MIP West Landscape Guide - Moncton Industrial Development

Landscape
Reference Guide
2014
MONCTON INDUST R I A L PA RK
Moncton
Industrial
Park
West
MONCTON INDUSTRIAL PARK
PARC INDUSTR I EL DE M ONCTON
PA RC I NDUST R I EL DE M ON
MONCTON INDUST R I A L PA RK
PARC INDUSTR I EL DE M ONCTON
Moncton
Industrial Development
655 Main Street
Moncton NB E1C 1E8
T 506 857-0700
F 506 8597206
[email protected]
January, 2014
www.moncton4business.com
MONCTON INDUSTRIAL PARK
PA RC I NDUST R I EL DE M ON
WE’VE BEEN BUILDING FOR 50 YEARS, NOW IT’S ON TO THE NEXT
NEXT 50.
Mo n c t o n I n d u s tria l Pa rk W EST
Site and Landscape Development Guidelines
The following is a supplemental guide to Section 5 of the Moncton Industrial Park West Development Provisions
Covenants/Guidelines.
INTRODUCTION
This guide represents an opportunity to reduce the intensive maintenance requirements of properties within the
industrial park and maintain a professional aesthetic while promoting an environmentally sensitive approach. Along
with the reduction in maintenance comes an associated reduction in maintenance cost, consumption of fuels, an
increase in biodiversity, wildlife habitat, protection of existing vegetation and more.
All developments within the park must undertake appropriate measures to address stormwater management. Techniques outlined in this document should be employed for that purpose. In addition, the overall landscaping must
employ environmentally friendly practices in their design and implementation. This guide is intended to assist that
process.
3 primary ways to achieve a positive impact include:
1- Protection of existing vegetation, corridors, connectivity
2- Stormwater Management
3- Landscape Treatment
LANDSCAPE DESIGN GUIDELINES AND RECOMMENDATIONS
The following design recommendations have been prepared as a supplement to the Development Covenants and
Guidelines to ensure that development in Moncton Industrial Park West adheres to a consistent level of site planning
and landscape design. All new development shall take into consideration the existing features of the land (topography, vegetation, drainage, soils, views, etc) and incorporate these features into the site design where possible.
PROCESS & PLANS
It is strongly recommended that all Site Plans, Grading Plans and Planting Plans shall be professionally prepared
by certified landscape architects, registered to work in the province of NB. All site layout and grading plans should
indicate the following:
o Property lines, easements, setbacks, location of structure(s), existing grades, proposed grades, % slopes,
swales, services, utilities, existing vegetation, vegetation to be protected, light locations, sign location, parking areas, service area, exterior storage (if any), walkways, proposed planting (species, size, location).
o Site grading plans should attempt to preserve the natural grade of the site and minimize cut and fill operations. The drip line of existing trees to remain should be the limit of any grading to avoid damage to the
tree(s) and their root system.
o Layout and Grading plans submitted should ensure that existing grades around existing vegetation to remain are maintained. Method of tree protection should be indicated.
Landscape Reference Guide
o Efforts should be made to develop a site design that reduces the hard surface footprint and restricts site
disturbance (only remove vegetation and soils in the area needed for development, leave the rest). Parking
should not exceed the municipal by-law requirements in capacity or size of space/aisle width.
o Plans should indicate topsoil stripping zones and topsoil stockpiling areas with appropriate sediment control
measures.
o Sediment control measures should be indicated on plans to indicate what methods of mitigation and control
will be in place during construction.
SITE LAYOUT & DESIGN
There are many environmental, functional and energy conservation benefits to be gained from a proper site design
layout. Mitigating winter winds and snow drifting, warm entrance areas, passive heating and cooling, stormwater
management are just a few. Each lot should not be designed in isolation but rather should consider the neighbouring lands for a continuity of protected greenspace and buffers, stormwater management and potential for shared
access and parking. The layout of each site should take into consideration the following:
Diagram A
o Buildings should be oriented to take advantage of passive solar heating and cooling, natural day lighting
and ventilation when possible. The length of a building should run on an east-west axis when and where
possible with the highest percentage of glazing on the south, east and west of a building. (Diagram A)
o Landscape design and building design should relate to the public street(s) being addressed. In the case of
a corner lot attention should be paid to both public streets. Natural features shall be encouraged as part of
this realm. (Diagram B)
Mo n c t o n I n d u s tria l Pa rk W EST
Diagram B
o Proposed location for snow storage as well as considerations for snow storage melt (location of swales,
retention areas, rain gardens, etc.)
o On the site plan or landscape plan, existing vegetation to remain along with method of protection should be
indicated.
o Parking should be minimized in the front of the building and preferably be located on the side of the building
and/or behind the building for clear view to the primary entrance and building facade. Bicycle storage and
carpool spaces are encouraged. (Diagram A)
o Where feasible, consider opportunities for shared driveway access and parking areas between facilities.
