(a)

Purpose and intent. Landscaping and screening enhance the visual environment of the city; preserve natural features; protect property values; alleviate the impacts of noise, traffic, and more intensive land uses; and minimize visual impacts of parking lots, loading areas, and storage areas. Landscaping and screening also contribute to a healthy development pattern, and increase the level of privacy for residential uses in the city.

The purposes of this article are to establish reasonable standards for the design, installation, and maintenance of screening elements and plant materials; the screening of uses of a significantly different scale or character; and the buffering of parking lots, storage areas and similar activities from street rights-of-way and adjacent lots.

More specifically, the intent of the provisions of this article is to:

(1)

Improve the appearance of off-street parking areas, vehicular use areas, and property abutting public rights-of-way;

(2)

Protect and preserve the appearance, character, and value of the neighborhoods which abut nonresidential areas, parking areas, and other intensive use areas, thereby protecting the public health, safety and welfare;

(3)

Increase soil water retention, thereby helping to prevent flooding; and

(4)

Immediately achieve the purposes of this article through the size, spacing, and selection of required plant materials and effectively maintain those purposes as the plant materials mature.

(b)

Scope. No site plan shall be approved unless it shows landscaping consistent with the requirements of this article. A building permit shall not be issued until the required landscape plan is submitted and approved, and a certificate of occupancy shall not be issued unless provisions set forth in this section have been met or a performance guarantee has been posted in accordance with the provisions set forth in section 36-7, Fees and performance guarantees.

(c)

Landscape inspection. As a condition of issuance for a certificate of occupancy, the planning consultant shall conduct an inspection to ensure that the installed landscaping conforms to the approved landscape plan. Costs associated with such inspection shall be borne by the applicant.

(d)

Minimum requirements. The requirements in this article are minimum requirements, and under no circumstances shall they preclude the developer and the city from agreeing to more extensive landscaping.

(e)

Design creativity. Creativity in landscape design is encouraged. Accordingly, required trees and shrubs may be planted at uniform intervals, at random, or in groupings, depending on the designer's desired visual effect and, of equal importance, the intent of the city to coordinate landscaping on adjoining properties.

(f)

Special provisions for existing sites. Where existing sites have been developed without adequate screening or buffering, the purposes of this article shall be achieved through improvements that are in reasonable proportion to the scale and construction cost of proposed building improvements, expansions, or other site improvements. The objective of these provisions is to gradually bring a site into full compliance with the requirements for new construction under this article.

(1)

Building expansion. For structures that require site plan review, a minimum of forty (40) percent of the difference between the existing and minimum required landscaping for the overall site shall be provided. For building expansions of greater than ten percent of gross floor area, there shall be provided at least four (4) percent of the difference in landscaping for each one percent expansion in the gross floor area above ten percent.

(2)

Change in use or occupancy. In cases where there is a change in use or occupancy with no building expansion or other site improvements, there shall be provided at least forty (40) percent of the difference between the existing and minimum required landscaping for the site. Modification to this requirement may be made according to section 36-397.

(3)

Priority. Landscaping along the street and as a buffer between adjacent land uses should take priority over parking lot and site landscaping. Where parking lot landscaping cannot be provided, additional landscaping along the street or in the buffer areas shall be provided.

(g)

Summary of minimum landscaping requirements. The following table summarizes the landscaping regulations contained in this article:

*See alternate standards in section 36-393 for mobile home parks and multiple-family dwellings.

¹  These specifications apply to non-residential properties, except for industrial districts.

(h)

Contents of landscape plan. Whenever a landscape plan is required under this chapter, the following information shall be included on the plan. Plans shall be provided in the same format and quantity as required for site plans in article XIV, division 2, Site plan review.

(1)

Descriptive and identification data.

a.

Name and address of applicant (and property owner, if different).

b.

Name, address, telephone number, and seal of registered professional who prepared the plan.

c.

Legal and common description of property.

d.

Net acreage (minus rights-of-way) and total acreage, to the nearest tenth of an acre.

e.

Written description of proposed use of land.

f.

Scale.

g.

North arrow.

h.

Dates of submission and revision.

(2)

Site data.

a.

Existing lot lines, building lines, structures, parking areas, and other improvements on the site and within one hundred (100) feet of the site.

b.

Front, side, and rear setback dimensions.

c.

Proposed buildings, structures, roadways, and parking areas, with exterior dimensions.

d.

