Property Maintenance & Operations Manual Trainingsppub.halton.ca/scs/hp/Technical Maintenance... · Property Maintenance & Operations Manual Training. 3 Landscape Maintenance –

Property Maintenance & Operations Manual TrainingLandscape Maintenance

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• November 8, 2010Workplace Health and SafetyHousekeepingSuite Turnover & Annual InspectionsAfternoon: Landscape Maintenance & Project Management / Contract

Administration

• November 29, 2010Landscape MaintenanceCapital Project Management Contract Administration

• Further Training & Education– Colleges, Universities & Property/Facility Management Associations – On-line, classroom settings, correspondence

Property Maintenance & Operations Manual Training

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Landscape Maintenance – Chapter 5

Introduction

The manner in which grounds (hard and soft landscape surfaces), shrubs, trees, flowerbeds, etc. are kept, reflect upon the total community and the corporation managing the property.

The areas discussed here will be the primary activities that the staff will undertake when planning an exterior maintenance program.

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Landscape Design &Maintenance Impacts:

On our ability to market a propertyOur reputation with residentsThe extended residential community The general public.

Functional Considerations:

The site landscape maintenance program must take into consideration uses and site functional needs...

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Functional Considerations:

1.Vehicular access & parking

2.Storage areas, snow removal paths and snow storage areas

3.Pedestrian access & accessible access

4.Site utility and service requirements (water, & irrigation, electrical outlets, block heaters, lighting)

5.Drainage systems (parking lots, roads, roofs, lawns, planted areas)

6.Accessible garbage storage areas.

7.Outdoor activities and spaces (communal and individual, active and passive)

8.Recreational areas (adult, preschooler and school aged children)

9.Maintenance.

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Low Maintenance Site Design

a)Whenever possible construct communities so that they require little maintenanceb)Low maintenance designs provide the desired result without increased costs

Examples are:

1.Allow easy movement of mechanized equipment2.Adding an automatic irrigation system (funds?)3.Using paved maintenance strips at the edges to eliminate hand trimming4.Increasing the % of hard surfaced areas over lawns or planting beds5.Using hard or soft materials that need less individual care.

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Maintenance Schedule

1.A guide for executing proper maintenance procedures at the correct time. 2.Accomplish more by using equipment and supplies efficiently3.Carry out necessary maintenance operations when it is most beneficial to do so.

An accurate maintenance schedule allows for the development of a sound maintenance budget to assist in establishing priorities.

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Three Classifications of Maintenance Requirements

High Maintenance AreasCarefully manicured turf, shrubs, ground cover; flowerbeds and well cared for trees. Areas found near or at the entry to a property

Medium Maintenance AreasThe majority of the public spacesAreas with regular scheduled mowing, weeding, pruning & fertilizing

Low Maintenance AreasFound in natural areas and specially designed portions of the site development. Generally consist of trash pick up, upkeep of roads, parking lots, and sidewalks

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Planned Maintenance Guidelines

Grass Cutting, Fertilization, Cultivation, Watering, Weeding, ReplacementEquipment MaintenancePlayground & Site Furnishing MaintenanceSite Services Maintenance (basins, culverts...)Hard Surfaces MaintenanceTrash & DebrisSnow Removal & storageGround RepairsFlower & Tree Maintenance and PlantingShrub MaintenanceGeneral Grounds Maintenance Requirements – walk the site regularly

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However, developing and maintaining the landscape on any property is influenced by:

• climate• soil conditions• existing “hardscape”• available sun/shade• plant hardiness• good/poor drainage conditions• prevailing winds• slope and drainage• desired appearance

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The ultimate goal for any property manager/administrator is to create a multi-purpose landscape, in an inexpensive manner, which requires little or no maintenance.

You need to look at the properties strengths and weaknesses and overall design so that implementing a “low maintenance” program will work.

Our goal is to design areas best suited to landscaping and provide sufficient access way to easily move through them for maintenance.

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Landscape Maintenance – Chapter 5Start by looking at “natural” or existing challenges and strengths.

BuildingsIf you are considering landscape between buildings, you may encounter the “wind tunnel” affect. Strong gust of winds can have a detrimental effect on:

• the growth patterns (slanting)• growth rates (dust, lack of sun)• water retention (wind drying out ground quickly)• accessibility (tractors, lawn mowers, etc.)

Depending on the available space between the buildings, whether or not it is a walkway and the plants used, this could be a high maintenance area requiring constant trimming.

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SlopesWhether a gradual slope or a steeper slope with a retaining wall, slopes provide challenges with soil erosion, run off drainage and irrigation.

Accessibility with mowers will be an issue (if you are choosing grass) and controlling weeds can present a challenge (if you are using a ground cover that will need to establish itself).

Sidewalks & parking lotsFixed paths and lots can create natural borders, divisions and define boundaries for your landscape.

Easy accessibility is a real plus when incorporating these into your landscape however, a caution with raised curbs—trimming with a grass trimmer is essential.

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Landscape Maintenance – Chapter 5Location of overhead wires

The only real concerns with the location of overhead wires is:(a)when and if you are considering planting a tree and (b)accessibility by public utilities should the need arise.

Nature’s elementsAre prevailing winds and available sunlight.

Security & PrivacyEffective landscape can add to the security and privacy of a unit. However, excessive landscaping can provide privacy to burglars and nice “hiding” areas for muggers.

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FencesFences are used to create boundaries and provide a level of security. They are an ideal backdrop to many landscaping projects.

A real concern when landscaping around fences is:

(a)accessibility for large equipment (often the fence comes down to allow access) (b)maintaining the fence

Wood and iron fences require repainting/retreating about every 2-3 years.

Chain link fences often require tightening, straightening and minoradjustments every other year.

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Location of building servicesThe location of central air conditioners, hydro vaults, telephone panels that may surround a unit require special attention.

Often, we would like to disguise or detract from these units, however, easy access for repairs/replacement is critical.

Natural barriersAll properties have some form of natural barriers.

Whether it is existing trees, telephone/hydro poles, these are “fixed” and immovable on the property.

Always remember that any “fixed” barrier, unless landscaped otherwise, will create the “grass trimmer” nightmare.

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MicroclimatesAre those fluctuations in temperature and surroundings that will affect the growth of plants on your property.

Microclimates will also have a bearing on the types of plants to choose:

Wind tunnels (between building structures) - Choose low, wind resistant plants.

Frost Pockets - Are in low-lying areas that do not receive much exposure to the sun (bottom of slopes). Choose hardy, deep-rooted plants.

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Microclimates – continued…

Heat traps - Areas exposed to direct sunlight for extended periods of time and are sheltered from cooling winds. Choose heat loving plants and heavy mulching.

Air pollution - Traffic, city smog can create a disastrous effect on plants. Choose tolerant trees and shrubs.

Refer to Chapter 5 of the manual for more information relating to Landscape Maintenance and AgriCanada Web Site at: http: //sis.agr.gc.ca/cansis

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Property Maintenance & Operations Manual Trainingsppub.halton.ca/scs/hp/Technical Maintenance... · Property Maintenance & Operations Manual Training. 3 Landscape Maintenance –