[Added at time of adoption of Code (see Ch.
1, General Provisions, Art. I)]
This article is intended to enhance the aesthetic
appearance of developments and preserve a sense of place throughout
Washington Township. This will be accomplished through the promotion
of environmental stewardship via the enhancement, preservation, and
protection of the urban forest and vegetation. This objective shall
serve to protect the public health, safety, welfare, environment,
and aesthetics of Washington Township by:
A.
Maintaining property values, the quality of life,
and lifestyles valued and enjoyed by the community through the preservation
of Washington Township's native vegetation;
B.
Providing visual relief from large expanses of parking
areas and reduction of perceived building scale;
C.
Promoting city beautification and civic identity through
diverse and creative landscape designs;
D.
Contributing to economic development through the maintenance
of a regional identity that attracts new business, while promoting
business retention;
E.
Improving air quality through the preservation of
mature vegetation that removes carbon monoxide and filters dust and
particulates from the air;
F.
Assisting in climate modification and reducing energy
costs through the use of native vegetation to shade buildings, streets,
sidewalks, and outdoor areas;
G.
Reducing heat islands in large impervious areas by
providing shade;
H.
Retaining and reestablishing vegetative features of
habitats that are important to biological diversity and native wildlife
species;
I.
Minimizing soil erosion, runoff, and drainage on abutting
land through preservation and revegetation with native plants;
J.
Mitigating the adverse impacts of noise and the appearance
of deleterious uses, via buffers and screening.
A.
The provision of landscaping, in accordance with this
article, shall be a condition of a permit issuance for the following
types of new development:
(1)
Single detached, semidetached, duplex and secondary
suite housing in the A, B, C, PR-1, PR-2, PR-3, R, O-1, MFH and MUD
Zoning Districts;
(2)
Row housing and apartment housing in the MH, PACC
and H Zoning Districts;
(3)
Any discretionary use in the A, B, C, PR-1, PR-2,
PR-3, R, O-1, MFH, MUD, MH, PACC and H Zoning Districts;
(4)
Any proposed development in Commercial Zoning Districts
(NC, HC, O-1, SC, CI, CR and MUD).
(5)
Any proposed development in Industrial Zoning Districts
(C1 and P1);
(6)
Any proposed development in the Institutional (INS)
Zoning District.
B.
The provision of landscaping, in accordance with this
article, shall be a condition of the issuance of a development/building
permit related to any existing site or development if the proposed
development, as a consequence of the work that is the subject of the
development permit, is substantially enlarged or increased in capacity.
This section shall not apply to developments that consist solely of
interior alterations or improvements or change of use that does not
alter the footprint or floor area of the building.
A.
Applications. In addition to the requirements of Chapter 285, Zoning, every application for proposed development shall include a landscape plan prepared by a certified landscape architect (CLA). The Building Department shall issue no building permit unless such a plan is provided, or unless the Building Department has deemed that a waiver from a landscape plan, or a waiver from particular landscape plan requirements, is appropriate.
B.
Landscape plan requirements. The landscape plan to
be submitted in conjunction with any development application shall
be drawn as follows:
(1)
At a scale of one inch equals 50 feet for a tract
up to 40 acres in size; one inch equals 100 feet for a tract between
40 and 150 acres, and one inch equals 200 feet for a tract 150 acres
or more.
(2)
North arrow, date, scale, name of applicant and those
who prepared the plan.
(3)
The block(s) and lot(s) of the proposed development
site and properties within a two-hundred-foot radius, as well as the
"commonly known as" and/or street address of the proposed project.
(4)
The property lines, bearings and dimensions of the
site, including setback requirements;
(5)
The location of buildings, parking areas, and landscaping
on adjacent sites;
(6)
All existing and proposed streets, lanes, driveways,
and vehicular entrances within a two-hundred-foot radius of the proposed
development;
(7)
Parking lots and curbing, with parking spaces clearly
delineated and the total number of parking spaces noted; notification
for required barrier-free spaces, with signage and painted stripes
on the parking surface, and similar delineation of unloading areas
on the parking surface at building entrances, where applicable;
(8)
Surrounding amenities, including sidewalks, street
furniture, decorative fountains, water fountains, public trashcans
and light sources (poles, ground fixtures, building-mounted light
fixtures and any other sources).
