A.
Traffic movement. In areas where landscape materials
are used to define paths of vehicular or pedestrian traffic movement,
the following guidelines shall be used:
(1)
Refer to plant matrices for appropriate plant materials
for this use.
(2)
Shrubs and groundcovers shall be selected to achieve
not more than three feet mature height. Planting height shall be 18
inches to 24 inches.
(3)
Wherever possible, pedestrian and vehicular circulation
systems shall be separated in the interest of safety and aesthetics.
In locations where pedestrian and vehicular routes either coincide
or are adjacent to one another, plants shall be spaced to create a
compact hedge border in between at time of planting.
(4)
In addition, street trees may be intermixed with the
shrubs. Trees shall be approved by the landscape consultant, 2 1/2
inches to three inches minimum caliper, spaced a maximum of 20 feet
on center, and have branching begin at a height no less than seven
feet and no greater than nine feet.
(5)
Planting beds shall be covered with three inches minimum
depth of an approved mulch (e.g., wood chips, pine bark, peat moss,
stone aggregate). Where pedestrian cross-traffic is anticipated, a
paving material shall be used (e.g., paving blocks on an approved
setting bed, concrete walk, or equivalent). Pedestrian walks shall
not be constructed of asphaltic or bituminous concrete.
(6)
Plant materials should be massed along the outside
of horizontal curves, and omitted along their inside. In general,
sight distances should be respected.
(7)
Street trees used directly adjacent to curbs or shoulders,
or in medians, should be branched no lower than nine feet and no greater
than 11 feet.
B.
Parking areas. In areas where landscape materials
are used to complement parking areas, the following guidelines shall
be used:
(1)
Nine feet by 40 feet (or other approved size) planting
islands at the end of or within parking bays, and immediately around
the edge of parking areas, shall contain the plant materials as recommended
in the plant matrices for parking areas.
(2)
In general, trees with low growing branches, gum,
seeds or pods shall be avoided.
(3)
Branching of trees shall begin at a height no less
than seven feet and no greater than nine feet.
(4)
The ground planes shall be planted as recommended
in the plant matrices. Shrubs shall have a minimum eighteen-inch to
twenty-four-inch spread or height. Juniper ground covers shall be
spaced 18 inches on center. Other ground covers shall be spaced at
eight inches on center maximum.
(6)
Parking areas (as well as loading and rubbish areas)
shall generally be screened from public view. Screening plants shall
be selected from the plant matrices for this purpose. They shall be
predominated by evergreen trees and supplemented with screening trees
and shrubs.
C.
Entrance definition. Where landscape materials are
used to define the point of entrance to a commercial facility, the
following guidelines shall be used:
(1)
Plant materials shall consist of a carefully designed
variety of plants, predominantly evergreen, selected from the plant
matrices as appropriate.
(2)
Design may be a natural or formal setting; however, plant height shall not interfere with required sight distances. All plants shall, in general, be of sizes larger than elsewhere on site. Groundcover spacing shall be as in Subsection B(4), above.
(3)
Except for stone aggregate, planting beds shall be covered as in Subsection A above. However, it would be preferable in entrance areas to have beds covered with delicate groundcovers (e.g., periwinkle, pachysandra, annuals, perennials). Delicate groundcovers shall be planted at no more than 6 inches on center.
(4)
Planting design shall be carefully prepared, offering
variety of sizes, textures, colors, and seasonal interest; and high
quality composition.
(5)
Decorative planting shall be placed around entrance
signs to complement them.
(6)
Paving at entrance areas shall consist of decorative
paving block set in concrete, or a combination of that and decoratively
scored concrete, or impressioned concrete.
(7)
Trees set within paved areas shall have a minimum
pit surface area of 30 square feet (minimum dimension of five feet),
and shall have their ground plane treated in one of the following
three ways:
(a)
The surface may be covered with a decorative
tree grate, such as those manufactured by Neenah Corp. or approved
equal.
(b)
The tree pit edge may be protected with a minimum
12 inches to 16 inches high tree guard with corner footings.
(c)
Pits may be enlarged into surface planters which
do not require surface or edge protection, if they are a minimum of
70 square feet in surface area.
(8)
Raised structural planters will also be acceptable.
D.
