CITY OF LIVERMORE
LANDSCAPE MAINTENANCE DISTRICT MASTER MANAGEMENT PLAN
Justin Drinkwater
B.S., Brigham Young University Idaho, Rexburg, Idaho, 2004
PROJECT
Submitted in partial satisfaction of
the requirements for the degree of
MASTER OF SCIENCE
in
RECREATION ADMINISTRATION
at
CALIFORNIA STATE UNIVERSITY, SACRAMENTO
Fall
2009
CITY OF LIVERMORE
LANDSCAPE MAINTENANCE DISTRICT MASTER MANAGEMENT PLAN
A Project
by
Justin R. Drinkwater
Approved by:
, Committee Chair
Katherine J. Pinch, Ph.D.
, Second Reader
David Rolloff, Ph.D.
Date:
ii
Student: Justin Drinkwater
I certify that this student has met the requirements for format contained in the University
format manual, and that this project is suitable for shelving in the Library and credit is to
be awarded for the project.
Dr. Katherine J. Pinch, Graduate Coordinator
Department of Recreation, Parks and Tourism Administration
iii
Date
Abstract
of
CITY OF LIVERMORE
LANDSCAPE MAINTENANCE DISTRICT MASTER MANAGEMENT PLAN
By
Justin R. Drinkwater
The purpose of this project was to develop the framework for a Landscape Maintenance
District Master Management Plan (MMP). Key elements of the Master Plan would be
developed and applied to a pilot study within the Dunsmuir Landscape Maintenance
District (LMD). The sections of the overall Master Plan being developed as part of this
project are an asset inventory model, a master maintenance schedule framework and a
reserve funding analysis framework. Data for this project was gathered from multiple
sources including internal databases, blueprints, engineering reports, council agendas,
actual physical inventory data collection, reference books and web sources. This project
resulted in the creation of a framework for the Master Management Plan which will assist
in the management of the LMD program. The key elements of the MMP were applied to
the Dunsmuir LMD zone, where a 10-year reserve budget was developed from the data
collected in the asset inventory project. From this pilot project a cost estimate was
derived for completing the entire reserve fund study for the remaining 90 LMD zones.
, Committee Chair
Katherine J. Pinch, Ph.D.
iv
DEDICATION
For
Katherine Pinch:
My advisor at California State University, Sacramento;
Staff of the City of Livermore
Who contributed to making this study possible;
And especially,
For my wife, Krista, and sons Ryan and Austin, who inspire me
to do my best every day.
Thank you.
v
TABLE OF CONTENTS
Page
Dedication ............................................................................................................................v
List of Tables ..................................................................................................................... ix
List of Figures ......................................................................................................................x
Chapter
1. INTRODUCTION…………………………………………………………………….1
Background of the Problem…………………………………………………………...2
Statement of Problem…………………………………………………….....................5
Purpose of the Project……………………………………………………....…………6
Landscape Maintenance Master Management Plan Process Flow Chart.…………….7
Limitations………………………………….……………………..…….…...............10
Definitions of Landscaping Maintenance Terms…………………………………….10
2. REVIEW OF THE LITERATURE….……………………………………................17
Maintenance Management Master Planning……………............................................17
Infrastructure Asset Management……………………………...….............................20
Landscape Maintenance Operations & Scheduling………………………………….21
Maintenance Service Levels…………………………………….……..….................25
Asset Rehabilitation Through Reserve Funding Planning………….………………..26
Summary………………………………………………………….………………….29
3.