(9)
Overhead, surface and underground utilities, and limits
of easement;
(10)
The size, height, location and arrangement of
all existing and proposed buildings/structures;
(11)
Building entrances, porches, decks, steps, walkways,
hard-landscaping features, lighting, fencing, recreational facilities
and garbage collection areas;
(12)
Existing and proposed contour lines at two-foot
intervals inside the tract and within 200 feet of any paved portion
of the tract, with arrows indicating direction for site drainage;
(13)
The location of existing and proposed trees,
shrubbery, ground cover, perennials, annuals, seeded and/or sodded
areas, mulch, and other soft landscaping elements shall be illustrated
on the plan. All plantings shall be differentiated between existing
and proposed, and labeled or abbreviated by their common or botanical
names. Sizes shall be specified and graphically illustrated by the
spread or canopy. Trees to be removed or relocated by the proposed
construction with a caliper greater than four inches shall be identified;
(14)
A corresponding landscaping schedule, list,
or key of proposed landscaping, identifying species by common and
botanical names, quantity, size (caliper, height, and can), and the
method of planting;
(15)
The method of irrigation, including the size
and location of the water supply, sprinkler heads and underground
pipes.
(16)
Existing and/or proposed fire hydrants.
C.
Building/construction permit. The Planner shall approve
the landscape plan as a condition of the permit approval. Any changes
to an approved landscape plan require the approval of the Planner
prior to landscaping being installed.
D.
E.
Waiver of landscape plan requirements. The applicant
may be granted a waiver from providing a landscape plan or particular
requirements of a landscape plan, provided that the Planner can determine
that the information provided is sufficient to show that:
(1)
The landscaping provisions of this article can be
met without the submission of a full landscape plan; or
(2)
The development is of such a minor nature that a full
landscape plan would be unreasonable; or
(3)
The site is already sufficiently landscaped, and the
proposed development or alteration is such that it will have no significant
visual or functional impact on the site or its surroundings.
The following specifications shall apply to
all proposed plant material:
A.
Plant material shall be of a species native to the
Washington Township region and shall be of a nursery stock free of
insects and disease.
B.
All plant materials shall meet the horticultural standards
of the most current edition of the Guide Specifications for Nursery
Stock, produced by the American Society of Horticultural Science (ASHS).
C.
The proportion of deciduous to coniferous trees shall
be approximately 50:50;
D.
The following mix of tree sizes shall be used:
E.
For street trees, at least two species will be specified
that are not sensitive to the same diseases or unexpected climatic
changes.
I.
Landscape areas shall be covered with at least two
inches of mulch to minimize evaporation.
J.
The regulations of this article regarding the required
plant material and specifications may be waived by the Planner at
the request of a qualified landscape professional, such as a horticulturist
or landscape architect, acting on behalf of the property owner.
A.
Property owners, successors, or assignees shall be
responsible for the placement and proper maintenance of landscaping
on the site. The Planner may require, as a condition of permit approval,
the owner to provide a performance and maintenance guaranty in accordance
with the provisions of this article.
B.
Any yard visible from a public roadway, other than
a lane, shall be seeded or sodded within 12 consecutive months of
the occupancy of the development. Alternative forms of landscaping,
including hard decorative pavers, washed gravel, shale or similar
treatments, flower beds or cultivated gardens, may be substituted
for seeding or sodding, provided that all areas of exposed earth are
designed as either flower beds or cultivated gardens.
C.
Property owners, successors, or assignees shall be
responsible for planting and maintenance of the area between the edge
of the roadway and their property line.
A.
Shade and accent trees.
(1)
In areas where no natural shade exists, and space
permits, shade trees will be set a maximum of 30 feet on center along
the lot frontage(s) of residential properties, a minimum of 10 feet
inside the property line. Where space permits and the Planner and
the Township deem appropriate, such trees may be incorporated into
the public right-of-way. If the designated property is a corner lot
(i.e., a lot adjacent to two intersecting roadways), then both frontages
shall be landscaped. A minimum of two species will be specified to
prevent total loss in case of disease or other unforeseeable event
or condition.