Pedestrian area. Where landscape materials are used
to complement areas intended for pedestrian activity, the following
guidelines shall be used:
(1)
Pedestrian areas shall be paved with concrete, impressioned
concrete, or paving block set in concrete.
(2)
In order to avoid large areas of paving, landscape
features such as two-foot to three-foot earth mounds, planters, and
raised structural planters shall be used.
(3)
Plant materials shall consist of a variety of evergreen
and deciduous groundcovers, shrubs and trees selected as recommended
in the plant matrices for pedestrian areas. Sizes should vary as well.
(6)
Formal lawn areas are acceptable in these areas. These
should be installed with an automatic irrigation system.
E.
Screen. Where landscape materials are used for screening
purposes, the following guidelines shall be used:
(2)
Situations which typically require screen planting
include, but are not limited to, visually objectionable off-site views,
storage and loading areas; service and utility site areas, parking
lots, residential (or other sensitive) neighbors, areas of limited
sight distance, adjacency to noise generating areas or facilities,
site frontage exposed to winter storms.
(3)
When sufficient space is available, a dense screen
of evergreen plant materials shall be used. These should be augmented
by interspersed deciduous plant materials. Evergreen trees should
predominate the planting, supplemented by other trees and shrubs.
(4)
Plant materials should be selected from those recommended
in the plant matrices for screening.
(5)
Evergreen trees shall be installed at a variety of
heights, ranging from six feet to 12 feet when planted, and shall
be spaced to form a relatively opaque screen either in a single row
or in multiple rows with alternate spacing. Where space allows, a
more natural screen planting is desirable. This could be a curvilinear
arrangement of a mixture of the recommended plants, with variable
height and slope earth berming as well, to create some vertical relief.
Straight line planting of one or two plant species is to be avoided.
(6)
Where limited space is available, stockade or other
approved fence may be used alone or in conjunction with climbing or
espaliered plant materials.
(7)
Existing vegetation shall be preserved in screening
locations, wherever possible.
(8)
In situations where noise attenuation is of primary
interest, the ground plane shall be heavily planted with fleshy shrubs
and ground covers along with the vertical screening.
F.
Natural areas. Where landscape materials are used
primarily to beautify otherwise vacant spaces (which would include
detention basins and other such areas), the following guidelines shall
be used:
(1)
Planting varieties should be selected from the plant
matrices for this purpose. Sizes should be generally smaller than
elsewhere on site.
(2)
Creative grading shall be employed, where practical,
to create gentle earth berms and other vertical interest.
(4)
Where natural areas consist of open fields absent
of forested vegetation, meadow seeding (rather than formal lawn planting)
is encouraged. Many commercial varieties of native grasses are available,
many of which also feature wildflower seeds. These require little
maintenance and conserve water.
(5)
In detention basins or other such areas, meadow seeds
selected shall be tolerant of predominantly dry conditions, yet capable
of surviving periodic inundation.
(6)
Plantings around the tops of detention basins shall
be indigenous plants grouped in periodic masses to frame and otherwise
focus views. The design objective should be to break up its expansiveness,
and allow the basin to blend visually into the natural background.
(7)
Where a newly created woodland edge results from site
clearing, further die back can be expected due to the changed sunlight
conditions. This situation should be minimized by the planting of
native natural area plants along the woodland edge.
G.
State and county highway right-of-way. Where landscape
materials are used to complement areas within a state and county highway
right-of-way, the following guidelines shall be used:
(1)
The area shall be covered with grass seed or sod or,
as an alternative, stone aggregate at a minimum three-inch depth may
be substituted.
(2)
Evergreen and/or deciduous plant materials shall be
placed according to size approved by appropriate highway jurisdiction.
In the absence of regulations governing plant selections, plants shall
be selected as appropriate for traffic movement from the plant matrices.
H.
General requirements:
(1)
Plant material shall be nursery grown (a copy of the
State Certificate of Source shall be provided to the Village's Building
Inspector and Landscape Consultant), and selected in conformance with
the plant matrices. For areas near roadways, plants should also be
selected according to their hardiness and ability to withstand highway
salt conditions. Plant materials shall be representative of their
species.
(2)
Spaces to receive plant materials shall have a minimum
inside width of five feet, except that where vehicle overhang is permitted,
a ten-foot inside width shall be required.
