The intent of this article is to require landscaping in development sites, parking lots and transition areas to enhance the aesthetic qualities of the city and to protect and preserve the appearance, character and value of its neighborhoods and businesses by:

(1)

Providing for quality and consistency in the design of landscaping and screening.

(2)

Providing for the separation of incompatible types of land use.

(3)

Providing for the conservation of existing trees and the planting of new trees in pace with the land development process.

(4)

Preserve economic base, property values and identity of the city.

(Ord. No. 2195, § 2, 1-16-06)

This article sets out the minimum landscaping, buffering and screening requirements within the City of Highland. A landscape plan shall be required for the following:

(1)

Any new construction or structural alteration requiring site plan review pursuant to article II, division 3.

(2)

The construction of a new parking lot or the major expansion (more than 25 percent increase in parking space) of an existing parking lot.

(3)

Any development in which landscaping, screening, buffering or tree conservation requirements apply.

(Ord. No. 2195, § 2, 1-16-06)

The review and approval procedures for required landscape plans shall be pursuant to the city's site plan review requirements of article II, division 3 and subject to the requirements of this article. The city may require an outside consultant to review any of the submittal requirements in accordance with this article. When deemed necessary the city may require a landscape or forestry study performed by an independent Urban Forester or Landscape Architect. All costs associated with these professional services shall be the responsibility of the developer.

(Ord. No. 2195, § 2, 1-16-06)

Landscaping plans shall be prepared by a certified arborist or landscape architect registered in the State Illinois include information and detail as required by the administrative official to determine compliance with this section. Such plan shall be submitted to the building and zoning division prior to any grading or removal of existing vegetation that may affect the health of existing tree coverage. All landscape plans, unless otherwise waived by the administrative official, shall include, but are not limited, to the following:

(1)

Scale at one inch = 20 feet to 50 feet.

(2)

North reference.

(3)

The extent of the development site, including the limits of land disturbance, clearing, grading, and trenching.

(4)

The location and size of all utilities on the site.

(5)

The location of all existing and proposed parking areas, sidewalks and other paved surfaces.

(6)

A detailed drawing of any enclosures or screening methods to be used on the property, including but not limited to, trash storage locations and loading areas.

(7)

The location and proposed landscaping of all existing and proposed buildings, structures, trash/dumpster enclosures, signage and all raised medians or islands.

(8)

The boundary of any required tree conservation area.

(9)

In heavily wooded areas that will not be disturbed, the plan may show only the boundaries of each stand of trees. A list shall be submitted of the number, size, and type (e.g., hardwood, softwood; deciduous, evergreen) of trees which are submitted for credit toward any requirement of this article.

(10)

The boundaries and proposed planting schedule of each required buffer or landscape area.

(11)

The location and mature size of all landscape materials proposed to meet the requirements of this chapter, drawn to scale; and a planting schedule indicating plant names (scientific and common), quantities, condition (e.g., "sheared," "specimen," "1"), and installation size.

(12)

The location, quantity, size and common name of all significant trees to be removed.

(13)

Location of all significant trees to remain on the development site and measures taken to protect them during construction.

(14)

The location and construction details, including a profile section, of each structure proposed to meet buffering or screening requirements.

(Ord. No. 2195, § 2, 1-16-06)

In any new subdivision that includes residential development exceeding two lots, one tree shall be required in the front of each residential zoning lot.

(Ord. No. 2195, § 2, 1-16-06)

(a)

The minimum landscaping requirements shall be one tree and two shrubs per 5,000 square feet of total lot area, except in the central business district no landscaping shall be required.

(b)

All portions of the site not covered with paving or buildings shall be landscaped. Open areas not covered with other materials shall be covered with turf or groundcover. Groundcover shall be utilized on all slopes in excess of 25 percent (1:4).

(c)

All parking lots constructed after the date of adoption of this ordinance and having more than one aisle of parking, exclusive of automobile storage and sales lots, shall comply with the following requirements:

(1)

Each parking stall shall be within 100 feet from a deciduous shade tree or deciduous shade trees shall be provided within the parking lot at a ratio of at least one tree for every 20 parking spaces, or portion thereof.

(2)

Interior landscaped areas shall be situated within the lot so as to be surrounded by parking lot pavement on at least three sides.

(3)

Each landscaped area shall be separated from the pavement material by straight-back concrete curbing or by an integral concrete sidewalk and curb with a vertical face of no less than six inches so as to prevent vehicle encroachment and pavement breakup.

(4)

Landscaping islands and tree planting areas shall be well drained and contain suitable soil and irrigation characteristics for the planting materials they contain, in ground irrigation systems may be required as determined by the city council.

(5)

Landscape islands:

a.

Single island: There shall be an island with a minimum landscape width of seven feet and a minimum area of 100 square feet, placed at the end of single row of parking and containing at least one deciduous tree, one shrub and ground cover.

b.

Double island: There shall be a double island of 200 square feet placed at the ends of double row of parking. Two deciduous trees, two shrubs and ground cover are required per double landscape island.

(d)

New trees shall have a caliper of no less than two inches.

(e)

A two-foot car overhang area shall be provided in any planting area adjacent to parking stalls.

(Ord. No. 2195, § 2, 1-16-06)

(a)

In addition to the minimum requirements listed herein, landscaping at least ten feet wide, consisting of a continuous planting of evergreens and deciduous trees, at a minimum of one two-inch diameter deciduous tree, two two-inch diameter flowering trees, and eight four-feet tall evergreens, shall be planted for each 100 feet along the property line to separate commercial, industrial or multi-family uses from adjoining single-family residential developments or "R-1A", "R-1B", "R1-C" and "R1-D" zoned districts.

