(A) Intent. Landscaping, greenbelts and screening are necessary for the protection and enhancement of the environment and for the continued vitality of all land uses in the township. Landscaping and greenbelts are capable of enhancing the visual environment, preserving natural features, improving property values, and alleviating the impact of noise, traffic and visual disruption related to intensive uses. Screening is important to protect less intensive uses from the noise, light, traffic, litter and other impacts of the intensive uses. The purpose of this section is to set minimum standards for the protection and enhancement of the environment through requirements for the design and use of landscaping, greenbelts and screening.
(B) General provisions.
(1) Scope of application.
(a) The requirements set forth in this section shall apply to all developments which are initiated or expanded following the effective date of this chapter and which require site plan review or plat approval. No site plan/plat shall be approved unless the site plan shows landscaping consistent with the provisions of this section. Furthermore, where landscaping is required, a building permit shall not be issued until the required landscape plan is approved, and a certificate of occupancy shall not be issued unless provisions set forth in this section have been met or a performance bond has been posted in accordance with the provisions set forth in § 152.182.
(b) The requirements of this section are minimum requirements, and nothing herein shall preclude a developer and the township from agreeing to more extensive landscaping.
(2) Plant materials. All plant materials shall be hardy to the township, be free of disease and insects, conform to the American Standard for Nursery Stock of the American Nurserymen and sized in accordance with ANSI 260-1(1996), which may include, but are not limited to, the following plant materials:
(a) Trees permitted. The following includes, but may not be limited to, trees that are generally permitted as they are considered to be suited to the township/Michigan environment:
Deciduous/Canopy Trees
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Deciduous/Canopy Trees
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Ash |
Beech |
Birch |
Bradford Pear |
Hard Maple |
Honey Locust (without thorns) |
Linden |
Oak |
Plane Tree (Sycamore) |
Sweet Gum |
Zelcova |
Evergreen Trees
|
Douglas Fir |
Fir |
Hemlock |
Juniper |
Pine |
Spruce |
Narrow Evergreen Trees
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Narrow Evergreen Trees
|
Blue Columnar Chinese Juniper |
Columnar Giant Arborvitae |
Columnar Honoki Cypress |
Douglas Arborbitae |
Irish Yew |
Pyramidal Red Cedar |
Pyramidal White Pine |
Swiss Stone Pine |
Ornamental Trees (2 = 1 Canopy Tree)
|
Ornamental Trees (2 = 1 Canopy Tree)
|
Dogwood |
Flowering Crab |
Hawthorn |
Hornbeam |
Japanese Cherry |
Magnolia |
Mountain Ash |
Red Bud |
Serviceberry |
(b) Trees not permitted. The following trees are not permitted as they split easily, their wood is brittle, their roots clog drains and sewers and they are unusually susceptible to disease or insects:
Black Locust |
Box Elder |
Catalpa |
Cottonwood |
Elm |
Ginkgo (female) |
Honey Locust (with thorns) |
Horse Chestnut (nut bearing) |
Mulberry |
Poplar |
Soft Maple (Red, Silver) |
Tree of Heaven |
Willow |
(c) Minimum sizes and spacing. The minimum plant sizes and spacing shall be provided in accordance with the following:
Minimum Plant Sizes | Spacing Requirements | |
Deciduous canopy trees | 2" caliper | 25' on-center |
Ornamental trees | 2" caliper 6' height (clump form) | 15' on-center |
Evergreen trees | 8' height | 8' on-center |
Narrow evergreen trees | 5' height | 6' on-center |
Wherever screening is required, screening shall consist of closely spaced evergreen tree plantings which can be reasonably expected to form a complete visual barrier. Deciduous plant material may be used for variety to supplement evergreen tree plantings. | ||
(d) Mixing of species. The overall landscape plan shall not contain more than 33% of any 1 plant species. The use of native species and mixture of trees from the same species association is strongly encouraged.
(3) Incentives to preserve existing trees. The standards listed below are intended to encourage the preservation of quality and mature trees by providing credits toward landscape components.
(a) All trees over 6 caliper inches must be identified on the site plan. Trees intended to be preserved shall be indicated on the site plan with a distinctive symbol and protected during construction. Identified trees shall not include those trees not permitted as listed in (B)(2)(b) of this section.
