(A) Intent. The intent of this section is to promote the public health, safety and general welfare by: minimizing noise, air and visual pollution; improving the appearance of off-street parking and other vehicular use areas; requiring buffering between incompatible land uses; regulating the appearance of property abutting public rights-of-way; protecting and preserving the appearance and character of the community; promoting the conservation of property values and natural resources; and preventing soil erosion. 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, buffers and fencing are important to protect less-intensive uses from the noise, light, traffic, litter, and other impacts of intensive nonresidential uses.
(B) Scope of application, modification or waiver of requirements.
(1) These requirements shall apply to all uses for which site plan review is required under § 160.300, except that said requirements shall not apply within the B-1, Central Business District.
(2) In cases where a lot or parcel, which was lawfully created prior to the adoption of this section, does not contain sufficient land area to reasonably accommodate all of the requirements contained herein, the Planning Commission may modify or waive 1 or more of these requirements when, in the opinion of the Planning Commission, it would be impractical to fully comply and the difficulty is not self-created.
(3) No site plan shall be approved unless said site plan shows landscaping consistent with the provisions of this section.
(4) Furthermore, where landscaping is required, a building permit shall not be issued until the required landscape plan is submitted and approved.
(5) A certificate of occupancy shall not be issued unless provisions set forth in this section have been met or a performance guarantee has been posted in accordance with the provisions set forth in § 90.162, "Performance Bonds".
(6) In cases where an existing building is to be structurally altered or enlarged, or when the use lawfully changes to a different use, or an existing building is structurally altered or enlarged, all of the standards set forth herein shall be met.
(C) Landscape plan required. A separate detailed landscape plan shall be submitted as part of the site plan. The landscape plan shall include, but not necessarily be limited to, the following items:
(1) The landscape plan shall be prepared by or under the direction of a landscape architect and shall bear the seal of landscape architect licensed to practice in the State of Michigan. This requirement may be waived by the Planning Commission when, in the opinion of the Planning Commission, the size, scope or mature of the landscaping improvements is not sufficient to warrant professional design and when the value (as determined by the Planning Commission) of landscaping improvements (labor and material) is less than $5,000;
(2) Minimum scale: 1 inch = 60 feet;
(3) Existing and proposed contours on-site and 50 feet beyond the site at intervals not to exceed 2 feet;
(4) Location, spacing, size, and root type (bare root (BR) or balled and burlaped (BB)) and descriptions for each plant type proposed for use within the required landscape area;
(5) Typical straight cross section including slope, height and width of berms and type of ground cover, or height and type of construction for all proposed walls and fences, including footings;
(6) Significant construction details to resolve specific site conditions, such as tree wells to preserve existing trees or culverts to maintain natural drainage patterns;
(7) Planting and staking details in either text or drawing form to ensure proper installation and establishment of proposed plant materials;
(8) Identification of existing vegetative cover, stands, groupings, and groves of existing trees. In addition, all individual trees having a caliber of 6 inches or more, shall be identified as to species and located accurately on a topographic survey. The plan shall indicate areas of existing vegetative cover and those stands, groupings, and groves, and all individual specimen trees to be preserved. The plan shall also indicate the method of protection for existing trees as required in this section and the scheduling for said protection during construction;
(9) Identification of grass and other ground cover and method of planting;
(10) Identification of landscape maintenance program including statement that all diseased, damaged, or dead materials shall be replaced in accordance with the standards of this section; and
(11) An irrigation plan showing the design of an underground sprinkler system conforming to the requirements of this section.
(D) Review of landscape plan by Planning Commission. The Planning Commission, upon receipt of a written report and recommendation from the Zoning Administrator and/or City Planner shall review said landscape plan relative to:
(1) The proper spacing, placement and location of plant materials relative to the length, width and general configuration of the required landscape element so as to ensure that the intended landscaping effect, including the necessary horizontal and vertical obscuring of proposed land uses, will be achieved;
(2) The choice and selection of plant materials so as to ensure that the root system will not interfere with public utilities and that fruit and other debris will not constitute a nuisance within the public right-of-way, or to abutting property owners;
(3) The proposed relationship between deciduous and evergreen plant materials so as to ensure that the intended landscaping effect, including maximum obscuring effect where appropriate, will be maintained;
(4) The size of plant materials (both starting and ultimate) to ensure adequate maturity and optimum screening and/or shading effect of proposed plant materials.