Location of existing drainage courses, bodies of water, floodplains, and wetlands.

e.

Location of sidewalks within the site and within adjacent rights-of-way.

f.

Location of existing and proposed utility lines, both underground and overhead.

g.

Designation of clear vision areas, as required in section 36-303.

(3)

Landscape data.

a.

Location, size, type, and relative health of existing trees five (5) inches or greater in caliper, measured at twelve (12) inches off the ground. The landscape plan shall indicate whether existing trees are to be saved, to be removed, or to be relocated on the site.

b.

Location of lawns and landscaped areas, including required greenbelt areas.

c.

Location and detail of proposed shrubs, trees, sod, and other live plant materials. This information shall be provided in a planting schedule, included on the plan sheet and detailing the following:

1.

Botanical and common name, including cultivar, of all plant materials.

2.

The size of each plant to be used at the time of planting.

3.

The quantity of each plant to be used.

4.

Whether plants are to be balled and burlapped, container grown, bare root, or seed.

d.

Amount and type of mulch to be used.

e.

Typical planting details for deciduous trees, evergreen trees, shrubs, perennials.

f.

Details of tree protection measures for existing trees to be saved.

g.

Cross-section of proposed berms, including proposed plant materials to be planted on berms.

h.

Dimensions of parking lot landscape islands, including area in square feet.

i.

Proposed fences and/or walls, including typical cross-section and elevation views showing dimensions of proposed structures.

j.

Proposed planting date.

k.

Provisions for irrigation (in-ground systems preferred).

l.

Such additional information as may be required by the city to ensure that the intent of the landscaping and screening requirements is met.

(Ord. No. H-07-01, § 10.01, 7-24-07; Ord. No. H-13-04, § 1E, 10-8-13)

(a)

General site requirements. All developed portions of the site shall conform to the following general landscaping standards, except where specific landscape elements (e.g., greenbelt, screening) are required:

(1)

Coverage. All unpaved portions of the site shall be planted with grass, ground cover, shrubbery, or other suitable live plant material, which shall extend to any abutting street pavement edge. Grass areas in the front yard of all nonresidential uses shall be planted with sod.

(2)

Trees. A mixture of deciduous and evergreen trees shall be planted on nonresidential parcels at the rate of one (1) tree per three thousand (3,000) square feet (or portion thereof) of any unpaved open area for which specific landscaping requirements do not appear later in this article. Required trees may be planted at uniform intervals, at random, or in groupings.

(3)

Variety required. A mixture of plant materials shall be used as a protective measure against disease and insect infestation.

(4)

Native species encouraged. The use of trees and shrubs native to Southeast Michigan is encouraged in all landscaping areas. A list of suggested species can be found in section 36-400, Recommended plant materials.

(b)

Landscaping adjacent to roads. Where required, landscaping adjacent to roads shall comply with the following planting requirements. For the purposes of computing length of road frontage, openings for driveways and sidewalks shall not be counted. Required trees and shrubs may be planted at uniform intervals, at random, or in groupings.

(c)

Berms. Berms may be used to screen off-street, nonresidential off-street parking areas from view of an adjacent street; however, any proposed use of a berm shall be subject to planning commission review on a case-by-case basis for appropriateness. All berms shall conform to the following standards:

(1)

Width and slope. Unless otherwise indicated or appropriate, required berms shall be measured from the grade of the parking lot or flat ground adjacent to the berm, and shall be constructed with slopes no steeper than one (1) foot vertical for each three (3) feet horizontal (thirty-three (33) percent slope), with at least a four-foot-wide flat area on top. Berms shall be located entirely on private property.

(2)

Height. Berms may undulate in height, subject to review and approval of berm design as shown on the site plan. Unless otherwise indicated, the maximum height of required berms shall be three (3) feet.

(3)

Protection from erosion. Any required berm shall be planted with sod, ground cover, or other suitable live plant material to protect it from erosion so that it retains its height and shape. The use of railroad ties, cement blocks, and other types of construction materials to retain the shape and height of a berm shall be prohibited unless specifically reviewed and approved by the planning commission.

(4)

Required plantings. Berms shall be landscaped in accordance with the requirements for landscaping adjacent to roads, subsection (b). All landscaping on a berm shall be designed in a naturalistic manner.

(5)

Measurement of berm length. For the purposed of calculating required plant material, berm length shall be measured along the exterior edge of the berm.

