to properly irrigate and establish plant root growth and turf areas during the first year.
  4. Instruction on irrigation system care including filter clean-out schedule and drip irrigation maintenance (filter clean-out, flushing, mineral deposits, repair, etc.).
  5. Instruction on irrigation system winterizing and spring start-up.
  6. First year maintenance of plants, including fertilizing, pruning, winter care, etc.
  7. Instruction and schedule for weed control, including pre-emergent applications, spraying, and other methods of weed control.
  8. Instruction to control known pest problems occurring at the date of Final Completion.
  1. The landscape contractor and landscape architect should provide on-site training to the FM group and their landscape maintenance contractor according to the contract specifications. The training should include controller operation, sprinkler head adjustment, valve operation, location and operation of quick couplers, drain valves, splice boxes, filters, pressure regulators, and all other components of the irrigation system. The training should also include pruning instruction for each plant type.
  1. The FM group is responsible for maintenance during the Plant Establishment Period. All work performed, irrigation schedules, fertilizer applications, pest and weed control should be performed according to the maintenance plan submitted by the landscape contractor.
  1. The FM group should notify the landscape contractor immediately if plant health declines or the irrigation system requires repairs that fall under their respective warranties.
  1. At the end of the Plant Establishment Period or one year warrantee, the landscape should be reviewed by the FM group and landscape contractor to verify proper plant growth and irrigation system operation.
  2. The contractor should replace all dead, diseased, or unhealthy trees according to the warranty.
  3. The FM group is responsible for all other plants after their warranty period has ended.
  4. Check the irrigation system by operating all valves for two minutes each and observing all heads and other components.
  1. Upon satisfactory completion of the Plant Establishment Period maintenance the site should be prepared for long-term maintenance according to this Site Management Plan:
  2. Remove all stakes and guys from trees.
  3. Set controller operation to match watering schedule listed in this Site Management Plan.
  4. Instruct maintenance personnel on proper long-term maintenance of site according to this Site Management Plan and Service Calendar.

THE ESTABLISHMENT PERIOD MAINTENANCE PLAN WAS SUBMITTED TO THE FM MANAGER FOR THIS SITE ON ______(DATE).

THE ESTABLISHMENT PERIOD SHOULD EXTEND FOR A PERIOD OF ONE YEAR, BEGINNING ON ______(DATE) AND ENDING ON ______(DATE).

THE FACILITIES MANAGER HAS RECEIVED TRAINING FOR LANDSCAPE MAINTENANCE DURING THE ESTABLISHMENT PERIOD AND A COPY OF THE INSTRUCTION IS ATTACHED TO THE FRONT OF THIS DOCUMENT.

