[Ord. No.
231, effective 1-5-1997]
The intent of this article is to promote the
public health, safety and welfare by establishing minimum standards
for the design, installation and maintenance of landscaping, greenbelts
and buffer zones. Landscaping, greenbelts, and buffer zones are necessary
for the continued protection and enhancement of all land uses. Landscaping
and greenbelts enhance the visual image of the Township, preserve
natural features, improve property values, and alleviate the impact
of noise, traffic, and visual distraction. Buffer zones protect less-intense
uses from the noise, light, traffic, litter and other impacts. Specifically,
the intent of these provisions is to:
A.
Improve the appearance of off-street parking areas,
vehicular use areas, and property abutting public rights-of-way;
B.
Protect and preserve the appearance, character, and
value of the neighborhoods which abut nonresidential areas, parking
areas, and other intensive use areas;
C.
Integrate the various elements within a site and link
a development with the surrounding environment;
D.
Reduce soil erosion and depletion;
E.
Increase soil water retention, thereby helping to
prevent flooding, erosion and sedimentation;
F.
Remove air pollutants and control glare and reflection;
G.
Assist in directing safe and efficient traffic flow
and prevent vehicular and pedestrian circulation conflicts;
H.
Create a more desirable microclimate; and
A.
Scope of application.
(1)
The requirements set forth herein shall apply
to all lots, sites, parcels and uses which are developed, expanded,
or changed following the effective date of this chapter. No site plan,
subdivision plat or land use permit shall be approved unless landscaping
consistent with the requirements of this article is provided.
(2)
The landscaping requirements shall be met prior
to the issuance of a certificate of occupancy and shall be continuously
maintained in a sound, healthy, and vigorous growing condition.
(3)
The requirements set forth herein are minimum
requirements, and nothing herein shall preclude the applicant and
the Township from agreeing to more extensive landscaping.
(4)
Creativity in landscape design is encouraged.
The standards are intentionally flexible to encourage adaptability
and creative design. Required trees and shrubs may be planted at uniform
intervals, at random, or in groupings, depending on the designer's
desired visual effect and the intent of the Township to coordinate
landscaping on adjacent properties.
B.
BERM
BUFFER ZONE
GRASS
GREENBELT
GROUND COVER
LANDSCAPING
ORNAMENTAL TREE
PARKING LOT LANDSCAPING
PLANTING
SCREEN OR SCREENING
SHRUB
TREE
Definitions. Whenever used in this chapter, the following
words and phrases shall have the following meaning ascribed to them:
A continuous, raised earthen mound comprised of nontoxic
materials with a flattened top and sloped sides, capable of supporting
live landscaping materials.
A strip of land with landscaping, berms or walls singularly
or in combination required along mutual lot lines between certain
zoning districts based on the landscaping standards of this chapter.
The intent of the required buffer zones is to lessen the impact to
less-intensive uses from the noise, light, traffic, clutter and litter
of adjacent land uses.
Any of a family of plants with narrow leaves normally grown
as permanent lawns in Wayne County, Michigan.
A strip of land of definite width and location along a public
road right-of-way or private road easement reserved for the planting
of trees and ground cover to enhance the visual image of the Township.
Low-growing plants that form a dense, extensive growth after
one complete growing season and tend to prevent weeds and soil erosion.
The treatment of the ground surface with live plant materials
such as, but not limited to, grass, ground cover, trees, shrubs, vines,
and other live plant material. In addition, a landscape design may
include other decorative nonliving materials, such as wood chips,
crushed stone, boulders or mulch. Structural features such as fountains,
pools, statues, and benches shall also be considered a part of landscaping
if provided in combination with live plant material. Various landscaping
related terms are defined below.
A deciduous tree which is typically grown because of its
shape, flowering characteristics, or other attractive features and
which grows to a mature height of 25 feet or less.
Landscaped areas located in and around (within 10 feet of
the edge of the parking lot) a parking lot in specified quantities
to improve the safety of pedestrian and vehicular traffic, guide traffic
movement, improve the environment and improve the appearance of the
parking area and site.
A young tree, vine or shrub that would be placed on or in
the ground.
A wall, wood fencing or combination of plantings of sufficient
height, length, and opacity to form a visual barrier. If the screen
is composed of nonliving material, such material shall be compatible
with materials used in construction of the main building but in no
case shall include wire fencing.