(3)
Approved mulch shall be spread within a landscaped
space at a level not to exceed 1 1/2 inches below top-of-curb,
and at a depth of not less than three inches.
(4)
Areas that will receive continued pedestrian movement
shall be paved. Paving can be cast-in-place concrete, impressioned
concrete, or precast concrete unit pavers set in an approved setting
bed. Bituminous concrete or asphalt walks will not be accepted.
(5)
Landscape plans shall be designed by a licensed professional
landscape architect who shall certify as to plant hardiness, and shall
provide as-built plans of the completed project. The Village landscape
consultant shall periodically inspect the construction and installation
of landscape materials.
(6)
To the extent practicable, plantings and other valuable
natural site features existing on the site prior to development should
not be disturbed and should be protected during construction as previously
mentioned. Concerted effort shall be made during the design stage
to integrate natural features of the site into the proposed site plan.
(7)
For existing plants of good health and landscape value
that cannot be integrated into the proposed site plan, transplanting
is encouraged. The transplanting of larger materials shall be completed
under the supervision of an accepted horticultural specialist.
(8)
In general, planting designs shall strive for year-round
seasonal interest, and a natural yet ornamental appearance.
(9)
Formal planting plans which require rigid maintenance,
and which feature geometric arrangements (topiary and/or exotic imports)
are discouraged. However, selective bosques in close proximity to
the building; and symmetrical alleys of trees along entry drives or
main walkway to building entrance, can be acceptable.
(10)
In contrast to the general guideline which encourages
the preservation of existing vegetation, there are cases where selective
clearing of otherwise preservable vegetation is both desirable and
encouraged. These cases include areas of dense and tangled vegetation
in poor overall health, and areas where desirable viewsheds can be
opened by selective clearing. The Village's landscape consultant shall
be consulted in these matters.
(11)
The Village's landscape consultant shall be responsible
for the review of the applicant's landscape design for conformance
with the spirit, intent and requirements of this chapter.
(12)
Attention to environmental objectives and energy conservation,
as well as design value, should be evident in the applicant's landscape
plans. Environmental applications for plantings can include, among
others, air filtration, temperature modification, natural slope stabilization,
provision of edible fruit bearing plants, the use of NYSDEC recommended
wetland plants in wetland buffer areas (not in matrices), etc.
(13)
Formal lawns with irrigation systems will be desirable in close proximity to the building and pedestrian areas. Beyond those limits, natural field and meadow plantings without irrigation is encouraged, with admixtures of wildflowers [see Subsection F(4)].
(14)
Plantings of all types shall be completed only at
such times as weather and soil conditions are favorable for seed germination,
and plant establishment and subsequent growth. Generally, such conditions
occur between April 1 and June 1 and between August 20 and October
15; however, conditions vary for different plants and different years.
Accepted horticultural practices shall be followed in this regard.
The applicant's plans should reflect the hazards of planting certain
species in the Autumn.
(15)
Mulch shall be placed in all planting beds to a minimum
three-inch depth. Mulch can consist of clean wood chips, pine bark,
peat moss, stone aggregate, or other approved material. General guideline
is that mulch shall be clean, homogeneous, attractive, and self-matting
so that it does not blow in the wind.
(16)
Extreme care and caution shall be exercised in grading
operations around existing trees scheduled for preservation. Protective
tree fencing shall be placed around the tree(s) beyond the dripline(s).
It should be noted that any cut, or 12 inches or more of fill, can
kill a tree.
(17)
Tree wells are encouraged where grading necessarily
comes close to trees. In areas of fill, the tree well should be concentric
to the dripline, and of a diameter at least half that of the dripline.
In areas of cut, the tree well should also be concentric to the dripline
but should be of a diameter at least equal to that of the dripline.
In cases where grade changes affect only one side of the tree, partial
tree wells will be acceptable.
(18)
The use of earth berms and other creative grading
techniques is encouraged; especially on flat sites or in locations
where extra screening is warranted. On flat sites, this practice can
offer some desirable vertical relief.
(19)
The use of flowering annuals and perennials is encouraged
in areas close to pedestrian movement which will receive frequent
maintenance.