(d)

Greenbelts. Where required, greenbelts shall conform to the following standards:

(1)

Measurement of greenbelt length. For the purposes of calculating required plant material, greenbelt length shall be measured along the exterior edge of the greenbelt.

(2)

General planting requirements.

a.

Grass, ground cover, or other suitable live plant materials shall be planted over the entire greenbelt area, except where paved walkways are used.

b.

Except where the greenbelt is used for screening, a minimum of one (1) deciduous or evergreen tree shall be planted for each thirty (30) lineal feet (or portion thereof) of required greenbelt. Alternatively, eight (8) shrubs may be substituted for each required greenbelt tree. Required trees and shrubs may be planted at uniform intervals, at random, or in groupings.

c.

Plant materials shall not be placed closer than four (4) feet from the right-of-way line where the greenbelt abuts a public sidewalk.

(3)

Greenbelts used for screening. Greenbelts used for screening shall be landscaped in accordance with the requirements for Screening, subsection 36-392(e).

(e)

Screening.

(1)

General screening requirements. Unless otherwise specified, wherever an evergreen or landscaped screen is required, screening shall consist of closely spaced evergreen plantings (i.e., no farther than fifteen (15) feet apart) which can be reasonably expected to form a complete visual barrier that is at least six (6) feet above ground level within three (3) years of planting.

a.

Deciduous materials. Deciduous plant materials may be used provided that a complete visual barrier is maintained throughout the year.

b.

Timing adjacent to residential areas. Wherever screening is required adjacent to residentially zoned or used property, the screening must be installed prior to the beginning of site grading and general construction, except where such activity would result in damage to the screening.

(2)

Screening of equipment. Mechanical equipment, such as air compressors, pool pumps, transformers, sprinkler pumps, satellite dish antennae, and similar equipment shall be screened on at least three (3) sides. Insofar as practical, said screening shall exceed the vertical height of the equipment being screened by at least six (6) inches within two (2) years of planting.

(f)

Parking lot landscaping. In addition to required screening, all off-street parking areas shall also provide landscaping as follows:

(1)

Screening. Parking areas located in front or on the side of a building shall be screened from the road with a three-foot high wall or fence, evergreen landscaping, or an approved alternative. If an evergreen screen is selected, the use of dwarf species is recommended in the interest of minimizing pruning and maintaining the natural form of the plant material. A list of suggested species for parking lot screening can be found in section 36-400, Recommended plant materials.

(2)

Landscaping in off-street parking lots.

a.

Landscaping ratio. Off-street parking areas containing more than ten (10) spaces shall be provided with at least fifteen (15) square feet of interior landscaping per parking space. 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.

b.

Minimum area. Landscaped areas in parking lots shall be no less than eight (8) feet in any single dimension and no less than one hundred fifty (150) square feet in area. Landscaped areas in or adjacent to parking lots shall be protected with curbing or other means to prevent encroachment of vehicles.

c.

Larger islands encouraged. In larger parking lots, the provision of required interior parking lot landscaping in fewer, larger planting areas is encouraged instead of a greater number of smaller planting areas. The application of this standard may be evaluated on a case-by-case basis

d.

Required plantings. A minimum of one (1) tree shall be planted per three hundred (300) square feet (or fraction thereof) of interior landscaped area. At least fifty (50) percent of each interior landscaped area shall be covered by living plant material, such as sod, shrubs, ground cover, or trees. The landscape plan shall indicate the types, sizes, and quantities of plant material proposed for such areas.

e.

Salt tolerant plants encouraged. The use of salt-tolerant trees and shrubs is encouraged in parking lot landscaping areas. A list of suggested species can be found in section 36-370, Recommended plant materials.

f.

Other landscaping. Required landscaping elsewhere on the parcel shall not be counted in meeting the parking lot landscaping requirements. The parking lot landscaping area shall include open areas up to five (5) feet beyond the outer perimeter of the paved area. Landscape materials intended to meet the parking lot landscaping requirements shall be identified as such on the plan.

(g)

Landscaping in public 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. No plantings except grass or ground cover shall be permitted closer than three (3) feet from the edge of the road pavement.

(h)

Maintenance of unobstructed visibility for drivers. No landscaping shall be established or maintained on any parcel or in any parking lot which will obstruct the view of drivers. Accordingly, all landscaping shall comply with the requirements for clear vision areas set forth in section 36-303.