(E) Landscape design standards.
(1) Quality. Plant material and grasses shall be of generally acceptable varieties and species, free of insects and diseases, hardy to St. Clair 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, 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) Plant material sizes and spacing.
(a) Plant materials shall not be placed closer than 4 feet from the fence line or property line, unless specifically modified by the Planning Commission.
(b) Where plant materials are planted in 2 or more rows, plantings shall be staggered in rows.
(c) Evergreen trees shall have a starting size of at least 6 feet in height. When planted in informal groupings, they shall be spaced not more than 20 feet on center. When planted in rows, they shall be spaced not more than 12 feet on center.
(d) Narrow evergreens shall have a starting size of at least 5 feet in height. When planted in informal groupings shall be space not more than 10 feet on center. When planted in rows, they shall be spaced not more than 5 feet on center.
(e) Large deciduous trees shall have a minimum starting size of 2-1/2 caliper inches. They shall be planted not more than 30 feet on center when placed in informal groupings.
(f) Small deciduous trees shall have a minimum starting size of at least 2 caliper inches. They shall not be spaced more than 15 feet on center when placed in informal groupings.
(g) Large shrubs shall have a starting size of at least 30 inches in height. They shall be placed not more than 6 feet on center when placed in informal groupings and not more than 4 feet on center when planted in rows.
(h) Small shrubs shall have a starting size of not less than 24 inches in height or spread and shall be planted not more than 4 feet on center.
(4) Suggested plant materials. The following list of plant materials is not intended to be all-inclusive, but rather suggests certain material which is suitable for landscaping purposes:
(a) Evergreen trees. Juniper, Hemlock, Pine, Spruce, Douglas Fir, Fir.
(b) Narrow evergreens. Column Honoki Cypress, Blue Columnar Chinese Juniper, Pyramidal Red-Cedar, Swiss Stone Pine, Pyramidal White Pine, Hicks Yew, Irish Yew, Douglas Arborvitae, Columnar Giant Arborvitae, Pyramidal Japanese.
(c) Large deciduous trees. Oak, Linden, Hackberry, Hop Hornbeam, Ginkgo (male), Hard Maples, Sweet Gum, Honey Locust (seedless, thornless), Birch, Beech, Sycamore, Ash (seedless).
(d) Small deciduous trees. Hornbeam, Serviceberry, Mountain Ash, Russian Olive, Hawthorn(thornless), Magnolia, Redbud, Rose of Sharon, Flowering Crabapple, Flowering Dogwood(disease resistant), Flowering Cherry, Plum, Pear.
(e) Large shrubs. Honeysuckle, Mock-orange, Buckthorn, Pyracantha, Mugo Pine, Lilac, Euonymus, Ninebark, Barberry, Savin Juniper, Viburnum, Forsythia, Dogwood (Red Osier & Grey), Sargent Crabapple, Sumac, Flowering Quince, Weigela, Cottoneaster (Peking & Spreading), Hazelnut, Border Privet (hedge planting), Pfitser Juniper, Yew, Tall Hedge (hedge planting).
(f) Small shrubs. Regal Privet, Potentilla, Dwarf Mungo Pine, Low Spreading Junipers (Hughes, Tamarix, and the like), Cottoneaster (Cranberry, Rockspray), Fragrant Sumac, Compact Burning Bush, Spreading Yews, Japanese Quince, Big Leaf Winter Creeper, Euonymous varieties, Brown's, Wards's Sebion Yews, Dwarf Winged.
(g) Ground cover. Periwinkle, Baltic Ivy, Euonymous varieties, Hall Honeysuckle, Pachysandra.
(h) Vines. Euonymous varieties, Virginia Creeper, Baltic Ivy, Wisteria.
(i) Trees not permitted. Box Elder, Catalpa, Cottonwood, Soft Maples (Red-Silver), Elms, Poplars, Willows, Horse Chestnut (nut bearing), Tree of Heaven.
(F) General landscaping. In addition to any interior parking lot landscaping and/or screening/buffer between land uses required by this section, not less than 10% of the site area, excluding existing thoroughfare rights-of-way, shall be landscaped. Areas used for storm drainage purposes, such as unfenced drainage courses or retention areas in front or side yards, may be included as a portion of the required landscaped area not to exceed 5% of the site area.
(1) All portions of the landscaped area shall be planted with grass, ground cover, shrubbery, or other suitable plant material, except that paved patios, terraces, sidewalks, and similar site features may be incorporated with Planning Commission approval.
