A.
The intent of this article is to establish minimum standards for
the design, installation, and maintenance of landscaping along public
streets, as buffer areas between uses, on the interior of sites, within
parking lots, and adjacent to buildings. Landscaping is viewed as
a critical element contributing to the aesthetics, development quality,
stability of property values, and the overall character in the Township.
B.
The standards of this article are also intended to preserve quality
mature trees, screen headlights to reduce glare, integrate various
elements of a site, help ensure compatibility between land uses, assist
in directing safe and efficient traffic flows at driveways and within
parking areas, and minimize negative impacts of stormwater runoff.
C.
The landscape standards of this article are considered the minimum necessary to achieve the intent. In several instances, the standards are intentionally flexible to encourage creative design. Applicants are encouraged to provide additional landscaping to improve the function, appearance, and value of their property. Pursuant to Article XXIII, Site Plan Review and Approval Procedures, the Planning Commission may require additional landscaping beyond these minimum requirements when deemed necessary due to the scope and nature of the proposed development.
A.
Plan required. Landscaping shall be included with all nonresidential
(parking lots, commercial, office, and industrial developments), multiple-family
(three or more units) developments, and manufactured housing park
development plan applications reviewed by the Township. A separate
landscaping plan shall be submitted at a minimum scale of one inch
equals 50 feet. The landscape plan shall clearly describe the location,
type, size, and spacing of all plant materials. It shall also include
planting details and specifications, clearly describing planting technique,
material installation, planting mixtures, mulch, material depth, seed
blends, and other necessary information. Individual single-family
and two-family dwellings, and agricultural uses are not subject to
the provisions of this section.
B.
Installation and inspection.
(1)
Wherever this chapter requires landscaping or plant materials, it shall be planted within six months from the date of issuance of a completion certificate and shall thereafter be reasonably maintained with permanent plant materials which may be supplemented with other plantings. The Planning Commission may require a performance guarantee, in accordance with the provisions of § 300-24.02, to cover the costs of landscaping prior to the issuance of a certificate of occupancy.
(2)
Landscaping shall be installed according to generally accepted
planting procedures with the quality of plant materials as hereinafter
described and shall be protected from vehicular encroachment and snow
removal operations.
(3)
In the event a performance guarantee is being held, the Zoning
Administrator will, within 30 days of receiving written notification
of installation, conduct an inspection to verify said installation
and authorize release of the guarantee.
C.
Plant material standards. It is the intent of this section that a
diverse mixture of plantings be provided. Therefore, all required
landscaping shall comply with the following minimum plant material
standards, unless otherwise specified within this section. These standards
may be varied by the Planning Commission where the established minimums,
in the judgment of the Commission, will not serve the purpose and
intent of this section.
(1)
Plant quality. Plant materials permitted in required landscaped
areas shall be hardy to the climate of Michigan, long-lived, resistant
to disease and insect attack, and shall have orderly growth characteristics.
(2)
Plant size specifications.
(a)
Trees. Required trees shall be of the following sizes at the
time of planting, unless otherwise stated in this section.
[1]
Deciduous trees. Two-and-one-half-inch caliper
minimum trunk measurement at four feet off the ground, with a minimum
eight feet in height above grade when planted.
[2]
Evergreen trees. Six feet in height, with a minimum
spread of three feet and the size of the burlapped root ball shall
be at least 10 times the caliper of the tree measured six inches above
the grade.
[3]
Deciduous ornamental trees. One-inch caliper minimum
at three feet off the ground, with a minimum height of six feet above
grade when planted.
(b)
Shrubs. Minimum 24 inches in height above planting grade.
(c)
Hedges. Planted in such a manner as to form a continuous unbroken
visual screen within two years after planting.
(d)
Vines. Minimum of 30 inches in length after one growing season.
(e)
Ground cover. Planted in such a manner as to present a finished
appearance and reasonably complete coverage after one complete growing
season. Ground covers shall be planted in such a manner so as to present
a finished appearance and reasonably complete coverage after one complete
growing season, at a rate of at least three plants per square foot.
