It is hereby declared that impact of urban development on the form, function and environment of the township is significant. The following requirements are intended to ensure a high level of quality and to secure compatible relationships between land use activities and to improve the appearance of the township within developing residential, agricultural, commercial and industrial areas.

Landscaping and screening as provided in this section shall be required on the site in the following cases:

a.

Whenever a building permit is required for the erection of a main building or structure other than a one- to two-family residential dwelling or accessory building related thereto.

b.

Whenever a building permit is required for a building addition, for other than a one- or two-family residential building, which exceeds 500 square feet or alterations, renovations or repairs which exceed $100,000.00 (as determined by the department of public service).

c.

Existing lots or uses unable to satisfy the minimum landscaping requirements of this ordinance due to a lack of land not covered by buildings, drives or required parking areas are encouraged to utilize planters, flower boxes, potted plants or other similar containers as alternatives to in-ground planting.

d.

All required landscaping and screening shall be completed within 180 days after issuance of the final occupancy permit.

a.

Perimeter landscaping. Parking lots, or parts thereof, that are adjacent to and visible from a public right-of-way or are adjacent to a public park or land utilized or zoned for residential purposes, must include the following perimeter landscaping between the parking lot and the right-of-way and/or the parking lot and the park or residential zone or use (applies to public alleys only when a residential use or zone is located across from a public alley):

1.

A landscaped green strip at least ten feet in width.

2.

One tree for every 30 feet or fraction thereof of street frontage of the parking lot.

3.

One tree for every 30 feet or fraction thereof of land adjacent to the parking lot and the residential zone or use.

b.

Interior landscaping. Parking lots of greater than 10,000 square feet, in addition to subsection (a) above, must meet the following interior landscaping requirements:

1.

Within the interior of the parking lots, there shall be one square foot of landscaped area for each 15 square feet of the parking lot. In computing the lot area for this subsection, the paved area within 20 feet of the perimeter landscaping may be excluded.

2.

Each interior landscaped area shall have at least 150 square feet.

3.

The interior landscaped areas shall be located in a manner that breaks up the expanse of paving throughout the parking lot.

4.

There shall be at least one deciduous tree for each 150 square feet, or fraction thereof, of interior landscaped area. Each tree shall be provided with an open land area of not less than 75 square feet with a minimum caliper of four inches at the tree trunk in each interior landscaped area.

It is the intent of this section that neighboring residential and park properties are shielded from any adverse external effects and negative impacts of non-residential development. A screen required by this section is intended to limit visual contact between uses and to create a strong impression of spatial separation. Such screen must be opaque in all seasons of the year and shall be composed of a landscaped earth berm, hedge, fence, wall, planted vegetation of existing vegetation or a combination thereof which is opaque from the ground to the height of at least six feet.

Separation screening is required for the following abutting land uses:

a.

A parking lot, office, business use or any combination thereof abutting a public park or land utilized or zoned for residential purposes must be separated by screening between it and all abutting areas of such park or residential land or use.

b.

An industrial or research park or combination thereof use abutting a public park or land utilized or zoned for residential purposes shall have as separation screening, an earth berm with a minimum height of eight feet. The berm shall meet all requirements of section 7A.07.i below.

a.

The planning commission may approve screening consisting of existing vegetation, planted vegetation and topographical characteristics of the land, or a combination thereof, if it satisfies the intent and purpose of section 7A.04. The planning commission shall consider the characteristics of the land and vegetation present, the adequacy of the screening proposed and other factors which impact upon adjoining residential and park uses. The planning commission in approving the use of existing topographical characteristics of the land or existing and/or planted vegetation may condition such approval on the planting of new vegetation in the number, size and type to satisfy the intent and purposes of this section.

b.