(b) To obtain credit, the preserved trees shall be in good health, as confirmed by the township, and at least 2-1/2 inches caliper in size. Any quality tree between 2-1/2 inches and 8 inches caliper (evergreens between 5 feet and 8 feet) shall be calculated as 1 required tree, trees greater than 8 inches caliper (evergreens greater than 8 feet) shall be credited as 2 required trees.
(c) The landscape plan shall include a matrix that lists required trees and credits for preserved trees.
(d) Prior to any site work, tree protection fence or other appropriate method shall be placed at the drip-line of the tree (drip line is measured vertically from the edge of the furthest branches, i.e., the tree canopy). The ground area within the fence line shall be maintained with mulch or pervious surface cover. Storage of soils or other materials during or after construction within the dripline is prohibited.
(e) If trees are found to be unhealthy, damaged or removed within 2 years after completion of the construction, the property owner shall replace with new trees equal to the number of tree credits granted.
(f) Tree credits may account for up to 50% of the trees required by this section.
(4) Minimum standards for installation, irrigation and maintenance.
(a) Timing of planting. All required plant materials shall be planted prior to issuing a final certificate of occupancy. In the event that the project is completed during a time of year where planting is impractical, a financial guarantee in the amount of the remaining improvements shall be provided per § 152.182.
(b) Completion of improvements. Tree stakes, guy wires and tree wrap shall be removed after completion of the initial growing season.
(c) Irrigation. The Planning Commission shall require the source of a readily available water source for irrigation of plant material. An underground irrigation system may be required in instances where the location or design of the landscape plan requires such system in order to properly maintain plant materials.
(d) Maintenance. Landscaped areas and plant materials required by this section shall be kept free from refuse and debris. Plant materials, including lawn, shall be maintained in a healthy growing condition, neat and orderly in appearance in accordance with the approved site plan. If any plant material dies or becomes diseased, it shall be replaced within 30 days written notice from the township or within an extended time period as specified in said notice.
(5) Buffer/transition zone requirements.
(a) A buffer/transition zone shall be provided within the setback between the subject site and all adjacent parcels, except where a greenbelt along a right-of-way is required, according to the table below. The Planning Commission shall determine whether landscaping, a wall, a berm or a combination is needed to attain the screening intended by this section.
(b) A buffer/transition zone may include preservation of existing woodlands or slopes, plus the addition of landscaping to provide an effective screen.
Zoning of Adjacent Site | ||||||
Zoning or Use of Subject Site | Single- Family* | Multiple- Family | Manufactured Housing Development | Office | Commercial | Industrial |
Zoning of Adjacent Site | ||||||
Zoning or Use of Subject Site | Single- Family* | Multiple- Family | Manufactured Housing Development | Office | Commercial | Industrial |
Single-Family Residential | none | none | none | B | A | A |
Multiple-Family Residential | B | none | B | B | A | A |
Manufactured Housing development | B | B | none | A | A | A |
Offices | B | B | B | none | none | none |
Commercial | A | A | A | B | none | none |
Industrial | A | A | A | B | B | none |
Public utility buildings in any district | B | B | B | B | B | B |
Parking lots in any zoning district | Minimum setback of 25 feet, wall and/or landscaped berms sufficient to screen headlights (min. 4 feet high) | Minimum setback of 10 feet with canopy trees, evergreens used within the setback | ||||
Buffer Zone | Minimum Width | Wall/Berm a |
Minimum Plant Materials |
A | 30 feet | 6-foot high continuous wall or 4-foot high berm | 1 canopy tree, 2 evergreen trees per each 20 linear feet along the property line, rounded upward |
B | 20 feet | 6-foot high continuous wall or 3-foot high berm | 1 canopy tree, 1 evergreen trees per each 30 linear feet along the property line, rounded upward |
Note:
a Berms shall have a maximum slope of 1 foot of vertical rise to 3 feet of horizontal distance (1:3) with a crest area at least 4 feet wide.