(2)
Foundation plantings are required around the dwelling
unit, row house, or apartment building to provide visual interest
and to soften edges, open walls, and building mass.
B.
Buffers and screening.
(1)
Where a proposed residential development will abut a preexisting nonresidential use or district, a landscaped buffer is required to safeguard the residents of the proposed development. Where no such buffer exists, the applicant shall provide it. Buffer areas shall conform to the requirements in the Chapter 285, Zoning, Article XXXI, Landscape Buffers. Buffers shall be maintained and kept clear of all debris, rubbish, weeds, and tall grass. No above-surface structure, storage area, parking lot, or other activity shall be permitted in the buffer area, and all buffer areas shall be planted and maintained with grass or ground cover, together with a dense screen of trees, shrubs, or other plant materials, meeting the following requirements:
(a)
Proposed residential developments abutting existing
agricultural or industrial properties or districts shall contain a
minimum of a one-hundred-foot landscaped buffer.
(b)
Proposed residential developments abutting Highway
Commercial or General Commercial Districts or uses shall contain a
minimum of a fifty-foot landscaped buffer.
(c)
Proposed residential developments abutting existing
railway lines, highways, or other uses having an adverse impact shall
contain a minimum of a fifty-foot landscaped buffer.
(d)
At a minimum, landscaped buffers to mitigate
adverse impacts of incompatible uses shall include a double alternating
row of trees planted six feet on center. Additional shrubs, plant
material, berming, and decorative fencing may be incorporated at the
discretion of the Planner.
(2)
Buffering shall be located around the perimeter of
any site which abuts a major highway or railway line. Such buffering
shall serve the purpose to minimize headlights of vehicles, noise,
and light from structures. Buffering may consist of fencing, evergreens,
shrubs, deciduous trees, or combinations thereof to achieve the stated
objectives.
(3)
Unsightly elements, including utility kiosks, utility
meters, garbage containers, garbage compounds, storage and loading
areas, must be screened from view from on-site residential uses, adjacent
properties, streets, walkways, and public open space. Such screen
planting shall be maintained to sufficiently obscure the view of such
elements from the ground to a height of six feet.
(4)
Stormwater basin outflow structures shall be made
of stone, brick, or other material native to the area of an aesthetic
quality to make functionally required elements attractive additions
to the overall landscape. Grillwork will be wrought iron or equivalent
in appearance, and designed to coordinate with the overall design
of the site.
C.
Parking.
(1)
Any parking lot having five or more parking spaces
that is visible from an adjacent property, street, walkway, or public
open space shall have perimeter planting. The location, spacing, thickness,
and height of such perimeter planting at maturity shall be sufficient
to provide substantial interruption of the view of the parking area
from any adjoining Residential or Commercial Zone, and enhance the
view of the parking area from any adjacent public roadway or walkway.
(2)
Each off-street parking area with 10 or more spaces
shall have a minimum area of landscaped islands equivalent to one
parking space per every 20 parking spaces, with a minimum width of
10 feet, in the form of landscaped islands. One-half of the said islands
shall have shrubs and ground cover no higher than three feet and the
other 1/2 shall have trees with branches no lower than seven feet.
Such islands shall be distributed throughout the parking area in order
to break the view of long rows of parked cars in a manner not impairing
visibility.
D.
Lighting. Light poles for street and parking space
lighting shall be a maximum of 20 feet in height.
A.
Shade and accent trees. In areas where no natural
shade exists, and space permits, shade trees will be set a maximum
of 20 feet on center along the lot frontage(s) of all nonresidential
properties, a maximum of 12 feet inside the property line. Where space
permits, and the Planner and the Township deem appropriate, such trees
may be incorporated into the public right-of-way. If the designated
property is a corner lot (i.e., a lot adjacent to two intersecting
roadways), then both frontages shall be landscaped.
B.
