§ 151.101 LANDSCAPING; GREENBELTS AND BUFFERS; SCREENING.

   (A)   Intent. The intent of this section is to:

      (1)   Protect and preserve the appearance, character, and value of the community;

      (2)   Minimize noise, air, and visual pollution;

      (3)   Improve the overall aesthetics and appearance, divide the expanse of pavement, and define parking areas and vehicular circulation within off-street parking lots and other vehicular use areas;

      (4)   Require buffering of residential areas from more intense land uses and public road rights-of-way;

      (5)   Prevent soil erosion and soil depletion and promote sub-surface water retention;

      (6)   Encourage an appropriate mixture of plant material, such as evergreen and deciduous trees and shrubs, to protect against insect and disease infestation and produce a more aesthetic and cohesive design; and

      (7)   Encourage the integration of existing woodlands in landscape plans.

   (B)   Application of requirements.

      (1)   These requirements shall apply to all uses for which site plan review is required under § 151.023 and subdivision plat review as required under the Subdivision Control Ordinance.

      (2)   No site plan, site condominium plan, or subdivision plat shall be approved unless a landscape plan is provided which meets the requirements set forth herein.

   (C)   Landscape plan requirements. A separate detailed landscape plan shall be required to be submitted to the village as part of the site plan review or tentative preliminary plat review. The landscape plan shall demonstrate that all requirements of this section are met and shall include, but not necessarily be limited to, the following items:

      (1)   Location, spacing, size, root type, and descriptions for each plant type;

      (2)   Typical straight cross section, including slope, height, and width of berms;

      (3)   Typical construction details to resolve specific site conditions, such as landscape walls and tree wells used to preserve existing trees or maintain natural grades;

      (4)   Details, in either text or drawing form, to ensure proper installation and establishment of proposed plant materials;

      (5)   Identification of existing trees and vegetative cover to be preserved;

      (6)   Identification of grass and other ground cover and method of planting; and

      (7)   Identification of landscape maintenance program, including statement that all diseased, damaged, or dead materials shall be replaced in accordance with standards of this chapter.

   (D)   Screening between land uses.

      (1)   Upon any improvement for which a site plan is required, a landscape buffer shall be constructed to create a visual screen at least 6 feet in height along all adjoining boundaries between either a conflicting nonresidential or conflicting residential land use and residentially zoned or used property. A landscape buffer shall consist of earthen berms and plant materials, or plant materials only, so as to maintain a minimum opacity of at least 80%. Opacity shall be measured by observation of any 2 square yard area of landscape screen between 1 foot above the established grade of the area to be concealed and the top or the highest point of the required screen. The plantings must meet this standard, based upon reasonably anticipated growth over a period of 3 years.

      (2)   (a)   Where there is a need to provide a greater noise or dust barrier or to screen more intense development, a solid wall or fence shall be required by the village. The wall or fence shall be a minimum of 6 feet in height, as measured on the side of the proposed wall having the higher grade.

         (b)   A required wall shall be located on the lot line, except where underground utilities interfere and except in instances where this chapter requires conformity with front yard setback requirements. Upon review of the landscape plan, the village may approve an alternate location of a wall.

            1.   The village and the Building Official shall approve the construction materials of the wall or fence, which may include face brick, poured-in-place simulated face brick, precast brick face panels having simulated face brick, stone, or wood.

            2.   In addition, a minimum of 1 deciduous tree and 6 shrubs meeting the minimum size requirements provided herein shall be planted adjacent to, and for each 30 lineal feet of wall or fence.

   (E)   Parking lot landscaping.

      (1)   Required landscaping within parking lots. Separate landscape areas shall be provided within parking lots in accordance with the following requirements.

         (a)   There shall be a minimum of 1 canopy/deciduous tree for every 8 parking spaces, provided that a landscape island shall be provided for no more than 16 continuous spaces.

         (b)   Landscaping shall be arranged in curbed islands within the parking lot and shall not be less than 8 feet wide.

         (c)   A minimum distance of 3 feet from the backside of the curb and the proposed landscape plantings shall be provided. Where vehicles overhang a landscape island or strip, a minimum distance of 5 feet from the backside of the curb and the proposed landscape plantings shall be provided.

         (d)   The village, at its discretion, may approve alternative landscape plantings at the perimeter of parking lots where landscaping within parking lots would be impractical due to the size of the parking lot or detrimental to safe and efficient traffic flow, or would create an unreasonable burden for maintenance and snowplowing.

      (2)   Required landscaping at the perimeter of parking lots. Separate landscape areas shall be provided at the perimeter of parking lots in accordance with the following requirements.

         (a)   Parking lots considered to be a conflicting land use, as defined by this section, shall meet the screening requirements set forth in division (D) above.