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(6) Detention/retention pond landscaping. Ponds shall be located outside required setbacks. Detention and retention ponds shall be provided in accordance with the following standards:
(a) Side slopes shall not exceed requirements that require the perimeter of the pond to be fenced.
(b) One canopy or evergreen tree is required per 50 feet of pond perimeter, as measured along the top of the bank elevation. The required landscaping shall be planted in a random pattern, not limited to the top of the pond bank.
(7) Standards for compliance for pre-existing sites. In any case where the building and/or parking area is being increased by at least 25% over the originally approved site plan or is being changed to a more intense use as determined by the Planning Commission, the site shall be brought into full compliance with the landscape standards herein. In instances where the increase in building and/or parking area is less than 25% over the original site plan, the extent of new landscaping shall be equal to 4% of compliance for every 1% of increase in building or parking footprint. For example, a building or parking area increase of 10% requires 40% compliance with the landscape standards.
(8) Surety bonds. Where the installation of landscaping is deferred until after occupancy of the project, the township shall require a performance guarantee for tree planting.
(C) Residential developments. The selection, size, spacing and planting of all landscaping within a residential development shall comply with the landscaping standards of this chapter and the following standards:
(1) General standards.
(a) Tree species should be selected, per division (B)(2) of this section, for tolerance of the harsh roadside conditions in southeast Michigan, for compliance with sight distance requirements, to ensure maintenance of accessibility to fire hydrants, to provide a minimum overhead clearance of 15 feet over any roadway and 8 feet over a sidewalk or bike path, and to avoid interference with overhead or underground utility lines.
(b) Plantings within 15 feet of a fire hydrant shall be no taller than 6 inches.
(c) The development and planting of required landscaping shall be the responsibility of the proprietor, not the individual lot owner.
(d) The Planning Commission, may approve fewer trees if the proprietor provides evidence that existing healthy trees over 2.5 inch caliper per division (B)(2)(c) of this section.
(e) All landscaping within the county road rights-of-way/easements shall require an approval from the county agencies.
(2) Greenbelt.
(a) When a residential development borders a major thoroughfare, and wherever a rear yard abuts a public street or private road, an easement for construction of a 35-foot wide landscape greenbelt shall be provided, in addition to the required rear yard setback, measured from the interior setback line.
(b) Greenbelts shall include living materials and planting beds, except for approved sidewalks, bike paths, signs, driveways, and essential services.
(c) The greenbelt shall contain a minimum of 1 canopy tree or evergreen tree per 30 linear feet, or fraction thereof, of road frontage including any openings for driveways, pathways or easements. The Planning Commission may require the substitution of evergreen trees due to site conditions.
(d) Ornamental trees may be used to diversify greenbelt planting requirements, provided 2 ornamental trees shall be provided for each 1 required canopy tree or evergreen tree.
(e) Existing natural features shall be retained wherever possible to promote a natural appearance and to protect the existing ecosystem within the greenbelt.
(f) Where a freeform berm is used as part of the landscape greenbelt, the minimum height shall be 2 feet, 6 inches.
(g) The maximum slope of the berm facing the primary road shall be 6:1 and the maximum slope of the berm facing the inside of the lot shall be 3:1.
(h) The construction of the greenbelt and its plantings shall be the responsibility of the developer and not the individual lot owner(s).
(3) Transitional or buffer zone. The Planning Commission may require landscaping along the periphery of the residential development to serve as a buffer zone from adjacent uses. A buffer zone may include trees, berms or a combination. A transition zone may include preservation of existing woodlands, slopes, or the addition of landscaping to provide an effective screen.
(4) Street trees.
(a) The minimum size of all street trees shall be 2-inch caliper.
(b) One canopy tree shall be planted for every 40 linear feet within a median boulevard and other open areas abutting street frontages.
(c) Street trees shall be planted so that each lot has at least 2 canopy trees and each corner lot has at least 3 canopy trees. Street trees shall be placed to avoid any future driveway locations.
(d) Street trees shall be at least 50 feet from the intersection of 2 street right-of-way lines or access easements.