(Diagram C)
Diagram C
o Efforts should be made to reduce un-necessary impervious surfaces. Parking lots should be designed to
the minimum acceptable standards. Ends of parking aisles should have treed islands (a minimum 2.5m
wide) or islands should be incorporated into the parking layout to protect existing copses or individual trees,
or to facilitate stormwater management. (Diagram D and E)
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Diagram D
Diagram E
Photo Credit: http://www.rigov.org/citydepartments/parks/sylvanparktour.html
o Site layout should consider the possibility of future expansion.
Mo n c t o n I n d u s tria l Pa rk W EST
o Pedestrian routes to the building from the street and parking area(s) should be continuous and direct.
(Diagram F)
Diagram F
o Lighting – shall be full cut off, directed down lighting. Select pedestrian scale light standards and bollard
lighting in areas of pedestrian traffic. LED lighting for all outdoor purposes is strongly recommended.
o Incorporate public amenities such as benches, bike racks, outdoor staff areas, walkways and/or recreation
amenities (both formal and non-formal), preferably in sunny locations.
o Use plant material to the west and north of building(s) to buffer prevailing winter winds and mitigate snow
drifting. Coniferous vegetation provides the most effective buffering. (Diagram A)
o Plant deciduous shade trees, and/or take advantage of existing vegetation on glazed south facades to provide for summer shading and winter solar gain. (Diagram A)
o Stormwater shall be managed and/or reduced with the incorporation of grass swales, bioswales, rain gardens and on-site retention areas. These areas are to be enhanced with native wetland plant material.
Use of swales on site retention ponds to control and direct stormwater
Photo Credits: Unknown and Trinkans Engineering
Landscape Reference Guide
Photo Credit: John Jones, Peter and Jean Grandoni
LANDSCAPE ZONES AND LEVELS OF MAINTENANCE
Landscape areas should be established in a way that creates a connectivity and continuity with adjacent development lots and parcels of land and the overall Industrial Park Master Plan. More intensive landscape treatments
(manicured) should be restricted to the street right of way, the public zone and the primary building access area.
There may be lower maintenance areas of a property within the public zone such as existing copses of trees and
understory vegetation.
(Diagram G)
o Buffers: zero maintenance areas along the sides and backs of properties. Allow side and rear buffer areas
to remain protected. Management of understory vegetation to maintain views near the public zones is acceptable.
Diagram G
Mo n c t o n I n d u s tria l Pa rk W EST
Maintained lawn up to taller grass and understory vegetation.
o Protected Existing Vegetation: zero maintenance-low maintenance, understory vegetation management or
selective tree removal is acceptable for controlled views and mature tree growth.
Allow vegetation below copses of trees to be managed annually rather than on a regular basis.
Photo Credit: Yvonne Cunnington
Landscape Reference Guide
Diagram H
o Secondary public zones: low maintenance, areas that are not within the right-of-way or along the main
pedestrian access to the building are encouraged to be meadow or re-vegetated using native or adaptive
material. Meadows may be mowed one or two times a year to manage vegetation growth. Alternate seed
mixes that require less mowing or wildflower meadow mixes are acceptable in these areas.
Photo Credit: Unknown and www.esem.wmich.edu/images/pictures/image006.jpg
o Pedestrian Areas/Access to building’s main entrance(s): manicured and are of the highest level of grounds
maintenance.
o Street Right-of-Way: highest level of grounds maintenance, requires regular mowings.
Mo n c t o n I n d u s tria l Pa rk W EST
LANDSCAPE TREATMENT
Site landscaping should be designed to minimize negative environmental impacts by incorporating: reduction of
hard surfaces, reduce stormwater runoff, the use of native and adaptive plant material, the preservation of existing
vegetation, work with existing topography, use of bioswales, rain gardens and restriction of highly manicured areas
to specific public zones of the property. Where possible efforts should be made to remove and stockpile topsoil prior
to development for reuse and repair on site.
o The area of landscaping between the curb and the property line shall be maintained to provide a manicured
aesthetic. Lawn in this area shall be maintained at 70-80 mm height, plant material shall be drought tolerant, salt tolerant, zone hardy and native/adaptive. Plant material adjacent to access driveways shall respect
the sight lines to the street(s). (Diagram G)
Maintained public zone with protected copses of trees and side lot buffers
o Site planting should be used to highlight or emphasis key areas such as pedestrian circulation to the building entrance(s) and site vehicular access points. Efforts should be made to have 1/3 of the proposed plantings be coniferous and 2/3 deciduous.
o Planting should be used to screen parking, loading, service, storage areas, etc. Between the right-of-way
and parking (loading/service areas should be at the rear of the building) the landscape area should be a
mix of coniferous and deciduous plant material to achieve approximately 50%-75% opacity from the grade
elevation to a height of 1.5m above grade in all seasons.
o Consider the use of ‘low grow’ and ‘no mow’ seed mixtures for higher profile public zones of each property.