A self-supporting deciduous or evergreen woody plant, normally
branched near the base, bushy, and less than 15 feet in height.
A self-supporting woody, deciduous or evergreen plant with
a well-defined central trunk or stem which normally grows to a mature
height of 15 feet or more in Wayne County, Michigan.
A.
General requirements. All developed portions of a
site requiring site plan approval shall conform to the following general
landscaping standards, except where specific landscape elements, such
as a greenbelt, berms, or screening, are required:
(1)
Unpaved portions of the site shall be planted
with grass, ground cover, shrubbery, or other suitable live plant
material. Areas around plantings may be surrounded with stone or other
appropriate landscape cover.
(2)
A mixture of evergreen and deciduous trees shall
be planted at the rate of one tree per 3,000 square feet or portion
thereof of unpaved open area. This open area is that area of the site
that is not occupied by buildings, parking, road rights-of-way, water
bodies, greenbelts or buffers required herein.
B.
Greenbelts.
(1)
Within all multiple-family residential, mobile
home park and industrial districts, a twenty-foot-wide greenbelt shall
be planted adjacent to and outside of the public right-of-way or private
road easement. Within the Macomb Street District and all commercial
districts, a ten-foot-wide greenbelt shall be planted adjacent to
and outside of the public right-of-way or private road easement. Where
a single-family subdivision or site condominium is proposed, a twenty-foot-wide
greenbelt shall be planted adjacent to and outside of the public right-of-way
or private road easement that bounds the exterior of the subdivision.
Greenbelts shall conform to the following standards:
(a)
A required greenbelt may be interrupted only
to provide for pedestrian or vehicular access.
(b)
Grass, ground cover, or other suitable live
plant material shall be planted over the entire greenbelt area, except
where paved walkways are used.
(c)
Within the Macomb Street District, a minimum
of one deciduous shade tree shall be planted for each 30 linear feet,
or portion thereof, of required greenbelt length. Trees may be planted
at uniform intervals, at random, or in groupings. The Planning Commission
may approve substitution of evergreen trees for up to 50% of the required
trees.
(d)
Within all zoning districts other than the Macomb
Street District, a minimum of one deciduous shade tree and one evergreen
tree shall be planted for each 30 linear feet, or portion thereof,
of required greenbelt length. Trees may be planted at uniform intervals,
at random, or in groupings.
(e)
For the purpose of calculating required plant
material, greenbelt length shall be measured between side lot lines
along the parcel's frontage, following the public road right-of-way
or the private road easement.
(f)
All existing trees six inches in diameter at breast height (dbh) within the greenbelt shall be preserved, except where necessary to install vehicular, pedestrian and utility access points. The standards contained in § 285-13.4E shall be complied with.
(g)
A residential development that provides a greenbelt
greater than 20 feet wide may transfer the density that would be normally
be allowed within the greenbelt to another portion of the development,
with Planning Commission approval, provided all other standards can
be met. The amount of density shall be the area of the greenbelt above
and beyond the normally required twenty-foot-wide greenbelt. Within
a development that contains lots, the greenbelt shall be set aside
as a common area and not included within the individual lots. The
greenbelt shall be set aside by the developer through an irrevocable
conveyance that is found acceptable to the Planning Commission, such
as recorded deed restrictions, covenants that run perpetually with
the land, or a conservation easement. The dedicated greenbelt shall
forever remain open space, subject only to uses approved by the Township
on the approved site plan. Further subdivision of greenbelt land or
its use for other than recreation or conservation purposes shall be
strictly prohibited.
(2)
All single- or two-family residential lots shall
provide two canopy trees within 20 feet of the front lot line. These
trees shall be indicated on the plot plan submittal for a building
permit.
C.
Required buffer zones. In order to provide protective
screening and buffers between abutting land uses, a landscaped buffer
zone and wall, fence or berm shall be provided by the applicant in
accordance with the following. This subsection applies to any application
for site plan, subdivision or condominium approval. Single- and two-family
dwellings located on individual lots of record are exempt from the
regulations of this subsection. These regulations do not apply along
a lot line where the abutting land use is separated by a public road
right-of-way or private road easement.
(1)
Table 13.3.3.A identifies where and what type
of buffer is required between land uses. Table 13.3.3.B details the
minimum landscape elements that must be included in each type of buffer
zone.