(i)

Potential damage to utilities. In no case shall landscaping material be planted in a way which will interfere with or cause damage to underground utility lines, public roads, or other public facilities. Species of trees whose roots are known to cause damage to public roadways, sewers, or other utilities shall not be planted closer than fifteen (15) feet from any such roadways, sewers, or utilities. Trees shall be set back from overhead utility lines as indicated in the following chart:

(j)

Landscaping of divider medians. Where traffic on driveways, maneuvering lanes, private roads, or similar vehicle access ways is separated by a divider median, the median shall be curbed and have a minimum width of ten (10) feet. A minimum of one deciduous or evergreen tree shall be planted for each thirty (30) lineal feet (or portion thereof) of median. Trees may be planted at uniform intervals, at random, or in groupings, but in no instance shall the center to center distance between trees exceed sixty (60) feet.

(k)

Irrigation. The site plan shall indicate the proposed method of watering landscaped areas. Installation of an in-ground irrigation/sprinkler system is required for new construction and is encouraged, particularly in front yards, for all other development.

(Ord. No. H-07-01, § 10.02, 7-24-07; Ord. No. H-08-02, § 1B, 3-25-08; Ord. No. H-13-04, § 1E, 10-8-13)

(a)

Landscape requirements for single-family residential lots. A minimum of one (1) deciduous tree shall be planted along the street frontage of each single-family parcel or lot on which a new dwelling unit is proposed to be constructed.

(b)

Landscape requirements for commercial, office, and industrial districts. All developed parcels of land located in the C1, C2, CX, O, M1, M2, and MX zoning districts shall comply with the following landscaping requirements:

(1)

General site landscaping. All developed portions of the site shall conform to the general site requirements in subsection 36-392(a), except where specific landscape elements are required.

a.

Foundation plantings. A landscaped open area with a minimum width of three feet is required immediately adjacent to all commercial, office, and industrial buildings. Such required open area at the front of a building shall have a sixty (60) percent minimum coverage of shrubs, groundcover, annuals, perennials, ornamental grasses, and/or bulbs. The planning commission may, at its discretion, waive this requirement or approve a unique landscape design that meets the intent of this article.

(2)

Landscaping adjacent to road. All commercial, office, and industrial developments shall comply with the requirements for landscaping adjacent to the road in subsection 36-392(b). This requirement may be modified or waived by the planning commission for parcels in the CX district with a front setback of less than twenty (20) feet.

(3)

Screening. Screening in the form of a greenbelt, wall, or fence shall be required wherever a non-residential use in a commercial, office, or industrial district abuts directly upon land zoned for residential purposes. Landscaped screening shall comply with the requirements in subsection 36-392(e). If a wall is used instead of landscaping, the requirements in section 36-398 shall be complied with.

(4)

Parking lot landscaping. Off-street parking areas containing greater than fifteen (15) spaces shall comply with the requirements for parking lot landscaping in subsection 36-392(f).

(c)

Requirements for the multiple dwelling residential district. All parcels of land located in the RM zoning district shall comply with the following landscaping requirements:

(1)

General site landscaping. A minimum of two (2) deciduous or evergreen trees, plus a minimum of four (4) shrubs, shall be planted per dwelling unit. Unless otherwise specified, required landscaping elsewhere in the multiple-family development shall not be counted in meeting these requirements.

(2)

Landscaping adjacent to road. All multiple-family residential developments shall comply with the requirements for landscaping adjacent to the road in subsection 36-392(b).

(3)

Screening. Screening in the form of a greenbelt or wall shall be required on all sides of a multiple-family residential development. Landscaped screening shall comply with the requirements in subsection 36-392(e). A wall may be used instead of landscaping adjacent to nonresidential districts subject to the requirements in section 36-398.

(4)

Parking lot landscaping. Off-street parking areas containing greater than fifteen (15) spaces shall comply with the requirements for parking lot landscaping in subsection 36-392(f).

(5)

Privacy screen. Where multiple family dwellings are designed so that rear open areas or patio areas front onto a public street, a landscaped privacy screen shall be provided. The screen may consist of a combination of trees, shrubs, and berming, subject to review by the planning commission.

(d)

Requirements for nonresidential uses in residential districts. All nonresidential uses developed in residential zoning districts shall comply with the following landscaping requirements:

(1)

General site landscaping. All developed portions of the site shall conform to the general site requirements in subsection 36-392(a), except where specific landscape elements are required.

