(a) Intent. The intent of this section is to require landscape buffers and screening to reduce negative effects between incompatible land uses, to provide landscaping within parking areas, and to enhance aesthetic and ecological qualities, character, privacy, and land values. Landscape plans shall preserve, to the extent practical, the existing vegetation and ecological systems on the site.
(b) Landscape plan submittal standards.
(1) Sketch plan. The following information shall be provided:
a. Name, address, phone number of the person who prepared the plan.
b. All appropriate information required in subsection 94-225(d)(1)h.
c. Location of existing significant vegetation to be saved and existing significant vegetation to be removed.
d. Location, size, type, and quantity of proposed planting materials including botanical and common names.
e. Location and description of proposed landscape materials and elements such as berms, walls, ponds, and tree wells.
f. Proposed planting schedule.
g. Proposed planting and staking details.
h. Location and description of proposed screening and landscape treatment for refuse facilities.
(2) Detailed plan. The following information shall be provided:
a All applicable information required in subsection 94-241(b)(1).
b. All applicable information required in subsection 94-225(d)(2)d.
c. Minimum scale of one inch = 20 feet for sites of 20 acres or less.
d. Minimum scale of one inch = 50 feet for sites of more than 20 acres.
e. Drawings shall be sealed by a registered landscape architect licensed in the State of Michigan.
(c) Landscape plan design standards.
(1) All plant materials shall be hardy to the county, free of disease and insects and conform to the standards of the American Association of Nurserymen.
(2) All plant materials shall be installed in such a manner so as not to alter drainage patterns on-site or adjacent properties or obstruct vision for reasons of safety, ingress, or egress.
(3) All plant material shall be planted in a manner so as not to obstruct, interfere with, or cause damage to utility lines, public sidewalks and public roadways.
(4) Existing plant material which complies with the standards and intent of this chapter as determined by the designated site plan approval body may be credited toward meeting the landscape requirements.
(5) All shrub plant material shall be planned to achieve its horizontal and vertical effect within four years of installation.
(6) Clustering of trees and shrubs within the buffer zone is permitted.
(7) All plant materials shall comply with the list of preferred trees and shrubs and dimensional requirements as approved by the planning commission upon the recommendation of the tree commission of the city. The planning commission may allow substitutions.
(8) In addition to any required buffer area or parking lot landscaping, at least ten percent of the site area shall be landscaped with grasses and other live groundcovers, planting beds, and trees, or combinations thereof, and the site shall include a minimum of one tree per 10,000 square feet of disturbed land, or fraction thereof.
(d) Installation, maintenance and completion.
(1) All landscaping required by this chapter shall either be planted prior to obtaining a certificate of occupancy or secured by a performance guarantee in accordance with section 94-100 of this chapter.
(2) All landscaping and landscape elements shall be planted, and earth moving or grading performed, in accordance with generally accepted planting and grading procedures.
(3) The owner of property required to be landscaped by this chapter shall maintain such landscaping in a reasonably healthy condition, free from refuse and debris. All unhealthy and dead material shall be replaced within one year of damage or death or the next appropriate planting period, whichever comes first.
(e) Buffer zone requirements.
(1) A buffer zone shall be required on the subject parcel as indicated in table 100-4 in chapter 100.
(2) A parcel requiring a buffer zone shall comply with the buffer zone development standards set forth in subsection 94-241(f).
(3) If parcel dimensions and/or topography are such that a parcel cannot reasonably comply with the buffer zone standards of section 94-241(f), then the designated site plan approval body shall determine the character of the buffer based on the following criteria:
a. Traffic impact.
b. Increased building and parking lot coverage.
c. Increased outdoor sales, display, or manufacturing area.
d. Physical characteristics of the site and surrounding area including topography, vegetation, and other natural features.
e. Visual, noise, and air pollution.
f. Health, safety, and welfare.
g. Additional dwelling units and resulting density in a residential development.
h. The location and dimension of the existing easements on the site.
i. Any other criteria pertinent to the proposed use or character of the site.