Table 13.3.3.A Required Buffer
Zones
| ||||||
---|---|---|---|---|---|---|
Proposed Use Will Be Adjacent
To:
| ||||||
The Proposed Use Will Be
|
Single-Family District
|
Multiple-Family District
|
Mobile Home Park District
|
Macomb Street District
|
Industrial or Airport District
| |
Single-family residential1
|
None
|
B
|
B
|
B
|
A
| |
Multiple-family residential
|
B
|
C
|
B
|
B
|
A
| |
Mobile home park
|
B
|
B
|
C
|
B
|
A
| |
Commercial2
|
B
|
B
|
B
|
C
|
B
| |
Industrial or airport
|
A
|
A
|
A
|
B
|
None
|
NOTES:
| |
---|---|
1 Applies
to applications for subdivision plat or condominium site plan approval
only.
| |
2 Includes
nonresidential special land uses in a residential district such as
boat clubs and churches.
|
Table 13.3.3.B Description of
Required Buffer Zones
| ||||
---|---|---|---|---|
Buffer Zone
|
Minimum Width
(feet)
|
Minimum Wall/Berm
|
Minimum Plant Materials
| |
A B
|
50 20
|
Continuous wall, fence or required
berm Continuous wall, fence or required berm
|
1 deciduous tree, 2 evergreen trees
and 4 shrubs per each 20 linear feet along the property line, rounded
upward 1 deciduous tree, 1 evergreen tree and 4 shrubs per each 30
linear feet along the property line, rounded upward
| |
C
|
10
|
None required
|
1 deciduous or evergreen tree or 4
shrubs per each 20 linear feet along the property line, rounded upward
|
D.
Berms. Where required or provided, berms shall conform
to the following standards:
(1)
Required berms shall be at least three feet
above grade elevation and shall be constructed with slopes no steeper
than one foot vertical for each four feet horizontal (twenty-five-percent
slope), with at least a two-foot flat area on the top. The Planning
Commission may modify the height requirement in cases where sufficient
room does not exist to construct a three-foot-high berm.
(2)
A required berm shall be planted with grass,
ground cover, or other suitable live plant material to protect it
from erosion so that it retains its height and shape.
E.
Landscaping in culs-de-sac at entrances and within
medians. Culs-de-sac, site entrances and boulevard medians shall be
landscaped with species tolerant of roadside conditions. The landscape
plan shall be approved by the Planning Commission in consideration
of sight distance, size of planting area, location of sidewalks, maintenance
of adequate overhead clearance, accessibility to fire hydrants, visibility
to approved signs and compatibility with the visual character of the
surrounding area. The landscape plan for public and private roads
shall comply with the Rules, Procedures and Standards for Landscaping
and Beautification Projects in Wayne County Road Rights-of-Way.
F.
Landscaping of off-street parking areas.
(1)
When off-street parking and loading of a non-single-family detached residential use abuts a residential zoning district, the parking lot and loading area shall be screened from such contiguous residential district by a solid, ornamental masonry wall at least six feet tall meeting the requirements of § 285-13.5, in addition to the landscape plant materials required in Subsection E. In lieu of a wall, the Planning Commission may permit or require one evergreen tree planted every 15 feet along the mutual property boundary, in addition to the landscape plant materials required in § Subsection C, Required buffer zones.
(2)
In addition to screening which may be required
around off-street parking and loading areas, all off-street parking
areas containing greater than 20 spaces shall also provide the following
landscaping within the parking lot envelope, described as the area
including the parking lot surface and extending 18 feet from the edge
of the parking lot, as illustrated in Figure 13.3.6.A. A minimum of
1/3 of the trees required shall be placed within landscape islands
in the interior of the parking lot.
(a)
One canopy tree shall be required for each 3,000
square feet of the total of the paved driveway and parking lot surface,
provided that in no case fewer than two trees shall be provided.
(b)
Landscaped areas in parking lots shall be no
less than 10 feet in any dimension and no less than 150 square feet
in area. Landscaped areas shall be protected with curbing or other
means to prevent overhang encroachment of vehicles. (See Figure 13.3.6.A.)
(3)
Required landscaping elsewhere on the parcel shall not be counted in meeting the parking lot landscaping requirements, and the parking lot landscaping required in this Subsection F cannot be credited toward required greenbelts or buffers.