(2)

Landscaping adjacent to road. All nonresidential developments located in residential districts shall comply with the requirements for landscaping adjacent to the road in subsection 36-392(b).

(3)

Screening. Screening in the form of a greenbelt or wall shall be required wherever a nonresidential use abuts directly upon land zoned for residential purposes. Landscaped screening shall comply with the requirements in subsection 36-392(e). If a wall is used instead of landscaping, the requirements in section 36-398 shall be complied with.

(4)

Parking lot landscaping. Off-street parking areas containing greater than fifteen (15) spaces shall comply with the requirements for parking lot landscaping in subsection 36-392(f).

(Ord. No. H-07-01, § 10.03, 7-24-07; Ord. No. H-13-04, § 1E, 10-8-13)

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 Wayne County, in conformance with the standards of the American Association of Nurserymen (ANSI Z60.1), and shall have passed inspections required under state regulations. All plantings shall consist of permanent, living plant materials.

(2)

Non-living plant material. Plastic and other non-living plant materials shall not be considered acceptable to meet the landscaping requirements of this chapter.

(3)

Plant material specifications. The following specifications shall apply to all plant material proposed in accordance with the landscaping requirements of this chapter:

a.

Deciduous shade trees. Deciduous shade trees (e.g., tuliptree, oak) shall be balled and burlapped and not less than three (3) inches in caliper measured six (6) inches above grade when planted.

b.

Deciduous ornamental trees. Ornamental trees (e.g., redbud, flowering dogwood) shall be balled and burlapped and not be less than two (2) inches in caliper measured six (6) inches above grade when planted. Multi-stemmed ornamental trees (e.g., river birch, serviceberry) shall be balled and burlapped and not be less than seven (7) feet in height.

(3)

Evergreen trees. Evergreen trees (e.g., spruce, pine) shall be balled and burlapped and not less than seven (7) feet in height when planted. Narrow evergreens (e.g., arborvitae, upright juniper) shall be not less than five (5) feet in height when planted.

(4)

Shrubs. Shrubs (e.g., viburnum, forsythia) shall be a minimum of twenty-four (24) inches in height when planted. Low growing shrubs (e.g., spreading juniper, compact burning bush) shall have a minimum spread of twenty-four (24) inches when planted.

a.

Hedges. Hedges shall be planted and maintained so as to form a continuous, unbroken, visual screen within two (2) years after planting, barring unusual growing conditions, such as drought or disease. Hedges shall be a minimum of two (2) feet in height when planted.

(5)

Vines. Vines shall be a minimum of thirty (30) inches in length after one (1) growing season.

(6)

Ground cover. Ground cover used in lieu of turf grasses, whether in whole or in part, shall be planted in such a manner as to present a finished appearance and reasonably complete coverage after one (1) complete growing season.

(7)

Grass. Grass area shall be planted using species normally grown as permanent lawns in Wayne County. Grass, sod, and seed shall be clean and free of weeds, pests, and diseases. Grass may be sodded or seeded. When grass is to be established by a method other than complete sodding or seeding, nurse grass seed shall be sown for immediate effect and protection until complete coverage is otherwise achieved. Straw or other mulch shall be used to protect newly seeded areas.

(Ord. No. H-07-01, § 10.04, 7-24-07)

(a)

Installation. Landscaping shall be installed in a sound, workmanlike manner to ensure the continued growth of healthy plant material.

(1)

Mulch. All trees, shrubs, hedges, and vines shall be mulched with four (4) inches of shredded hardwood bark at the time of planting. Planting beds containing groundcovers, perennials, or annuals shall be mulched with two (2) inches of shredded hardwood bark at the time of planting. Alternative mulches, such as gravel, stone, pavers, or other non-living material, shall be of adequate depth to ensure total coverage and shall be placed on a non-biodegradable weed barrier. The use of alternative mulches is subject to approval by the body reviewing the landscape plan.

(2)

Staking. Deciduous, evergreen, and ornamental trees shall be staked for one year, or until established. Stakes are to be removed upon the occurrence of either event.

(3)

Layout. When plant materials are placed in two or more rows, plantings shall be staggered.

(b)

Installation of perimeter landscaping. Landscaping along the perimeter of a site shall be installed prior to construction, except where such landscaping would be destroyed during construction. Plant materials, except for creeping vines and herbaceous plants, shall not be planted with four (4) feet of any property line.