______
FM MANAGER SIGNATURE

______
LANDSCAPE CONTRACTORSIGNATURE

______
CONTRACTOR SIGNATURE

1.4 Long-term Maintenance

  1. Management
  2. The original landscape design drawings and specifications, with approved design changes, should be the basis for plant location, layout, and other landscape elements.
  3. Experienced, qualified landscape maintenance professionals should be used to maintain the meetinghouse landscape according to this Site Management Plan and Service Calendar. It is recommended that the landscape maintenance staff include:
  4. A certified arborist or tree specialist such as a Certified Ornamental Landscape Professional (COLP).
  5. A trained and experienced irrigation specialist, preferably with a Certified Irrigation Contractor certificate (CIC), and/or Certified Landscape Irrigation Auditor certificate (CLIA).
  6. Trees
  7. Pruning
  8. Prune trees to look natural.
  9. Conform to ANSI A 300 Part 1, ANSI Z133.1 and International Society of Arboriculture “Best Management Practices-Tree Pruning”. Prior to beginning any pruning, each tree’s appearance and natural growing habits should be studied. Enhancing plant health and the desired appearance should be the priority.
  10. Power line pruning should be done by power line clearance certified personnel using ANSI Z133.1 (Safety Requirements).
  11. DO NOT top or shear trees. Maintain desired shape with selective pruning of individual branches. Remove co-dominant stems which make a weak union and are prone to breakage or disease.
  12. Remove ALL sucker growth from around the base of the tree. Remove water sprouts from the trunk or from the branches as necessary.
  13. Remove all dead, damaged, diseased, crossing, rubbing or unhealthy branches to encourage the development of balanced branching and plant growth. Using clean, sharp cutting tools, cut branches at branch collar.
  14. DO NOT use “wound dressing” products to seal the cut area. Remove all pruning from the site immediately to eliminate the possibility of disease or insects contaminating healthy plants.
  15. DO NOT remove more than 1/3 of the live crown of a tree in a single year. Obtain written approval from Facilities Manager if severe pruning is to occur.
  16. Remove splitting branches from the main trunk (where possible) using recognized horticultural practices to properly prevent further splitting.
  17. For all trees, maintain a minimum 12” grass-free radius from the base of the trunk. This will help prevent damage to the bark from weed eaters or lawn mowers. Do not re-apply bark mulch around trunk after initial installation.
  18. DO NOT install concrete mow strips or other types of tree rings around trees.
  19. DO NOT generally raise the crown on conifers (spruce, fir or pine). If lawn is present, cut lawn away in a circle at the drip line (average extension of lowest branches) of the tree. Install a top dressing under the tree and keep free of weeds. Maintain branches to ground level.
  20. Avoid “lion tailing” or “pom-pom” pruning practices.
  21. Prune at the appropriate time of year for each species of tree.
  22. Flowering trees should be pruned after flowering. Maintain desired shape with selective pruning of individual branches. Do not shear trees with motorized shear.
  23. Fertilization
  24. Fertilize only when soil or foliar analysis has confirmed a deficiency.
  25. Refer to Top Soils Report for recommended fertilizers and show type and application rate in this space.
  26. Pest Control
  27. Treat for pests and diseases on an as needed basis. Contact a certified horticulturist if a disease/pest is suspected.
  28. Tree Support Systems (Guying, Staking, Bracing & Cabling)
  29. Guying or staking systems on newly transplanted trees should typically be removed after one year unless there is a weak root system or trunk cannot support tree. Follow ANSI A300 standards and use standard meetinghouse staking detail. Established trees are rarely guyed except in cases of uprooting.
  30. Special Care Instructions for Trees
  31. Add specific information that applies to plants on this site. Provide instruction for palm trees, large cacti, and other non-typical trees in this section.
  1. Shrubs and Ground Cover
  2. Pruning-
  3. Prune shrubs to look natural.
  4. Conform to ANSI A 300 Part 1. Prior to beginning any pruning, each shrub’s appearance and natural growing habits should be studied. Maintaining the desired appearance and plant health should be the priority.
  5. Remove all dead, damaged, or unhealthy branches to encourage the development of balanced branching and plant growth. Use clean, sharp cutting tools. Cut branches without leaving stubs for insects or disease to collect. Do not use “wound dressing” to seal the cut area. Remove all pruning from the site immediately to eliminate the possibility of disease or insects contaminating healthy plants.
  6. Prune as needed to keep shrubs within the planter area and off of buildings. Do not shear edges along mow strips. Maintain desired shape with selective pruning of individual branches.
  7. Do not shear. (Note: shearing is allowed only in cases of maintaining a formal hedge when referred to in the special conditions section). Selective hand pruning should be used to shape each shrub, encourage more balanced plant growth, open up the middle for light, and regenerate new growth where needed. When planted in rows or masses, shrubs should be allowed to grow together to fill the bed.
  8. Maintain shrub size by using these techniques:

1)To reduce and maintain shrub size use the canopy reduction technique by cutting only the longest shoots back inside the outer edge of the plant. The reduction cut technique reduces the shrub size by 20-30% without showing noticeable pruning cuts. The reduction technique cuts the longest stems back deep into the shrub canopy leaving some foliage intact to form the new, smaller canopy.