(4)
Whenever possible, parking lot landscaping shall
be designed to improve the safety of pedestrian and vehicular traffic,
guide traffic movement, and improve the appearance of the parking
area. Landscaping shall be installed such that, when mature, it does
not obscure traffic signs or lighting, obstruct access to fire hydrants,
interfere with adequate sight distance for motorists, or disrupt drainage
patterns on the site or adjacent properties.
(5)
Landscaping shall be dispersed throughout the
parking lot in order to break up large expanses of pavement and help
direct smooth traffic flow within the lot.
(6)
Landscaped areas shall be covered by grass or
other living ground cover. Wood chips or similar material a minimum
depth of three inches is permitted for planting beds immediately surrounding
plant material. Such material should be identified on the landscape
plan.
(7)
Requirements for plant material shall be based
on the location, size and shape of the parking lot landscaped area.
The landscape plan shall indicate the types, sizes, and quantities
of plant material proposed for such areas.
(8)
Under Article 7, Macomb Street District, off-street
parking visible from the public right-of-way must be screened by a
hedgerow or a three-foot-tall earth-tone brick wall.
G.
Landscaping of rights-of-way. Public rights-of-way
located adjacent to required landscaped areas and greenbelts shall
be planted with grass or other suitable live ground cover and shall
be maintained by the owner or occupant of the adjacent property as
if the rights-of-way were part of the required landscaped areas or
greenbelts. The landscape plan for public and private roads shall
comply with the Rules, Procedures and Standards for Landscaping and
Beautification Projects in Wayne County Road Rights-of-Way.
H.
Utility structures.
(1)
Utility structures such as electrical transformers
or sewer pump stations shall be screened from view by landscaping.
A minimum of two evergreen trees shall be planted adjacent to the
utility structure to screen it from view.
(2)
All landscape plantings shall be spaced a minimum
of 15 feet from any fire hydrant.
I.
Maintenance of unobstructed visibility for drivers.
Where a driveway intersects a public right-of-way or private road
or where a site abuts the intersection of public rights-of-way or
private roads, all landscaping within the corner triangular areas
described below shall permit unobstructed cross-visibility for drivers.
Shrubs and portions of required berms 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. Trees may be
maintained in this area provided that all branches are trimmed to
maintain a clear vision to a height of eight feet above the pavement
grade at the edge of the pavement. The triangular areas referred to
above are:
(1)
The areas formed at the intersection of a public
right-of-way or private road and a driveway, two sides of each triangle
being 10 feet in length measured along the right-of-way line and driveway
line from their points of intersection and the third side being a
line connecting these two sides; and
(2)
The area(s) formed at the intersection of two
public right-of-way lines or private roads, the two sides of the triangular
area being 30 feet in length measured along the intersecting public
right-of-way lines from their point of intersection and the third
side being a line connecting these two sides.
J.
Modification of landscape requirements. The Planning
Commission may reduce or modify the location of the landscape requirements
contained in this section based upon a determination that the landscaping
required in this section will not be necessary or effective in meeting
the intent of this chapter. In making such a determination, the following
shall be considered:
(1)
Topographic features or other unique features
of the site create conditions such that strict application of the
landscape regulations would result in a less effective screen than
an alternative landscape design.
(2)
Parking, vehicular circulation, or existing
or planned land use are such that required landscaping would not enhance
the site or result in the desired screening effect.
(3)
The public benefit intended by the landscape
regulations could be better achieved with a plan that varies from
the strict requirements of the chapter.
(4)
The intent to comply with the standards has
been demonstrated by the applicant with alternatives considered by
the applicant prior to the Planning Commission consideration of modification
to requirements.
A.
Standards for landscape materials. Unless otherwise
specified, all landscape materials shall comply with the following
standards:
(1)
Plant quality. Plant materials used in compliance
with the provisions of this chapter shall be nursery grown, free of
pests and diseases, hardy in southern Wayne County, in conformance
with the standards of the American Association of Nurserymen and shall
have passed inspections required under state regulations.
(2)
Nonliving plant material. Plastic and other
nonliving plant materials shall not be considered acceptable to meet
the landscaping requirements of this chapter.