(c)

Installation of grass areas. Lots or parcels shall be seeded or sodded within ninety (90) days after occupancy.

(d)

Protection from vehicles. Landscaping shall be protected from vehicle through use of curbs. Landscape areas shall be elevated above the pavement to a height adequate to protect the plants from snow removal, salt, and other hazards.

(e)

Off-season planting requirements. If development is completed during the off-season when plants cannot be installed, the owner shall provide a performance guarantee to ensure installation of required landscaping in the next planting season, in accordance with section 36-397, Fees and performance guarantees.

(f)

Maintenance. Landscaping required by this chapter shall be maintained in a healthy, neat, and orderly appearance, free from weeds, refuse, and debris. Plantings shall be continuously maintained in a sound, healthy, and vigorous growing condition per the approved landscape plan.

(1)

Unhealthy or dead material. All unhealthy and dead plant material shall be replaced immediately upon notice from the building official, unless the season is not appropriate for planting, in which case such plant material shall be replaced at the beginning of the next planting season.

(2)

Watering. All landscaped areas shall be provided with a readily available and acceptable supply of water, with at least one (1) spigot located within three hundred (300) feet of all plant material to be established and maintained. Trees, shrubs, and other plantings and lawn areas shall be watered regularly throughout the growing season.

(3)

Constructed elements. All constructed or manufactured landscape elements, such as but not limited to benches, retaining walls, edging, and so forth, shall be maintained in good condition and neat appearance. Rotted, deteriorated, or damaged landscape elements shall be repaired, replaced, or removed.

(Ord. No. H-07-01, § 10.05, 7-24-07)

(a)

Consideration of existing elements in the landscape design. The city 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. 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 article and the chapter in general.

Existing hedges, berms, walls, or other landscape elements may be used to satisfy the requirements of this article, provided that such existing elements are in conformance with the requirements of this section.

(b)

Credit for preserved trees. All existing plant material to be used to meet the requirements of this article must be of high quality, at least three (3) inches caliper (measured twelve (12) inches above grade), and of a desirable species (i.e., not on the prohibited trees list in section 36-401). Any preserved trees receiving credit which are lost within two (2) years after construction shall be replaced by the landowner with trees otherwise required. The credit for preserved trees shall be as follows:

(c)

Preservation of existing plant material. 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 five inches or greater in caliper, measured twelve (12) inches above grade. Trees shall be labeled "To Be Removed" or "To Be Saved" on the site plan.

(1)

Protective measures. If existing plant material is labeled "To Be Saved" on the site plan, protective measures should be implemented, such as the placement of fencing at the drip line around each tree. No vehicle or other construction equipment shall be parked or stored within the drip line of any tree or other plant material intended to be saved. To protect and encourage the continued health of the preserved trees, the ground area within the drip line of the trees shall be maintained in vegetative landscape material or pervious surface cover.

(2)

Replacement of plant material to be saved. In the event that healthy plant materials which are intended to meet the requirements of the chapter are cut down, damaged, or destroyed during construction, said plant material shall be replaced on an inch-for-inch basis with the same species as the damaged or removed tree.

a.

Basis of measurement. The total inches required for replacement shall be based on the caliper of the damaged tree measured twelve (12) inches above grade. Replacement trees shall be at least three (3) inches in caliper, measured six (6) inches above grade, at the time of planting.

b.

Options in lieu of on-site replacement. If there is insufficient space on the site to accommodate the total amount of required replacement trees, the developer shall install as many replacement trees as can be planted on the site, subject to the requirements of this article, and do one (1) of the following:

1.

Provide the balance of the required replacement trees on another site in the city owned by the developer;

2.

Provide the balance of the required replacement trees on a publicly-owned site in the city, such site to be mutually agreeable to the developer and the city; or

3.

Deposit a payment in lieu of planting into a fund to be established by the city. Such payment shall be based upon the number of trees that cannot be planted and the amount per tree shall be kept on file in the building department.

(Ord. No. H-07-01, § 10.06, 7-24-07)

(a)

Authority. In consideration of the overall design and impact of a specific landscape plan, and in consideration of the amount of existing plant material to be retained on the site, the planning commission, planning subcommittee, or building official may modify the specific requirements outlined herein, provided that any such adjustment is in keeping with the intent of this article and chapter.