(f)
Grass. Planted in species normally grown as permanent lawns
in the south-central Michigan area. Grass may be plugged, sprigged,
seeded, or sodded, except that rolled sod, erosion reducing net, or
other suitable mulch shall be used in swales or other areas subject
to erosion. Grass, sod, and seed shall be clean and free of weeds,
noxious pests, and disease.
(g)
Mulch material. Minimum of four inches deep for planted trees,
shrubs, and vines, and shall be installed in a manner as to present
a finished appearance.
(h)
No plant materials used to satisfy these standards shall be
composed of nonliving materials, such as plastic plants.
(i)
All plant materials shall be well-formed, sound, vigorous, healthy
and free from disease, sun scald, wind burn, abrasion, and harmful
insects at the time of planting.
(j)
The following plant materials are not permitted for planting
(in a public right-of-way or as required by the minimum landscaping
standards of this chapter) due to their tendency and susceptibility
to storm damage, their roots are known to clog drains and sewers,
they are known to be susceptible to disease or insect pests, or other
undesirable characteristics such as being an exotic invasive species:
Silver Maple, Box Elder, Honey Locust (thorned), Ginko (female), Mulberry,
Black Locust, Willow, Siberian Elm, Slippery Elm (Red Elm) and Chinese
Elm, Horse Chestnut, Poplar, Ailanthus, Catalpa, Osage orange, Cottonwood,
European Barberry, purple loosestrife, and Russian olive.
A.
Special provision is made for applying these standards to developed
sites which existed prior to the effective date of this chapter. Therefore,
when an existing site is undergoing improvement, a change in use,
or expansion that requires the submission of a development plan, the
objective of these standards is to gradually bring the existing site
into compliance with the minimum standards of this section in relation
to the extent or change on a site.
B.
When reviewing plans for a change in use or expansion which requires
development plan review, the Zoning Administrator or body reviewing
the plan, shall require an upgrade in landscaping, using the following
as guidelines:
(1)
General requirements. Each building expansion requiring development
plan review shall provide at least 10% of the landscaping requirements
for a new development for every 10% of expansion.
(2)
Street and parking lot requirements. Each building expansion
requiring development plan review should provide landscaping along
public streets and within parking areas, with landscaping along public
streets as the priority. Where parking lot landscaping cannot be reasonably
provided, additional landscaping along the street or in any required
buffer areas should be considered.
Within every parking area containing 10 or more proposed spaces,
at least one deciduous tree and ornamental tree with at least 100
square feet of planting area shall be used for every 10 parking spaces,
in addition to any other landscaping requirements. This landscaping
shall meet the following standards:
A.
Landscaping shall be dispersed within the paved parking area in order
to break up large expanses of pavement and help direct smooth traffic
flow within the lot.
B.
Landscaping shall be planned and installed so that, when mature,
it does not obscure traffic signs or lighting, obstruct access to
fire hydrants, nor interfere with adequate motorist sight distance.
C.
Dimensions of separate landscaped areas within the interior of or
adjacent to parking areas shall be shown on the development plan.
Minimum width of such areas shall be 10 feet and such areas shall
be curbed to protect the tree planting area.
Waste receptacles shall be located and screened in accordance with the standards of this chapter, including those standards identified in Article XXIII, Site Plan Review and Approval Procedures. Ground-mounted mechanical equipment shall be screened with plant materials or a wall when visible from a public-right-of-way or parking area.
A.
Plant health and maintenance. Landscaped areas and plant materials
required by this chapter shall be kept free from refuse and debris.
Plant materials, including lawn areas, shall be maintained in a healthy
and growing condition, neat and orderly in appearance. If any plant
material required by this chapter dies or becomes diseased, it shall
be replaced within 30 days' of written notice from the Zoning Administrator,
or within an extended time period as specified in said notice.
B.
Removal of support material. Tree stakes, guy wires, and tree wrap
are to be removed after one year.
C.
Irrigation. All landscaped areas shall be provided with a readily
available and acceptable water supply to facilitate continued maintenance.
D.