(3)
Plant material specifications. The following
minimum specifications shall apply to all plant material at the time
of planting proposed in accordance with the landscaping requirements
of this chapter:
Minimum Plant Material Size
| ||||
---|---|---|---|---|
Plant Type
|
Minimum Caliper1
(inches)
|
Minimum Height
(feet)
|
Minimum Spread
| |
Deciduous shade trees
|
3
|
42 first branch
|
—
| |
Ornamental trees
|
2
|
43
|
—
| |
Evergreen trees4
|
—
|
6
|
2.2 feet
| |
Shrubs
|
—
|
2
|
15 inches
| |
Hedges5
|
—
|
4
|
—
|
NOTES:
| |
---|---|
1 Measured 12 inches above grade. Refer to Chapter 282, Woodland and Tree Preservation, for measurement of existing trees.
| |
2 Trees planted along
pedestrian routes (i.e., sidewalks, plazas, etc.) shall not have branches
lower than six feet. Trees planted within street line (curb) and sidewalk
or along bikeways shall maintain a vertical clearance to obstructions
of a minimum of 10 feet.
| |
3 Clumped trees (e.g.,
birch) shall have a minimum height of six feet above grade.
| |
4 The size of the
burlapped root ball for evergreen trees shall be at least 10 times
the caliper measured six inches above grade.
| |
5 Hedges shall be
planted and maintained so as to form a continuous, unbroken, visual
screen within two years after planting.
|
(4)
Ground cover used in lieu of turf grasses in
whole or in part shall be planted in such a manner as to present a
finished appearance and reasonably complete coverage after one complete
growing season.
(5)
Grass area(s) shall be planted using species
normally grown as permanent lawns in southern Wayne County. Grass,
sod, and seed shall be clean and free of weeds, noxious pests, and
diseases. Straw or other mulch shall be used to protect newly seeded
areas.
B.
Spacing. Planting in informal groupings to create
a naturalistic appearance is desirable. Wherever possible, plant materials
shall not be placed closer than four feet from the fence line or property
line. Plant materials used together in informal groupings should meet
the following on-center spacing guidelines:
Plant Material Types
|
Evergreen
|
Narrow Evergreen Trees
|
Large Deciduous Trees
|
Small Deciduous Trees
|
Large Shrubs
|
Small Shrubs
| |
---|---|---|---|---|---|---|---|
Evergreen trees
|
Min. 10'
Max. 20'
| ||||||
Narrow evergreen trees
|
Min. 12'
|
Min. 5'
Max. 10'
| |||||
Large deciduous trees
|
Min. 20'
|
Min. 15'
|
Min. 20'
Max. 30'
| ||||
Small deciduous trees
|
Min. 12'
|
Min. 10'
|
Min. 15'
|
Min. 8'
Max. 15'
| |||
Large shrubs
|
Min. 6'
|
Min. 5'
|
Min. 5'
|
Min. 6'
|
Min. 4'
Max. 6'
| ||
Small shrubs
|
Min. 5'
|
Min. 4'
|
Min. 3'
|
Min. 3'
|
Min. 5'
|
Min. 3'
Max. 4'
|
C.
Suggested plant material. The following table lists
recommended plant materials for required landscaping. Plant materials
of equal or better quality may be substituted for suggested plant
materials.
Recommended Plant Materials
| |||
---|---|---|---|
Common Name
|
Genus
| ||
Deciduous Canopy Trees
| |||
1.
|
Oaks*
|
Quercus
| |
2.
|
Hard Maples (except Japanese)*
|
Acer
| |
3.
|
Hackberry*
|
Celtis
| |
4.
|
Planetree (Sycamore)*
|
Platanus
| |
5.
|
Birch*
|
Betula
| |
6.
|
Beech*
|
Fagus
| |
7.
|
Gingko (male)
|
Ginkgo
| |
8.
|
Honeylocust (Thornless Cultivars only)*
|
Gleditsia
| |
9.
|
Hophornbeam (Ironwood)*
|
Ostrya
| |
10.
|
Linden
|
Tilia
| |
11.
|
Ashes*
|
Faxinus
| |
12.
|
Hickory*
|
Carya
| |
13.
|
Hornbeam (Blue Beech)*
|
Carpinus
|
*Please note: Although the use of ashes is suggested,
due to recent disease and pest problems associated with ashes in the
area, it is recommended that more disease-resistant ash cultivars
be used and that no one cultivar be planted as the dominant tree type.
|
Common Name
|
Genus
| ||
---|---|---|---|
Deciduous Ornamental Trees
| |||
1.