Buffers and screening.
(1)
Where a proposed nonresidential development will abut
a preexisting nonresidential use or district, a landscaped buffer
is required to safeguard the character of the community. Where no
such buffer exists, the applicant shall provide it. Buffers shall
be maintained and kept clear of all debris, rubbish, weeds, and tall
grass. No above-surface structure, storage area, parking lot, or other
activity shall be permitted in the buffer area, and all buffer areas
shall be planted and maintained with grass or ground cover, together
with a dense screen of trees, shrubs, or other plant materials, meeting
the following requirements:
(a)
Proposed highway-commercial and general commercial
developments shall provide a minimum of a fifty-foot landscaped buffer
between residential uses and districts.
(b)
Proposed industrial developments shall provide
a minimum of a one-hundred-foot landscaped buffer between residential
uses and districts.
(c)
At a minimum, landscaped buffers to mitigate
adverse impacts of incompatible uses shall include a double alternating
row of trees planted six feet on center. Additional shrubs, plant
material, berming, and decorative fencing may be incorporated at the
discretion of the Planner.
(2)
Unsightly elements, including utility kiosks, utility
meters, garbage containers, garbage compounds, and storage and loading
areas, should be screened from view from on-site residential uses,
adjacent properties, streets, walkways, and public open space. Such
screen planting shall be maintained to sufficiently obscure the view
of such elements from the ground to a height of six feet.
(3)
Buffering shall be located around the perimeter of
any site that abuts a major highway or railway line. Such buffering
shall serve the purpose to minimize headlights of vehicles, noise,
and light from structures. Buffering may consist of fencing, evergreens,
shrubs, bushes, deciduous trees, or combinations thereof to achieve
the stated objectives.
(4)
If, at the discretion of the Planner, screen planting
is unfeasible due to particular site features, alternative screening
approaches such as berming, masonry walls, decorative fencing, or
other man-made features may be permitted as an alternative.
C.
Parking.
(1)
Any parking lot having five or more parking spaces
that is visible from an adjacent property, street, walkway, or public
open space shall have perimeter planting. The location, spacing, thickness,
and height of such perimeter planting at maturity shall be sufficient
to provide substantial interruption of the view of the parking area
from any adjoining Residential or Commercial Zone and enhance the
view of the parking area from any adjacent public roadway or walkway.
(2)
Each off-street parking area with 10 or more spaces
shall have a minimum area of landscaped islands equivalent to one
parking space per every 20 parking spaces in the form of landscaped
islands. One-half of the said islands shall have shrubs and ground
cover no higher than three feet, and the other 1/2 shall have trees
with branches no lower than seven feet. Such islands shall be distributed
throughout the parking area in order to break the view of long rows
of parked cars in a manner not impairing visibility.
(3)
In addition to the above requirements for parking
areas, areas used for overflow parking will be paved with plastic
pavers designed to allow plant material to grow in the voids, and
such voids will be planted and maintained along with any or all other
seeded or sodded areas.
D.
Lighting. Light poles for street and parking lot lighting
shall be a maximum of 20 feet in height.
E.
Freestanding signs. All proposed freestanding signs
will incorporate a mixture of low-lying shrubs and groundcover. Berms
may be utilized so long as they do not impede traffic visibility.
A.
Guaranty required.
[Amended 5-9-2018 by Ord.
No. 6-2018]
(1)
The Planner may require, as a condition of permit approval, a performance
and maintenance guaranty from the property owner to ensure that landscaping
is provided and maintained for two years from the time of planting.
The following forms of security are acceptable:
(2)
In the case where an approved phase or section of a development is
privately owned, the perimeter buffer landscaping guaranty shall be
required by the Planner as a condition of permit approval. At the
developer's option, a separate performance guaranty may be posted
for the privately owned perimeter buffer landscaping. The following
forms shall be acceptable:
B.
The projected cost of the landscaping improvements and the perimeter
buffer landscaping shall be provided by the applicant and based on
an approved landscape plan and plantings within the required landscape
buffer.
[Amended 5-9-2018 by Ord.
No. 6-2018]