Visibility. Landscaping materials and arrangement shall ensure adequate
sight visibility for motorists, adequate clearance for pedestrians
and vehicles, and accessibility to fire hydrants, and shall not interfere
with or obstruct the view of public views and sight lines from rights-of-way
and public property to streams, lakes, and other waterways.
E.
Species tolerance. Site entrances shall be landscaped with species
tolerant of roadside conditions common to the area.
F.
Public safety. Plantings within 10 feet of a fire hydrant shall be
no taller than 12 inches at maturity.
A.
The Township of Buchanan encourages the preservation of quality and
mature trees by providing credits toward the required trees for greenbelts,
buffer strips, interior landscaping, and within parking lots. Trees
intended to be preserved shall be indicated with a special symbol
on the development plan and be protected during construction through
the use of a fence around the drip line. Tree species, location, and
caliper must be shown on the landscape plan. Tree protection measures
must be shown and noted on the landscape plan.
B.
To obtain credit, the preserved trees shall be of a high quality
and at least 2 1/2 inches caliper. Trees to be preserved shall
be counted for credit only if they are located on the developed portion
of the site as determined by the Planning Commission. Any tree over
12 inches in caliper to be removed shall be noted on the landscape
plan. The credit for preserved trees shall be as follows:
|
Caliper of Preserved Tree
(in inches)
|
Number of Trees Credited
|
|---|---|
|
Over 12
|
3
|
|
8 to 12
|
2
|
|
2 1/2 to 8
|
1
|
|
Note: Caliper measurements for existing trees is the diameter
at a height of 4 1/2 feet above the natural grade.
|
C.
Any preserved trees receiving credit which are lost within two years
after construction shall be replaced by the landowner with trees otherwise
required by this chapter. A credit may be given for up to 50% of the
required landscaping for existing trees.
In those instances where the following conditions occur, the
need for a wall, a berm, or similar type of landscaped buffer strip
shall be determined by the Planning Commission.
A.
Zoning districts and land uses.
(1)
For developments within the CS Commercial/Service and IND Industrial
Zoning Districts, there shall be provided and maintained on those
sides abutting or adjacent to a residential zoning district and/or
a current residential use, a masonry wall or wooden privacy fence
six feet in height or a totally obscuring greenbelt, berm, or a buffer
strip sufficient to provide adequate screening between uses for the
purpose of protecting the integrity of the residential land use and
property.
(2)
For nonresidential land uses within residential zoning districts,
there shall be provided and maintained on those sides abutting or
adjacent to a residential zoning district and/or a current residential
use, an obscuring wall six feet in height, decorative wooden privacy
fencing, a greenbelt, a berm, or a buffer strip.
B.
Location. Required walls, greenbelts, berms, or buffer strips shall
begin on or at the property line, except where underground utilities
interfere.
|
Buffer Area
 |
C.
Materials. Such walls and screening barriers shall have no openings
for vehicular traffic or other purposes, except as otherwise provided
for in this chapter and except such openings as may be approved by
the Planning Commission. All walls herein required shall be constructed
of materials approved by the Planning Commission to be durable, weather-resistant,
rustproof, and easily maintained. Materials for walls shall be compatible
with surrounding building materials. Materials for the greenbelts,
berms, or buffer strips shall be in accordance with the standards
identified in this article unless specified elsewhere.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
D.
Alternatives. The Planning Commission may approve a landscaped berm
as an alternative to a wall upon finding the landscaped berm will
provide a similar screening effect.
The Planning Commission may determine existing landscaping or
screening intended to be preserved, or accept a different landscape
design that would provide all or part of the required landscaping
and screening. In making such a determination to waive or reduce the
landscape and screening requirements of this section, the following
may be considered:
A.
The extent that existing natural vegetation provides desired screening.
B.
If there is a steep change in topography which would limit the benefits
of required landscaping.
C.
The presence of existing wetlands.
D.
Existing and proposed building placement.
E.
Abutting or adjacent land is developed or planned by the Township
for a use other than residential.
F.
Building heights and views.
G.
Similar conditions to the above exist such that no good purpose would
be served by providing the landscaping or screening required.