|
Amelanchier*
|
Amelanchier
| |
2.
|
Redbud*
|
Cercis
| |
3.
|
Dogwood (Tree Form)*
|
Cornus
| |
4.
|
Hawthorn*
|
Crataegus
| |
5.
|
Flowering Crabapple (disease-resistant cultivars)
|
Malus
| |
6.
|
Flowering Plum (Tree Form)
|
Prunus
| |
7.
|
Flowering Pear
|
Pyrus
| |
8.
|
Magnolia
|
Magnolia
| |
9.
|
Hornbeam*
|
Carpinus
| |
10.
|
Rose of Sharon
|
Hibiscus
|
Common Name
|
Genus
| ||
---|---|---|---|
Evergreen Trees
| |||
1.
|
Fir
|
Abies
| |
2.
|
Hemlock
|
Tsuga
| |
3.
|
Spruce
|
Picea
| |
4.
|
Pine*
|
Pinus
| |
5.
|
Douglas Fir
|
Pseudotsuga
|
*Please note: Dwarf, Globe, Pendulous Species/Cultivars
are not permitted.
|
Common Name
|
Genus
| ||
---|---|---|---|
Narrow Evergreens
| |||
1.
|
Juniper*
|
Juniperus
| |
2.
|
Arborvitae
|
Thuja
|
*Please note: Dwarf, Globe, Spreading Species/Cultivars
are not permitted.
|
Common Name
|
Genus
| |||
---|---|---|---|---|
Large Shrubs
| ||||
1.
|
Deciduous
| |||
a.
|
Dogwood (Shrub Form)*
|
Cornus
| ||
b.
|
Cotoneaster
|
Cotoneaster
| ||
c.
|
Forsythia
|
Forsythia
| ||
d.
|
Mock-Orange
|
Philadelphus
| ||
e.
|
Sumac*
|
Rhus
| ||
f.
|
Lilac
|
Syringa
| ||
g.
|
Viburnum*
|
Viburnum
| ||
h.
|
Witchhazel*
|
Hamamelis
| ||
i.
|
Euonymus
|
Euonymus
| ||
j.
|
Privet
|
Ligustrum
| ||
k.
|
Ninebark*
|
Physocarpus
| ||
2.
|
Evergreens
| |||
a.
|
Juniper (Hetz, Pfitzer, Savin)
|
Juniperus
| ||
b.
|
Yew (Pyramidal Japanese)
|
Taxus
|
Common Name
|
Genus
| |||
---|---|---|---|---|
Small Shrubs
| ||||
1.
|
Deciduous
| |||
a.
|
Barberry
|
Berberis
| ||
b.
|
Boxwood
|
Buxus
| ||
c.
|
Quince
|
Chaenomeles
| ||
d.
|
Cotoneaster
|
Cotoneaster
| ||
e.
|
Euonymus*
|
Euonymus
| ||
f.
|
Forsythia
|
Forsythia
| ||
g.
|
Hydrangea
|
Hydrangea
| ||
h.
|
Holly*
|
Ilex
| ||
i.
|
Privet
|
Ligustrum
| ||
j.
|
Potentilla*
|
Potentilla
| ||
k.
|
Currant*
|
Ribes
| ||
l.
|
Lilac
|
Syringa
| ||
m.
|
Viburnum*
|
Viburnum
| ||
n.
|
Weigela
|
Weigela
| ||
2.
|
Evergreens
| |||
a.
|
Fir
|
Abies
| ||
b.
|
False Cypress
|
Chamaecyparis
| ||
c.
|
Juniper (Low Spreading)*
|
Juniperus
| ||
d.
|
Spruce
|
Picea
| ||
e.
|
Pine
|
Pinus
| ||
f.
|
Yew (Globe, Spreading, Upright)*
|
Taxus
| ||
g.
|
Arborvitae (Globe/Dwarf)
|
Thuja
|
*See § 285-13.4F, Undesirable plant material.
|
D.
Installation and maintenance. The following standards
shall be observed where installation and maintenance of landscape
materials is required:
(1)
Installation. Landscaping shall be installed
in a sound, professional manner to ensure the continued growth of
healthy plant material.
(2)
Protection from vehicles. Landscaping shall
be protected from vehicles through use of wheel stops or other means.