(2) A mixture of evergreen and deciduous trees shall be planted at the rate of 1 tree for each 3,000 square feet or portion thereof of required landscaped open-space area.
(3) Required trees and shrubs may be planted at uniform intervals, at random, or in groupings.
(4) A portion of the required general landscaping, acceptable to the Planning Commission, shall be provided immediately adjacent to principal buildings. Said landscaping shall be of a size and extent proportionate with the building it is intended to enhance and soften. Larger and taller plant materials, such as deciduous, evergreen, and ornamental trees must comprise a significant portion of the required landscaping adjacent to larger structures or monotonous expanses of a building's exterior wall. The location, width, and configuration of planting beds as well as the number, size, type, and spacing of plant materials shall be subject to the review and approval of the Planning Commission. For buildings having a height of 14 feet or less, the average width of the planting beds shall not be less than 5 feet. When the height of the building exceeds 14 feet, the average minimum width of the planting beds shall be increased an additional 1 foot for each additional 2 feet of building height, up to a maximum required minimum average width 15 feet.
(5) The total landscaped area shall be the basis for determining the required number of trees or shrubs, irrespective of the portion of the site, which is devoted to patios, terraces, sidewalks, or other site features.
(6) Areas used for storm drainage purposes, such as but not limited to drainage courses, detention ponds, and retention ponds shall be landscaped with a mixture of evergreen and deciduous trees and shrubs in a manner acceptable to the Planning Commission. In the case of ponds or drainage courses that are required to be fenced, trees and shrubs shall be provided along the exterior side of said fencing so as to substantially obscure the fencing. For unfenced ponds or drainage courses, landscaping shall be arranged so as to provide a natural, rather than formal, planting effect. In addition, detention or retention ponds, which may be likely to retain water for an extended period of time, insofar as is practical, shall be designed and constructed to have a natural rather than a regular or rectangular shape.
(G) Interior parking lot landscaping.
(1) In off-street parking areas containing greater than 20 spaces, interior parking lot landscaping shall be provided in accordance with the following schedule:
(a) In an I-1 or I-2 District, 1 deciduous tree for each 4,000 square feet of the total of the paved driveway and parking lot surface is required.
(b) In all other districts, 1 deciduous tree shall be required for each 3,000 square feet of paved driveway and parking lot surface, provided that no less than 2 trees are provided.
(2) Trees shall be distributed evenly throughout the parking area. Whenever possible, parking lot landscaping shall be arranged to improve the safety of pedestrian and vehicular traffic, guide traffic movement, and improve the appearance of the parking area.
(3) Parking lot landscaping shall be no less than 5 feet in any single dimension and no less than 150 square feet in any single area. Landscaping shall be protected from parking areas with continuous raised reinforced concrete curbing to prevent vehicular encroachment onto the landscaped areas.
(4) A minimum of 1 deciduous tree having a clear trunk height of at least 6 feet shall be planted in each landscaped area.
(5) A minimum of 3 feet shall be established between trunk of the proposed tree and the backside of the curb or edge of the pavement for protection.
(6) The landscape plan shall designate the sizes, quantities, and types of plant material to be used in parking lot landscaping.
(7) All interior landscaped areas not dedicated to trees or to preservation of existing vegetation shall be landscaped with grass, ground cover, shrubs, or other appropriate landscape treatment. Sand, stones, gravel, or other pavement shall not be considered appropriate landscape treatment.
(8) Required landscaping elsewhere on the parcel shall not be counted in meeting parking lot landscaping requirements.
(9) Landscaped islands within the parking area shall be designed and placed so as not to unduly interfere or impede the removal of snow. Adequate areas shall be provided on-site for the disposition and storage of snow.
(H) Perimeter parking lot landscaping. The purpose of perimeter landscaping requirements is to define parking areas, shield views of parked cars to passing motorists and pedestrians, and prevent 2 adjacent lots from becoming 1 large expanse of paving. The provision of perimeter landscaping between adjacent parking lots shall not preclude the need to provide vehicular access between lots. Landscape strips shall be provided around the perimeter of lots as follows:
(1) Perimeter landscape strips separating parking lots and driving lanes from abutting rights-of-way:
(a) General requirements. Whenever an off-street parking lot or driving lane abuts a right-of-way, public or private, a perimeter landscape strip shall be created which meets the minimum standards established in this section. The perimeter strip shall extend along the length of the boundary between the edge of the planned right-of-way and the parking lot or driving lane. Accessways from public rights-ofway through required landscaped strips shall be permitted, but such accessways shall not be subtracted from the lineal dimension used to determine the minimum number of trees required unless such calculation would result in a violation of the spacing requirements set forth in this section.