(See Appendix for Mixtures)
o Parking areas should incorporate planting islands with native vegetation and shade trees to retain stormwater, reduce hardsurfaces and reduce heat island effect. (Diagram D)
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Photo Credit: www.water-research.net/images/bioretention.jpg
o When possible salvage existing vegetation prior to site clearing for re-use on site.
o Buffers – protect existing vegetation to act as buffers between properties (sides and rear lots) without defining a property line. If existing trees are not suitable to be protected (unhealthy, not existent) the landscape
plan should indicated buffer planting that uses native trees of coniferous (minimum 25%) and deciduous
mix, various native and adaptive species to promote biodiversity. Buffers should be a minimum of 10m
width.
Protection of buffer zones including understory between properties
o Street/shade trees are encouraged along all streets. These trees shall be deciduous, native or adaptive, a
minimum 60mm caliper is size and shall be planted in a straight line behind the curb, preferably behind the
sidewalk (unless there is a median 3m or greater between the curb and sidewalk). Street trees should be
spaced to provide an even canopy cover at maturity. Each tree shall have a mulched bed at the trunk of a
minimum 1.5m in diameter. Reference the City of Moncton Trees Species List, City of Moncton Standard Municipal
Specifications - Appendix A.
o Mowed grass should be restricted to primary public zones such as between the curb and sidewalk of street
and the main pedestrian areas. Each site landscape plan should be considered on a case by case basis
to determine the percentage of acceptable mowed grass. Where possible existing vegetation should be
retained, meadow and wildflower areas should be encouraged with mowed lawn areas minimized.
Mo n c t o n I n d u s tria l Pa rk W EST
Managed meadow plantings along a building and below existing trees
Photo Credits: Wetland Studies and Solutions Inc. and National Parks Services
o Lawn areas intended to be mowed should be encouraged to grow higher by allowing grass to reach a
minimum height of 70mm-80mm (Approximately 3”) before mowing. Longer grass blades result in deeper
root growth. Longer grass also creates shade that prevents weed seeds from germinating. Grass clippings
should remain on the lawn provided they are not too long.
Various levels of lawn maintenance are acceptable and encouraged. Manicured grounds
should be isolated to primarily public and pedestrian zones on a site.
Photo Credit: Nang S. Ondra
o Alternatives to lawns are encouraged such as native and drought resistant plants, groundcovers, rain gardens, meadow, and rock gardens. Photo Credit: Matthew Jack
Photo Credit: Broken City Lab
o Ensure all new lawn areas have an appropriate depth of organic material – 150mm depth. Use stockpiled
topsoil if possible.
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o Lawn areas shall not be irrigated with the exception of the establishment of new lawn. An additional exception would be if the use of harvested rainwater was used for irrigation purposes.
o Plant material should be selected for drought tolerance; planting bed irrigation is not encouraged unless
harvested rain water or building grey water is the source.
o Native and adaptive plant material – the use of native and adaptive plants that are appropriate for the local
zone (5), are drought tolerant and salt tolerant can greatly reduce the need for an intensive maintenance
plan, eliminate the need for irrigation and synthetic fertilizers, provide a combination of trees, shrubs and
groundcovers. Plant material in areas of bioswales, stormwater retention and generally wet areas should
be selected for this specific area. A suggested list of useful plant material websites is indicated at the end of
this document.
o Tree removal should be carried out in a way that allows for the retention of as much vegetation as possible and then selectively remove material as required to promote views to the front of the building the main
entrance, etc. Understory in areas of existing vegetation to remain may be selectively thinned to encourage
mature tree growth and manage views.
o Use Integrated Pest Management (IPM) to control pests.
o Invasive exotic plant species shall not be used to landscaping purposes.
REFERENCES
Reference City of Moncton Tree Species
Contact Public Works 506 859-2643
LOW GROW SEED MIXTURES
Maritime Hydroseed
306 King William Road, Spruce Lake Ind. Park
Saint John, N.B.
phone: 506.672.1600
Fax: 506.672.1601
e-mail: [email protected]
USEFUL PLANT MATERIAL WEBSITE LINKS AND CONTACT INFO:
Corn Hill Nursery Native Plant List
http://www.cornhillnursery.com/tips/native.html
Evergreen Native Plant Database
http://nativeplants.evergreen.ca/search/guided.php?province=NB
MacArthur’s Nursery
506.386.1234
John’s Garden Center
506.859.2727
Sun Nurseries
506.432.1100
Mo n c t o n I n d u s tria l Pa rk W EST
Situated on the west side of the City of
Moncton with access from Berry Mills
Road. This controlled access highway
provides a direct link to Wheeler Blvd.
and to the Trans Canada Highway. The
site is also adjacent to the CN rail yards.
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