Landscape areas shall be elevated above the pavement to a height adequate
to protect the plants from snow removal, salt, and other hazards.
(3)
Maintenance. Required landscaping (including
berms, greenbelts, buffer zones, walls, wood lots, trees, lawns and
ground cover) shall be maintained in a healthy, neat, and orderly
appearance, free from refuse and debris. All unhealthy and dead plant
material shall be replaced in the next appropriate planting period.
The landscape plan shall indicate the individual(s) or business(es)
who or which will be responsible for continued maintenance of the
landscaping. Those charged with this responsibility shall also be
responsible for maintenance of adjacent landscaped areas in public
rights-of-way.
E.
Treatment of existing plant material. The following
regulations shall apply to existing plant material:
(1)
Utilization of existing elements in the landscape
design. In instances where healthy plant material exists on a site
prior to its development, the Planning Commission may permit substitution
of such plant material in place of the requirements set forth previously
in this section, provided such substitution is in keeping with the
spirit and intent of this section and this chapter in general. Existing
hedges, berms, walls, or other landscape elements may be used to satisfy
the requirements set forth previously, provided that such existing
elements are in conformance with the requirements of this section.
(2)
Preservation of existing plant material.
(a)
Site plans shall show all existing trees which are located in the portions of the site that will be built upon or otherwise altered and are six inches or greater in diameter at breast height (dbh). Trees shall be labeled "To Be Removed" or "To Be Saved" on the site plan. Removal of trees shall be undertaken in compliance with Chapter 282, Woodland and Tree Preservation. If existing plant material is labeled "To Be Saved" on the site plan, the protective measures outlined in Chapter 282 shall be complied with.
(b)
In the event that healthy plant materials which are intended to meet the requirements of this chapter are cut down, damaged or destroyed during construction, said plant material shall be replaced in accordance with the requirements of Chapter 282. An occupancy permit shall not be issued until the applicant has documented compliance with this requirement.
F.
Undesirable plant material.
(1)
Use of the following plant materials (or their
clones and cultivars) is not encouraged because of susceptibility
to storm damage, disease, or other undesirable characteristics:
Undesirable Plant Materials
| ||
---|---|---|
Common Name
|
Genus Species
| |
Silver Maple
|
Acer sacharinum
| |
Box Elder
|
Acer negundo
| |
Tree of Heaven
|
Ailanthus altissima
| |
European Barberry
|
Berberis thunbergii
| |
Northern Catalpa
|
Catalpa speciosa
| |
Eastern Red Cedar
|
Juniperus virginiana
| |
Poplar
|
Populus deltoides
| |
Willow
|
Salix spp.
| |
American Elm
|
Ulmus americana
|
(2)
The Planning Commission, however, may allow
trees from this list when associated with an appropriate ecosystem,
such as a wetland area.
Where permitted or required by this chapter,
obscuring walls shall be subject to the following regulations:
A.
Location. Required obscuring walls shall be placed
on the lot line except in the following instances:
(1)
Where underground utilities interfere with placement
of the wall on the property line, the wall shall be placed on the
utility easement line located nearest the property line.
(2)
Where located adjacent to a side street, the
wall shall be set back eight feet from the side property line. The
area between the wall and the property line shall be landscaped in
accordance with the greenbelt provisions set forth previously.
B.
Openings for access. Required obscuring walls shall
be continuous with no interruptions except for vehicular and pedestrian
access.
C.
Corner clearance. Obscuring walls shall comply with the specifications for maintenance of unobstructed visibility for drivers as set forth in § 285-13.3I.
D.
Substitution. As a substitute for a required obscuring
wall, the Planning Commission may, in its review of the site plan,
approve the use of other existing or proposed natural or man-made
landscape features (such as evergreens spaced 10 feet on center) that
would produce substantially the same results in terms of screening,
durability, and permanence.
E.
Wall specifications.
(1)
Required obscuring walls shall be 6 1/2
feet in height and shall be constructed of the materials that are
architecturally compatible with the materials used on the facade of
the principal structure on the site.
(2)
Masonry walls shall be erected on a concrete
foundation which shall have a minimum depth of 42 inches and shall
not be less than four inches wider than the wall to be erected.
(3)
The Planning Commission may require brick or
decorative facing with the same or complementary materials as the
principal building on one or both sides of the wall.
F.
Fence specifications.