         (b)   Parking lots visible from a public road shall be screened from view with a landscaped berm, varied in height from between 2 to 3 feet along the perimeter of those sides that are visible. The berm shall be planted with a minimum of 1 deciduous or evergreen tree and 5 deciduous or evergreen shrubs, meeting the minimum size requirements set forth in this section for every 30 lineal feet, or major portion thereof. The Planning Commission, at its discretion, may approve alternative landscape plantings, such as a solid hedge or a solid wall in lieu of a landscape berm.

   (F)   Greenbelts. A landscaped greenbelt, equivalent in depth to the front yard setback, is required in accordance with the requirements of this section. The greenbelt shall be located adjacent to the road right-of-way.

      (1)   The greenbelt shall be landscaped with a minimum of 1 deciduous or evergreen tree plus 6 deciduous and/or evergreen shrubs for every 30 lineal feet, or fraction thereof, of frontage abutting a public road right-of-way. Deciduous trees within a greenbelt shall be a minimum caliper of 2½ inches or greater. Evergreen trees within a greenbelt shall be a minimum height of 6 feet.

      (2)   If ornamental deciduous trees are substituted for either deciduous trees or evergreen trees, they shall be provided at a minimum of 1 tree for every 20 lineal feet, or fraction thereof, of frontage abutting a public road right-of-way. Ornamental deciduous trees within a greenbelt shall be a minimum caliper of 2 inches or greater.

      (3)   In addition to the required trees within the greenbelt, the remainder of the greenbelt shall be landscaped in grass, ground cover, shrubs, and other natural landscape materials.

      (4)   Access drives from public rights-of-way through required greenbelts shall be permitted, but the drives shall not be subtracted from the lineal dimension used to determine the minimum number of trees required.

   (G)   Site landscaping. In addition to any landscape greenbelt and/or parking lot landscaping required by this section, 10% of the site area, excluding existing public rights-of-way, shall be landscaped. The site area landscaping may include a combination of the preservation of existing tree cover, planting of new trees and plant material, landscape plazas and gardens and building foundation planting beds. Site area landscaping shall be provided to screen potentially objectionable site features such as, but not limited to, retention/detention ponds, transformer pads, air-conditioning units, and loading areas.

   (H)   Subdivision and site condominium landscaping. Landscaping for single-family residential subdivisions and site condominiums shall be provided in accordance with the following requirements.

      (1)   Street trees. The frontage of all internal public or private streets shall be landscaped with a minimum of 1 tree for every 50 lineal feet, or fraction thereof. The street trees shall meet the minimum size and spacing requirements set forth in division (K) below.

      (2)   Screening between land uses. Where a subdivision or site condominium contains uses defined as conflicting land uses by this section, the screening requirements set forth in division (D) above shall be met.

      (3)   Screening from public roads. Where a subdivision or site condominium abuts a public road right-of-way located outside of the proposed subdivision or site condominium, the screening requirements set forth in division (D) above shall be met.

      (4)   Other site improvements. A landscape plan for a subdivision or site condominium development shall also include landscaping details of the entrance to the development, stormwater retention and/or detention areas, community buildings and other recreational areas, and any other site improvement that would be enhanced through the addition of landscaping.

   (I)   Screening of trash containers.

      (1)   Outside trash disposal containers shall be screened on all sides with an opaque fence or wall, and gate at least as high as the container, but no less than 6 feet in height, and shall be constructed of material compatible with the architectural materials used in the site development.

      (2)   Containers shall be consolidated to minimize the number of collection sites, and located so as to reasonably equalize the distance from the building they serve.

      (3)   Containers and enclosures shall be located away from public view insofar as possible.

      (4)   Containers and enclosures shall be situated so that they do not cause excessive nuisance or offense to occupants of nearby buildings.

      (5)   Concrete pads of appropriate size and construction shall be provided for containers or groups of containers having a capacity of 6 30-gallon cans or more. Aprons shall be provided for loading of bins with a capacity of 1.5 cubic yards or more.

      (6)   For storage of recyclable materials, the enclosure area and pad size shall be increased to amply accommodate the extra materials and their containers.

      (7)   Screening and gates shall be of a durable construction.

   (J)   Landscape elements. The following minimum standards shall apply.

      (1)   Quality. Plant materials shall be of generally acceptable varieties and species, free from insects and diseases, hardy to Washtenaw County, conform to the current minimum standard of the American Association of Nurserymen, and shall have proof of any required governmental regulations and/or inspections.

      (2)   Composition. A mixture of plant material, such as evergreen and deciduous trees and shrubs, is recommended as a protective measure against insect and disease infestation. A limited mixture of hardy species is recommended, rather than a large quantity of different species, to produce a more aesthetic, cohesive design and avoid a disorderly appearing arrangement.

      (3)   Berms. Berms shall be constructed with slopes not to exceed a 1:3 gradient. Berm slopes shall be protected with sod, seed, or other form of natural ground cover.

      (4)   Existing trees. The preservation and incorporation of existing trees is encouraged. Where existing trees are used to satisfy the requirements of this section, the following requirements shall apply.

         (a)   Paving, or other site improvements, shall not encroach upon the dripline of the existing tree(s) to be preserved.