(b) The strip meet shall be landscaped and planted in 1 of the following approved methods:
1. A 15 foot wide strip planted with 1 deciduous tree and 10 shrubs for each 35 feet of frontage;
2. A berm that is at least 2-1/2 feet higher than the finished elevation of the parking lot planted with 1 deciduous tree and 5 shrubs for each 35 feet of frontage;
3. An 8 foot wide landscaped strip with a minimum 3 foot grade drop from the right-of-way to the parking lot planted with 1 deciduous tree and 5 shrubs for each 35 feet of frontage;
4. An 8 foot wide buffer strip with a 3 foot high wall of brick, stone, or decorative finished concrete to screen the lot with 1 deciduous tree for each 35 feet of frontage planted between the wall and the right-of-way; or
5. If existing woodlands are available, the applicant may preserve a 25 foot wide strip in lieu of the landscaping requirement.
(c) For divisions 1 through 4 above, 2 ornamental or 2 evergreen trees may be substituted for each required deciduous tree.
(2) Other perimeter landscaping strips. In addition to the perimeter landscaping required in division (1) above, perimeter landscaping strips shall be required along the remaining boundaries of a parking lot or driving lane as follows:
(a) A landscaped strip at least 8 feet wide planted with 1 deciduous tree and 3 shrubs for each 35 feet of perimeter. For small, shallow, narrow, or unusually shaped lots, the Planning Commission may reduce the required width, modify the plantings required, or waive this requirement upon demonstration that compliance with this section would cause an undue hardship.
(b) If existing woodlands are available, the applicant may preserve a 25 foot wide strip in lieu of the landscaping requirement.
(I) Buffers between conflicting land uses. All landscaping plans shall conform to all applicable provisions of § 160.221 entitled "Obscuring Walls and Fences". Notwithstanding the requirements of § 160.221, the Planning Commission may permit the substitution of a landscaped greenbelt, a landscaped greenbelt with fence, or a landscaped earth berm in the place of a required masonry obscuring wall provided that, in the opinion of the Planning Commission, an alternate buffer type will provide an equally suitable form of separation and screening, and provided that the following conditions can be met:
(1) All other pertinent provisions of this section are met, including but not limited to the following sections entitled: "Intent", "Scope of Application, Modification or Waiver of Requirements", and "Landscape Design Standards";
(2) A landscape plan is submitted for review and approval in compliance with the following sections entitled: "Landscape Plan Required", and "Review of Landscape Plan by Planning Commission";
(3) It can be clearly demonstrated in the landscape plan that the completed screening will provide a minimum visual obstruction of 60% in the winter and 80% in the summer to the minimum height of that specified for the required masonry obscuring wall.
(J) Landscaping of balance of developed site. In addition to the minimum required landscaping elements and areas set forth above, all developed areas of the site which are not devoted to buildings, parking lots, driveways, sidewalks, patios, terraces, or other approved site features shall be planted with grass, ground cover, shrubbery, or other suitable plant material and shall be maintained in a healthy growing condition, free of weeds and debris, and neat and orderly in appearance.
(K) Existing trees.
(1) Existing vegetative cover and existing stands, groupings, and groves of existing trees, and all trees having a caliber of 6 inches or more shall be retained preserved and maintained to the maximum extent feasible and practical, as determined by the Planning Commission.
(2) If existing plant material is labeled "To Remain" on site plans by the applicant or required by the city, 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 such techniques are approved by the city.
(3) In the event that healthy trees which are used to meet the minimum requirements of this section or those labeled to remain are cut down, destroyed, damaged, or excavated at the dripline, as determined by the city, the owner shall replace them with trees which meet section requirements.
(L) Berms.
(1) Where required or utilized under this section, berms shall be constructed with slopes not to exceed a 1:3 gradient with side slopes designed and planted to prevent erosion, and with a rounded crest a minimum of 2 feet in width at the highest point of the berm, extending the length of the berm. For the purposes of this provision, grade elevation shall be the ground elevation at the property line adjacent to the proposed berm. A berm shall be designed and placed so as not to impede storm drainage.