The planning commission may increase the height of the separation screening and/or require additional landscaping as part of site plan review under section 7A.08 if the minimum requirements of this ordinance would not adequately protect existing or future abutting residential or park uses. In deciding whether the requirements of this ordinance protect abutting residential or park uses, the planning commission may consider factors which include, but are not limited to the topography of the land, the type(s) or use(s) involved, the materials and vegetation to be utilized and the distance between structures and uses.

Refuse containers for other than single- or two-family uses shall be screened from view from any public right-of-way or adjacent residential use or residential zone. Screening shall consist of a solid wall or fence or live landscape material at least six feet high.

Materials used to comply with this ordinance must meet the following standards:

a.

No artificial plants or trees may be used. All plant materials must be maintained in a healthy and growing condition. All fences and walls must be maintained so as to ensure the continuity and appearance of the fence and/or wall. Diseased, dying, dead and/or damaged materials must be replaced to ensure the continuity of the required buffer.

b.

Where plant material is used for screening, it shall be composed of at least 50 percent evergreens. Plant materials shall be of a size, quantity and spacing to achieve 70 percent year-round opacity within three years.

c.

Where a wall or fence is used in conjunction with landscaping, with the exception of walls or fences abutting a public right-of-way, such a wall or fence shall be set adjacent to and within one foot of the property line except where natural features prevent the use of the property line or where underground utilities interfere.

1.

Where a wall is used in conjunction with landscaping or screening, such wall shall be an opaque masonry structure, built upon an appropriate foundation. If concrete blocks are used for walls, they must be decorative or brick faced.

2.

Where a fence is used in conjunction with landscaping, such fence shall be a decorative structure not exceeding four feet in height.

3.

Where a fence is used in conjunction with screening, such fence shall be an opaque, decorative structure with appropriate footing depth. Vertical and horizontal members which support the fence shall be concealed within the fence or be exposed only on the non-residential side of such fence.

d.

Whenever a wall or fence is required, deciduous trees shall be planted in the ground adjacent to the wall or fence, unless the width or depth of the planting area cannot support such trees.

e.

Perimeter landscaped areas adjacent to a public right-of-way shall be covered with grass or ground cover. When grass or ground cover is used, it shall be planted and maintained to present a finished landscaped appearance within one growing season. Interior landscaped areas shall be covered with grass, ground cover, adequately prepared and weed-retardant stone beds or bark or wood chip mulch.

f.

When required by this ordinance, deciduous trees shall have a mature crown spread of greater than 15 feet. Permitted trees may include: Norway maples, oaks, lindens, ashes, London planes, honey locust, beech, and other types of trees with township approval. Trees not permitted include: catalpa, elms, horse chestnuts, silver maples, poplar, willow or box elder. At planting, trees must have a minimum caliper of 2½ inches at six inches above the root ball, a burlap ball size of at least ten times the caliper size, and a clear stem of at least four feet.

g.

When required by this ordinance, evergreen trees shall be a minimum of five feet in height with a minimum spread of three feet, and a burlap ball size of at least ten times the caliper size.

h.

Existing vegetation on the property may be used to meet the requirements of this ordinance if it meets the size, species and opacity requirements.

i.

Berms shall have slopes no greater than one vertical foot for each three horizontal feet and shall have at least two feet of flat area on top and shall have adequate protection to prevent erosion. The berm shall be planted and maintained so as to present a finished landscaped appearance.

j.

Landscaped areas within the interior of a parking lot shall be protected by concrete or bituminous curbing.

A landscaping plan must be submitted to the department of public service for review showing the location, type and size of all screening and landscaping in sufficient detail for a determination that the landscaping and screening conforms with the requirements of this ordinance. The zoning administrator shall make a recommendation to the planning commission regarding approval as part of the site plan review process. Final approval shall be granted by the planning commission. Rearrangement of landscaping may be required to prevent traffic hazards, vision obstructions or other dangers to public safety. The landscaping plan shall be made part of the site plan required by article 2A.

Devices shall be adequately shielded and screened so that no light will glare directly onto any public right-of-way or onto adjacent property.