(4) If two zoning districts requiring a buffer zone are separated by a street, the design of the buffer zone shall be determined by the designated site plan approval body.
(5) There shall be no planting of trees, shrubs, bushes, or other such permanent plants in the area of any public easement. Only grass or other ground cover approved by the zoning official shall be permitted.
(6) Any of the requirements of this section 94-241 may be waived or otherwise modified through site plan review and approval provided the approving body determines that specific characteristics of the site or site vicinity make such requirements unnecessary, inappropriate, or ineffective, or that such requirements would cause impaired vision at a driveway or street intersection. In addition, any of the requirements of this section 94-241 may be increased or otherwise modified through site plan review and approval provided the approving body determines that specific characteristics of the site or site vicinity justify additional measures to mitigate the impacts of a proposed use.
(f) Buffer zone development standards.
(1) Required buffer zones shall comply with the following standards:
a. Buffer zone A.
1. Minimum width of five feet.
2. The buffer zone shall contain a minimum six-foot high screen comprised of plant material, deciduous or evergreen trees, berms, screen walls or fences, or any combination of these elements.
3. If berms are used for all or part of the buffer zone screen, the berm shall contain a minimum of one shrub for each ten linear feet of berm length, or fraction thereof. All required plant material shall be placed on the top and exterior side slope of the berm.
4. If a screen wall or fence is used for all or part of the buffer zone screen, a minimum of one shrub for each ten linear feet of wall or fence, or fraction thereof, shall be placed on the exterior of the wall or fence.
5. If plant material is used for all or part of the buffer zone screen, the screen shall consist of a minimum of four shrubs for each 20 linear feet of screen length or fraction thereof.
6. All areas outside of the planting beds shall be covered with grass or other living ground cover.
b. Buffer zone B.
1. Minimum width of ten feet.
2. The buffer zone shall contain one tree for each 30 linear feet of buffer zone length or fraction thereof. At least one-half of the total number of trees required within the buffer zone shall be canopy trees.
3. If berming is used for all or part of the buffer zone screen, the berm shall contain a minimum of one shrub for each ten linear feet of berm length, or fraction thereof. All required plant material shall be placed on the top and exterior side slope of the berm.
4. If a screen wall or fence is used for all or part of the buffer zone screen, a minimum of one shrub for each ten linear feet of wall or fence, or fraction thereof, shall be placed on the exterior side of the wall or fence.
5. If plant material is used for all or part of the required buffer zone screen, the screen shall consist of a minimum of four shrubs for each 20 linear feet of screen length or fraction thereof.
6. All areas outside of the planting beds shall be covered with grass or other living ground cover.
c. Buffer zone C.
1. Minimum width of 30 feet.
2. The buffer zone shall contain one tree for each 30 linear feet of buffer zone length or fraction thereof. At least one-half of the total number of trees required within the buffer zone shall be canopy trees.
3. The buffer zone shall contain a minimum six-foot high screen comprised of plant material, berming screen walls or fences, or any combination of these elements.
4. If berming is used for all or part of the buffer zone screen, the berm shall contain a minimum of one shrub for each ten linear feet of berm length, or fraction thereof. All required plant material shall be placed on the top and the exterior side slope of the berm.
5. If a screen wall or fence is used for all or part of the buffer zone screen, a minimum of one shrub for each ten linear feet of wall or fence, or fraction thereof, shall be placed on the exterior side of the wall or fence.
6. If plant material is used for all or part of the required buffer zone screen, the screen shall consist of a minimum of four shrubs for each 20 linear feet of screen length or fraction thereof. The shrubs shall be a minimum of 24 inches high at the time of planting.
7. All areas outside of the planting beds shall be covered with grass or other living ground cover.
d. Buffer zone D.
1. Minimum width of 50 feet.
2. The buffer zone shall contain one tree for each 20-linear feet of buffer zone length or fraction thereof. At least one-half of the total number of trees required within the buffer zone shall be canopy trees.