(e) Street trees shall be planted between the curb and sidewalk; where curbs or sidewalks do not exist, trees shall be located between the front property line and the edge of the pavement but outside of areas needed for open ditches or potential future sidewalks. Where tree location in the public right-of-way is not possible due to conflicts with overhead or underground utility lines or restrictions of the County Road Commission, street trees may be located on private property within 5 feet of the road right-of-way or utility easements. Trees shall be within 5 feet of the road right-of-way or easement and shall not interfere with sight distance required by the County Road Commission.
(f) The lowest branch of any canopy tree shall provide a minimum 15-foot clearance over a public street or private road, and a minimum 8 feet above grade from a sidewalk or bike path. Greater clearances shall be provided if required by the County Road Commission.
(g) The Planning Commission may allow existing trees 2-1/2 inch caliper or greater, preserved in good condition, to be counted towards meeting the above requirements per division (B)(2)(c) of this section.
(5) Landscaping in cul-de-sacs. Where a cul-de-sac contains an island, the island must be mounded to a height of between 1 foot, 6 inches and 2 feet, 6 inches and planted with grass or ground cover.
(6) Subdivision/site condominium entrances.
(a) Subdivision entrances may include landscaping, lighting, identification signs, wrought iron fences or other architectural features. All features shall comply with the Zoning Code. A detail of the entranceway shall be submitted with the site plan/plat.
(b) The lighting for entryway signs must be ground-mounted with no more than two 125 watt bulbs directed toward each face of a sign. In no case shall high pressure sodium or other non-standard bulbs be utilized.
(c) Any features proposed to be placed within the county road right-of-way must meet County Road Commission design and sight distance standards.
(d) Any features proposed to be placed outside of the county road right-of-way must be located within an easement recorded for the maintenance of such features by the subdivision/ condominium association.
(D) Commercial/industrial developments.
(1) Design standards; roadside greenbelts. A greenbelt shall be planted or preserved along public right-of-ways and designated frontage roads. The greenbelt is intended to provide a transition between the roadway and an existing or proposed land use. Greenbelts shall be provided in accordance with the following requirements:
(a) The width of the greenbelt shall be a minimum of 35 feet.
(b) Greenbelts shall include living materials and planting beds, except for approved sidewalks, bike paths, signs, driveways, and essential services.
(c) The greenbelt shall contain a minimum of 1 canopy tree or evergreen tree per 30 linear feet, or fraction thereof, of road frontage including any openings for driveways, pathways or easements. The Planning Commission may require the substitution of evergreen trees due to site conditions.
(d) Ornamental trees may be used to diversify greenbelt planting requirements, provided 2 ornamental trees shall be provided for each 1 required canopy tree or evergreen tree.
(e) Greenbelt plantings may be arranged to simulate a natural setting such as massing or staggered rows.
(f) Greenbelts shall be designed to ensure adequate sight visibility for motorists, adequate clearance for pedestrians and vehicles, clearance from overhead utility lines, adequate separation from underground utilities and accessibility to fire hydrants. Where such conditions prohibit full compliance, the Planning Commission may adjust the location of the required materials so as long as the design intent is met.
(2) Buffer zones. All buffer zones shall comply with the general provisions of this section.
(3) Parking lot landscaping (see also § 152.066). Parking lot landscaping shall require at least 1 canopy tree or evergreen tree to be provided per 8 parking spaces.
(E) Waiver or modification of landscaping and screening requirements. During site plan or subdivision plat review, the Planning Commission may determine that existing plant material would provide adequate landscaping, screening, or conditions unique to the subject parcel would prevent development of required landscape components. If such a determination is made, the Planning Commission may waive or modify the landscape provisions of this section in consideration of, but not limited to, the following:
(1) Existing vegetation;
(2) Topography and grade changes;
(3) Conflicts with utilities;
(4) Presences of existing wetlands;
(5) Type of and distance to adjacent land uses;
(6) Tree sizes proposed are larger than the minimum requirements;
(7) Required landscaping would impose greater drainage impacts on adjacent lands than an alternative design;
(8) Existing zero lot line development pattern in the central business district; and
(9) Future land use designation proposed in the Township Master Plan.
(Ord. § 6.03, passed 5-22-1997; Am. Ord. 394, passed 1-11-2001; Am. Ord. 424, passed 12-14-2006)