(b)

Standards. In determining whether a modification is appropriate, the planning commission shall consider whether the following conditions exist:

(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 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.

(Ord. No. H-07-01, § 10.07, 7-24-07)

(a)

Obscuring wall standards. Where permitted or required by this chapter, obscuring walls shall be subject to the following requirements:

(1)

Location. Required obscuring walls shall be placed inside and adjacent to the lot line, except in the following instances:

a.

Where underground utilities interfere with placement of the wall at the property line, the wall shall be placed on the utility easement line located nearest the property line.

b.

Where landscaping is to be provided on the residential side of a required obscuring wall, the wall shall be placed five (5) feet inside the lot line.

c.

Subject to planning commission approval, required walls in a nonresidential district may be located on the side of an alley right-of-way closest to the adjacent residential zone when mutually agreed upon by affected property owners and residents. The continuity of the required wall shall be considered by the planning commission in reviewing such requests.

(2)

Time of construction. Wherever construction of an obscuring wall is required adjacent to residentially zoned or used property, the wall shall be installed prior to the beginning of site grading and general construction, except where such activity would result in damage to the wall.

(3)

Corner clearance. Obscuring walls shall comply with the requirements for clear vision areas set forth in section [36-303].

(4)

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 living or manmade landscape features (such as closely spaced evergreens) that would produce substantially the same results in terms of screening, durability, and permanence. Any such substitute screening shall comply with the applicable requirements in section 36-392.

(5)

Waiver. The planning commission may waive the requirements for an obscuring wall upon making the determination that:

a.

The adjoining residential district is in transition and will become nonresidential in the future.

b.

Existing physical features provide adequate screening.

(6)

Wall specifications. Required walls shall be constructed of masonry material that is architecturally compatible with the materials used on the facade of the principal structure on the site, such as face brick, decorative block, or poured concrete with simulated brick or stone patterns.

(7)

Height requirements. For the uses and districts listed below, an obscuring wall shall be provided as specified along property lines that abut a residential district:

(Ord. No. H-07-01, § 10.08, 7-24-07; Ord. No. H-08-02, § 1C, 3-25-08)

(a)

General standards. Walls shall be permitted in residential districts, subject to the location and height standards for fences set forth in chapter 13 of the City Code of Ordinances. Walls in residential districts shall be constructed of masonry material that is architecturally compatible with the materials on the facade of the principal structure, such as face brick or decorative block.

(b)

Entranceway structures. Entranceway structures, such as walls, columns, or gates shall be permitted at the entrance to a residential or nonresidential subdivision or condominium development, industrial park, or business park, subject to the following conditions:

(1)

Entranceway structures shall be located on private property outside of the road right-of-way, except that such structures may be located in the median of a boulevard entrance to a subdivision or other residential development (in the road right-of-way), subject to approval by the city and subject to compliance with the requirements for clear vision areas set forth in section 36-303. Entranceway structures located on private property may be within the required front setback area.

(2)

Entranceway structures shall not exceed five (5) feet in height and sixty (60) square feet in size.

(3)

Approval of the building official and issuance of a building permit shall be required prior to construction of any entranceway structure.

(Ord. No. H-07-01, § 10.09, 7-24-07)

(a)

Disclaimer. The lists of plant materials provided below are recommendations only and do not imply appropriateness for all uses. A landscape professional should be consulted regarding plant material selection for individual sites.

(b)

Plant materials native to Southeast Michigan. The use of the following species is encouraged to provide food and habitat for wildlife and to reflect the natural heritage of Southeast Michigan.

(c)

Recommended plant species for parking lots. The following species are recommended for use in parking lot islands, road edges, and other location susceptible to high levels of salt in the air or soil.

(d)

Recommended plant species for parking lot screening. The following list of species is suggested for effective screening in a high-salt environment.

(e)

Suggested plant species for use near utilities. The use of the following species is encouraged in locations where underground or overhead utility clearance is an issue. Contacting the local utility company for a list of suggested trees and shrubs is also recommended.

(Ord. No. H-07-01, § 10.10, 7-24-07)

Plant materials not recommended for use. Use of the following plant materials (or their clones or cultivars) is not encouraged because of susceptibility to storm damage, disease, propensity to out-compete native species, and other undesirable characteristics

(Ord. No. H-07-01, § 10.11, 7-24-07)