METHODS…………………………………………………………...……..............30
Design & Approach………………………………………………………………….30
MMP Outline…………………………………………………………………….30
Inventory Framework…………………………………………………………….31
Master Schedule Framework……………………………………….…................31
Reserve Fund Study/Policy……………………………...……………………….32
Pilot Zone Study…………………………………...…………………………….32
vi
Data Collection and Recording………………………………………………………33
Quantitative Analysis…………………………………...…………………................34
4. RESULTS……………………………………………………………...………….....35
Asset Inventory……………….……………………………………………………...37
Master Maintenance Schedule ………….…………………………………………...37
Reserve Fund Policy Outline ………….…..…………………………………...........40
Introduction ……………………………………………………………………...41
What is a Reserve Fund Study? ………..………………………………………..41
What is a Major Component? ……………………….…………………………..42
Component Repair/Replacement Costs…...……………………………………..46
Component Review………………………..……………………………………..48
Irrigation…………………………………………...…………………….48
Trees…………………………………………...………………………....51
Shrubs and Groundcover…………………………………………………55
Lawn…………..…………………………………...…………………….58
Meadow Grass/Red Fescue…………………………..…………………..59
Lighting & Other Site Furnishings………..……...……………………...60
Masonry Wall………………………………...…...……...........................61
Entrance Sign Repairs……………………………...………………….....62
Playground Equipment …………………………....……………………..63
Calculating the Reserve Fund …………………….……………………………..64
Reserve Funding Levels…………………...……………………………………..64
Summary …………………….…………………………………………………..65
vii
Dunsmuir Zone Pilot Reserve Study Results……………………………….....................68
Asset Inventory ………………………………………………...………………..68
Component Review …………………………..………………...………………..69
Irrigation …………………………………...……………………………69
Trees …………………………….…………………………….…………71
Shrubs and Groundcover…………………………………………………75
Lawn …………………………………………….………………………78
Meadow Grass/Red Fescue………………………………………………79
Dunsmuir LMD 10-Year Reserve Budget …………………...………………….79
Landscape Master Maintenance Schedule for Dunsmuir LMD…......…………..80
Dunsmuir Trial Study Budget Analysis……………………...…….…………….83
Estimated Cost for Complete LMD Program Reserve Study……………………85
5. DISCUSSION…………………………………..……………………..…..…………88
Appendix A ……………………………...…………………………………………..94
Appendix B ……………………………...…………………………………………..97
References……………..……………………………………………………………..98
viii
LIST OF TABLES
Page
Table 1. Asset Inventory Worksheet………………………..……………...……………37
Table 2. Landscape Section Area of Responsibility…….................................................38
Table 3. Landscape Component Detail List.……..............................…………...............44
Table 4. Component Useful Life Projections.……...........................…………...............45
Table 5. Component Replacement Cost……..........................…………………………..47
Table 6. Irrigation Controller Detail List………………………………………………..49
Table 7. Irrigation Backflow Detail List………………………………...........................50
Table 8. Tree Species Count List………………………………………………………..52
Table 9. Annual Tree Pruning Cost per Species…………….…………..........................54
Table 10. Landscape Shrub Life Expectancy…………………………………...............56
Table 11. Landscape Tree & Shrub Replacement Costs…..…………..………………...57
Table 12. Asset Inventory Worksheet …………………………………………………..67
Table 13. Master List of Reserve Study Components for the Dunsmuir LMD…………68
Table 14. List of Irrigation Controllers for Dunsmuir LMD……………………………70
Table 15. Total Tree Inventory Chart for Dunsmuir LMD ……….…..………...............74
Table 16. Dunsmuir LMD Reserve Budget……………… ……….…..………………..80
Table 17. Dunsmuir Annual Work Task Data ……….…..………..................................81
ix
LIST OF FIGURES
Page
Figure 1. Landscape Maintenance District Master Management Plan Diagram ………...9
Figure 2. Landscape Maintenance Task Monthly Interval Chart……………………….39
Figure 3. Tree Species Percentage Breakdown by Species for Dunsmuir LMD………..75
Figure 4. Master Maintenance Schedule for Dunsmuir LMD…………………………..82
Figure 5. LMD Master Management Plan Process Results Flow Chart...………………87
Figure 6. LMD Operational Organization Chart….……………..………………………93
x