         (b)   If existing plant material is labeled “To Remain” on site plans by the applicant or required by the village, protective techniques, such as, but not limited to, fencing or barriers placed at the dripline around the perimeter of the plant material shall be installed during construction. No vehicle or other construction equipment shall be parked or stored within the dripline of any plant material intended to be saved. Other protective techniques may be used, provided the techniques are approved by the village.

         (c)   In the event that healthy trees used to meet the minimum requirements of this chapter or those labeled to remain are cut down, destroyed, damaged, or excavated at the dripline, as determined by the village, the contractor shall replace them with trees that meet chapter requirements.

      (5)   Installation, maintenance, and completion.

         (a)   All landscaping required by this chapter shall be planted before obtaining a certificate of occupancy or the appropriate financial guarantee, as set forth in § 151.026, shall be placed in escrow in the amount of the cost of landscaping to be released only after landscaping is completed.

         (b)   All landscaping and landscape elements shall be planted, and earth moving or grading performed, in a sound workmanlike manner, according to accepted planting and grading procedures.

         (c)   The owner of property required to be landscaped by this chapter shall maintain the landscaping in a strong and healthy condition, free from refuse, debris, and insects. All materials used to satisfy the requirements of this chapter, which become unhealthy or dead, shall be replaced within 1 year of damage or death or the next appropriate planting period, whichever comes first. All landscaped areas shall be provided with a readily available and acceptable water supply.

   (K)   Minimum size and spacing requirements. Where landscaping is required, the following schedule sets forth minimum size and spacing requirements for representative landscape materials.

Trees	Minimum Size Allowable (Height/Caliper)				Recommended On-Center Spacing (In Feet)
	Evergreen Trees:
Fir	4						4
Spruce	4						4
Pine	4						4
Evergreen Trees:
Hemlock	4						4
Douglas Fir	4						4
Narrow Evergreen Trees:
Red Cedar		4						4
Arborvitae		4						4
Juniper (selected varieties)		4						4
Large Deciduous Trees:
Oak				4	4
Maple				4	4
Beech				4	4
Linden				4	4
Ginko (male only)				4	4
Honeylocust (seedless, thornless)				4	4
Birch				4	4
Sycamore				4	4
Small Deciduous Trees (ornamental):
Flowering Dogwood			4				4
Flowering Dogwood (disease resistant)			4
Flowering Cherry, Plum, Pear			4			4
Small Deciduous Trees (ornamental):
Hawthorn			4				4
Redbud			4			4
Magnolia			4				4
Flowering Crabapple			4				4
Mountain Ash			4				4
Hornbean			4			4

Shrubs	Minimum Size Allowable (Height/Spread)				Recommended On-Center Spacing (In Feet)
	Large Evergreen Shrubs:
Pyrimidal Yew		4			4
Hicks Yew				4				4
Spreading Yew			4				4
Alberta Spruce		4						4
Chinensis Juniper varieties			4			4
Sabina Juniper				4			4
Mugho Pine				4		4
Small Evergreen Shrubs:
Brown’s Ward’s Sebion Yews				4					4
Horizontal Juniper varieties				4		4
Small Evergreen Shrubs:
Boxwood				4				4	*
Euanymous Speading varieties				4			4
Large Deciduous Shrubs:
Lilac			4		4
Privet			4			4			*
Sumac			4			4
Buckthorn/Tallhedge		4					4		*
Pyracantha				4			4
Weigela		4						4
Flowering Quince			4			4
Cotoneaster (Peking and Spreading)			4				4
Dogwood (Red Osier and Grey)			4			4
Euonymous (Burning Bush)			4			4	*
Viburnum varieties			4			4
Small Deciduous Shrubs:
Barberry				4			4
Dwarf Winged Euonymus				4			4		*
Small Deciduous Shrubs:
Spirea				4				4
Frangrant Sumac				4
Japanese Quince				4					4
Cotonester				4					4
Cotonester (Rockspray, Cranberry)				4			4
Potenilla				4					4

 

   (L)   Exceptions.

      (1)   Buildings abutting property lines. Required screening may be omitted along any lot line where a building wall exists immediately abutting the lot line.

      (2)   Location adjustments. Where property line screening is required, the location may be adjusted, at the discretion of the Planning Commission, so that the screening may be constructed at or within the setback line, provided the areas between the screening and the property lines are landscaped, or in rural areas, retain their natural vegetative state.

      (3)   Planning Commission modification. Any of the requirements of this section may be waived or modified through site plan approval, provided the Planning Commission first makes a finding that:

         (a)   The topographic features or special characteristics of the site create conditions so that the strict application of the provisions of this section will result in less effective screening and landscaping than alternative landscape designs; and

         (b)   The public benefit intended to be secured by this section will exist with less than the required landscaping or screening.

(Ord. 239, passed 3-5-2001, § 6.2; Am. Ord. 263, passed 8-20-2007)  Penalty, see § 151.999