(20)
In areas of potential stormwater turbulence (e.g.,
detention basins, culvert outlets, erosion prone watercourse banks,
etc.) rip rap installed over acceptable filter cloth, or approved
equivalent stabilization materials, will be required.
(21)
A well-rounded mix of plant materials, sizes, habits
and textures shall be selected for each planting plan. Use of the
plant matrices is encouraged. Over-planting of any one species shall
be avoided. The use of indigenous species is encouraged; however ornamental
plantings will be acceptable as appropriate. The use of exotic species
is to be avoided.
(22)
Unless site-specific conditions require otherwise,
the Village of Montebello Standard Planting Details (Diagrams E through
H)[1] shall be shown on the detail sheets where appropriate.
If deviations are desired, the Village's landscape consultant shall
be consulted.
[1]
Editor's Note: The Standard Planting Details,
Diagrams E through H, are included at the end of this chapter.
A.
Performance standards. Adequate lighting shall be
provided on a site to ensure safe movement of persons and vehicles
and for security purposes. Lighting standards shall be of a type approved
by the Planning Board. All lighting shall be designed and arranged
so as to minimize glare and reflection on adjacent properties. No
floodlights in excess of 100 watts shall be installed without specific
written approval from the Planning Board.
B.
Design standards. The following design standards shall
be followed on all site development plans:
(1)
The style of the light and light standard shall be
consistent with the architectural style of the principal building.
(2)
The maximum height of freestanding lights should be
the same as the principal building but shall not exceed 25 feet.
(3)
All lights shall be shielded to restrict the maximum
apex angle of the cone of illumination to 150°.
(4)
Where lights along the property lines will be visible
to adjacent residents, the lights shall be appropriately shielded.
(5)
Spotlight-type fixtures attached to buildings shall
be avoided.
(6)
Freestanding lights shall be so located and protected
to avoid being damaged by vehicles.
(7)
Lighting shall be located along streets, parking areas,
at intersections and where various types of circulation systems merge,
intersect or split.
(8)
Pathways, sidewalks and trails shall be lighted with
low or mushroom-type standards.
(9)
Stairways, sloping or rising paths, building entrances
and exits shall be illuminated.
(10)
Lighting shall be provided where buildings are set
back or off-set.
(11)
The following illumination levels shall be provided.
All referenced values are the measured horizontal footcandles.
(a)
Open parking lots: a minimum of 0.2 footcandle
on pavement with an (average to minimum) Uniformity Ratio of 4:1.
(b)
Intersections: an average of 1.0 footcandle
on pavement with an (average to minimum) Uniformity Ratio of 3:1.
(c)
At property lines: 0.1 footcandle maximum, except
that luminaires should produce a minimum of direct or spill light
to adjacent properties or roadways.
(d)
Stairways and sloping or rising paths shall
have a minimum illumination level of 10.0 footcandles.
A.
Requirements and standards. All parking and loading
areas on site development plans shall be designed and arranged in
accordance with Article VII of the Zoning Chapter as applicable.
B.
Parking spaces. All Detail Plan Sheets (Sheet No.
4) of site development plans shall contain a standard parking space
and painting schedule as illustrated in Diagram A.[1]
[1]
Editor's Note: Diagram A is included at the end of this chapter.
C.
Parking end islands. All parking area end islands
shall be designed and constructed in accordance with the detail illustrated
in Diagram B,[2] and said detail, where applicable, should be shown on
all Detail Plan Sheets (Sheet No. 4).
[2]
Editor's Note: Diagram B is included at the end of this chapter.
D.
Parking for handicapped persons. All site development
plans shall provide for parking spaces designated for the handicapped,
which shall be posted with standard sign, as illustrated on the Detail
Plan Sheet (Sheet No. 4 - illustrated in Diagram C[3]). Spaces shall conform with ANSI standards.
[3]
Editor's Note: Diagram C is included at the end of this chapter.
E.
Fire lanes and zones. All fire lanes or zones shall
be shown on the site development plan (Sheet No. 1) and shall be clearly
labeled and dimensioned, and marked with a sign as illustrated in
Diagram D.[4] After preliminary approval, developer's design professional
shall meet with the fire inspectors of the Village and/or the local
Fire Department to determine their requirements, which shall be shown
on the final drawings insofar as they are external to the building.
[4]
Editor's Note: Diagram D is included at the end of this chapter.