3. The buffer zone shall contain a minimum six-foot high screen comprised of plant material, berms, screen walls or fences, or any combination of these elements.
4. If berms are used for all or part of the buffer zone screen, the berm shall contain a minimum of one shrub for each ten linear feet of berm length, or fraction thereof. All required plant material shall be placed on the top and exterior side slope of the berm.
5. If a screen wall or fence is used for all or part of the buffer zone screen, a minimum of one shrub for each ten linear feet of wall or fence, or fraction thereof, shall be placed on the exterior of the wall or fence.
6. If plant material is used for all or part of the buffer zone screen, the screen shall consist of a minimum of four shrubs for each 20 linear feet of screen length or fraction thereof. The shrubs shall be a minimum of 24-inches high at the time of planting.
7. All areas outside of the planting beds shall be covered with grass or other living ground cover.
(g) Minimum standards for berms.
(1) Berms shall be constructed so as to maintain a side slope not to exceed a one-foot rise to a three-foot run ratio.
(2) Berm areas not containing planting beds shall be covered with grass or living ground cover maintained in a healthy growing condition.
(3) Berms shall be constructed in such a manner so as to not alter drainage on-site or on adjacent properties or obstruct vision for reasons of safety, ingress or egress.
(4) If a berm is constructed with a retaining wall or by terracing, the earthen slope shall face the exterior of the site. The planning commission may waive this requirement.
(5) Berms shall not encroach into the clear vision area at street intersections or driveway and property line intersections.
(h) Minimum standards for screen walls and fences.
(1) All screen walls and fences shall be constructed with new or re-manufactured, durable, weather resistant and easily maintainable materials. Chain link and barbed wire fences are not permitted.
(2) The wall or fence may be constructed with openings that do not exceed 20 percent of the wall surface. The openings shall not reduce the intended obscuring effect of the wall.
(3) Screen walls or fences shall not be constructed so as to alter drainage on-site or on adjacent properties.
(4) All fences, walls, or structural screens shall be a minimum of six feet in height.
(5) Screen walls or fences shall not be constructed or erected in a clear vision area.
(6) Detention/retention areas shall be permitted within the buffer zones provided they do not hamper the screening intent of the buffer or jeopardize the survival of plant materials.
(7) Solid waste dumpsters and recycling containers may be installed in the buffer zones provided they are screened in accordance with subsection 94-173(b)(3) of this chapter.
(i) Off-street parking landscape development standards.
(1) Required parking lot landscape areas shall comply with the following standards:
a. Off-street parking areas containing six or more parking spaces shall be provided with landscaping in accordance with the following:
1. Six through 50 spaces: One canopy tree and 50 sq. ft. of landscaped area per six spaces.
2. Fifty-one or more spaces: One canopy tree and 100 sq. ft. of landscaped area per eight spaces.
b. All landscaped areas shall be covered by grass, shredded bark, mulch, stone, or a living ground cover.
c. All landscaped areas shall contain at least one canopy tree.
d. The designated site plan approval body shall approve the location of required off-street parking area landscaping using the following criteria:
1. Landscaping shall be installed such that, when mature, it does not obscure traffic signs, fire hydrants, lighting, drainage patterns on-site or adjacent properties, or obstruct vision for reason of safety, ingress, or egress.
2. Trees shall be installed in such a manner that parked motor vehicles are shaded whenever possible.
3. Landscaping shall be dispersed throughout the parking lot in order to breakup large expanses of impervious surfaces.
4. At least one-half of the required trees shall be installed in the interior of the parking area. The interior shall be considered as any point ten feet or more from the outside boundary of the parking area.
e. All landscaped areas shall be protected by a raised standard or rolled concrete curb.
f. The planning commission may require that all parking areas in excess of 120 percent of the minimum required shall have a non-impervious surface and be designed to be harmonious with the surrounding landscaping.
(2) In no case shall any buffer zone be considered as part of the off-street parking landscaped area.
(Ord. No. 152, 5-1-2006)