(2) The berm shall be planted with grass or other suitable ground cover to ensure that it withstands wind and weather and retains it height and shape.
(3) A minimum of 1 deciduous or evergreen tree shall be planted for each 30 linear feet or portion of required berm.
(4) Eight shrubs per tree may be planted as a substitute of the trees required division (3) above.
(5) Required trees and shrubs may be planted at uniform intervals, at random, or in groupings.
(6) For the purpose of determining required plant material, required berm length shall be measured along the exterior periphery of the berm.
(7) The height of berms, except where otherwise specified in this chapter, shall not be less than 4 feet, 6 inches. The Planning Commission may, in a specific instance, require additional height when necessary to achieve the desired obscuring effect and when this section does not clearly specify a particular height.
(M) Regulations pertaining to landscaping areas used for sight distance. When a driveway intersects a public right-of-way or when the subject property abuts the intersection of public rights-of-way, all landscaping within the corner triangular areas described below shall permit unobstructed cross-visibility. Shrubs located in the triangular area shall not be permitted to grow to a height of more than 30 inches above the pavement grade at the edge of the pavement. Portions of required berms located within sight distance triangular areas shall not exceed 30 inches above the pavement grade at the edge of the pavement. Trees may be maintained in this area provided that all branches are trimmed to maintain a clear vision for a vertical height of 8 feet above the roadway surface. Landscaping, except grass or ground cover, shall not be located closer than 3 feet from the edge of a driveway. The triangular areas referred to above are:
(1) The area formed at the corner of a public right-of-way and a driveway, 2 sides of the triangle area being 10 feet in length measured along the right-of-way line and driveway line and the third side being a line connecting these 2 sides;
(2) Two sides of the triangular area being 25 feet in length measured along the abutting public rights-of-way lines and the third side being a line connecting these 2 sides.
(N) Landscaping of rights-of-way and other adjacent public open-space areas. Public rights-of-way and other public open-space areas adjacent to required landscaped areas and greenbelts shall be planted with grass or other suitable ground cover and maintained by the owner of the adjacent property as if they were part of required landscaped areas and greenbelts.
(O) Maintenance. The owner of property, required to be landscaped by this section, shall maintain such landscaping in a reasonably healthy condition, free from weeds, refuse and debris. All unhealthy and dead material shall be replaced within 1 year of damage or death or the next appropriate planting period, whichever comes first. All landscaped areas, including parking lot islands, shall be irrigated by means of a properly maintained and operated underground sprinkler system with automatic timing controls.
(P) Fencing and screening. Unless otherwise specified or determined by the Planning Commission, Zoning Administrator, or Zoning Board of Appeals, fencing and screening is to be 6 feet in height. Gateposts and other superstructures over site entrances and exits may be up to 12 feet in height. Fencing and screening materials of a height greater than 3 feet are not to be located within a required front yard setback or side setback adjacent to a street.
(1) Mechanical equipment. (This section does not apply to single-family residential uses or to any use in an Industrial District except if it abuts a residential district or use). When located outside of a building, support equipment including air conditioning and heating devices, water and gas meters, but not including plumbing or exhaust vents or chimneys, are to be screened to the height of the particular piece of equipment as follows:
(a) Roof-mounted equipment. To be screened by architectural features from the view of abutting streets and parcels.
(b) Equipment at grade. When located on the ground adjacent to a building, mechanical equipment is to be screened by landscaping, a solid wall or fencing from the view of the street or surrounding properties.
(2) Outdoor storage. To be screened on all sides by a solid wall or fence.
(3) Trash receptacles. Developments located within the Commercial Districts which have off-street parking lots containing 250 or more parking spaces, shall provide trash receptacles, of a design approved by the Planning Commission, at evenly dispersed locations throughout the parking area at a ratio of 1 receptacle per each 50 spaces for use by patrons. All trash enclosures and trash receptacles shall be kept in good repair and maintained in a clean and orderly manner.
(4) Materials for fencing and screening may consist of the following:
(a) Solid board fences with posts not less than 4 inches by 4 inches and solid board cover not less than 1 inch (nominal) thick.
(b) Masonry piers may be substituted for wood posts.
(c) Posts or piers shall be spaced not more than 8 feet on center.
(d) The finished side of the wood shall face abutting properties.
(e) Stockade type fencing is not permitted.
(Ord. 04-03, passed 5-6-2004)