(b)

For all commercial and industrial uses, sight proof screening shall be provided, not less than six feet in height, along all side and rear property lines which are common to property zoned or used for residential purposes. Such screening shall not extend in front of the building line of adjacent dwellings.

(c)

All mechanical equipment mounted on the rooftop of any commercial or industrial use shall be fully screened from public view by an element of the building or by a separate, permanently installed screen harmonizing with the building in material, color, size and shape.

(d)

All exterior trash storage containers shall be located so that they are not visible from adjacent streets and properties or screened so as not to be visible from off the property. Enclosures shall have a concrete floor, a solid door and be constructed of brick or split face block or other building material that is complimentary to the principal building. Enclosures shall be constructed large enough to contain the desired trash container and any other such items as waste grease containers, waste oil containers, waste recyclable containers, etc. The locations, dimensions, elevations and a description of the buildings materials shall be included on any required site plan submittal.

(e)

All parking lots containing more than one row of parking shall be screened from public streets and sidewalks, public open spaces, and adjacent properties by complying with one of the following perimeter landscaping options:

(1)

The outside perimeter of all parking areas and drive aisles shall include a landscaped area seven feet in width. When a parking lot abuts a public right-of-way one approved street tree shall be planted every 50 feet on center within the landscaped perimeter adjacent to the right-of-way; or

(2)

A five-foot wide perimeter-landscaped area with ornamental fencing (non-chain link), masonry wall or opaque hedge and an approved street tree planted every 50 feet.

(f)

Loading areas shall be oriented away from view of the public right-of-way or adjacent residential uses. When this is not feasible, such areas shall be screened from the public right-of-way or residential areas through landscaping, walls, fences or a combination of these in a manner consistent with the development. Chain link is not an acceptable screening material.

(Ord. No. 2195, § 2, 1-16-06)

The following are the minimum plant sizes and conditions to be used in satisfying the requirements of this chapter:

(Ord. No. 2195, § 2, 1-16-06)

Upon request by the applicant, the city may consider and approve alternatives to full compliance with the landscaping, screening and buffering standards contained in this article if the associated visual impact is mitigated to the maximum extent feasible by the alternative landscaping and screening plans. Mitigation measures may include, but are not limited to increased setbacks, increased landscaping, additional fencing, and architectural treatments or otherwise camouflaging equipment or, with prior city approval, the planting and maintenance, or payment therefor of adjacent public way landscaping.

(Ord. No. 2195, § 2, 1-16-06)

Landscaping, as required by the provisions of this section, shall be installed by the date specified on the approved plan. However, the administrative official may allow an additional period of up to 12 months if circumstances so require. A screening fence, if required, shall be installed before an occupancy permit is granted.

(1)

Tree protection. Trees shall be protected from injury to roots, trunks and branches during grading and construction. Protective fencing, tree wells, and/or retaining walls shall be utilized where necessary to insure tree survival upon completion of construction.

(2)

Maintenance. The owner, tenant and their agent, if any, shall be jointly responsible for the continuing maintenance of landscaping and screening required by the zoning code. Nothing in these codes shall be construed as prohibiting the redesign and replanting of landscape materials, provided that such replanting conforms to the minimum standards set forth herein.

(3)

Obstruction of sight distance at intersections. Where two streets intersect, landscaping and screening materials shall not be placed within the triangular area formed by the public right-of-way lines and a line connecting them at points 30 feet from their point of intersection.

(Ord. No. 2195, § 2, 1-16-06)

Existing significant trees should be preserved to the maximum extent practicable to act as buffers between adjoining developments and as site amenities. For purposes of this Section, "significant" trees mean deciduous trees with at least a 12-inch caliper measured DBH, evergreen trees ten feet or more in height, or small hardwoods such as dogwoods, redbuds or sourwoods whose diameters are eight inches DBH or more.

Where preservation is not feasible, trees that are removed should be replaced on-site or elsewhere in the city. Additionally, existing vegetative cover including native trees, shrubs, forbs, sedges, groundcovers, grasses, and other flora should be preserved to the extent possible during development. Such existing vegetation provides important wildlife habitat, erosion control, and visual buffers within the landscape.

(Ord. No. 2195, § 2, 1-16-06)

If a "significant tree" is removed according to an approved tree preservation plan or is removed or damaged during clearing, grading, or construction, the applicant shall replace the removed or damaged tree as set forth below. Replacement trees shall be the same or similar species to the trees removed or damaged, or alternatively a species approved by the city. The following mitigation options may be utilized in any combination at the city's discretion;

(1)

Replacement on site: For every inch of tree caliper, measured at DBH, removed or damaged, the applicant shall install a replacement tree or trees measuring an equal caliper on site.

(2)

Replacement on other sites: If the replacement trees cannot be provided on-site, they may be provided off-site as follows. For every inch of tree caliper, measured at DBH, removed or damaged, the applicant shall install a replacement tree or trees measuring an equal caliper off-site at a location approved by the city.

(3)

Contribution to the city's tree replacement fund: If tree-replacement on or off-site is not practicable, the applicant may make a monetary contribution to the city that is equal to the value of the tree removed as determined by an independent appraiser retained by the city and paid for by the developer.

(Ord. No. 2195, § 2, 1-16-06)

Any existing trees on a site that are in appropriate locations and of acceptable quality shall be credited towards fulfillment of any landscaping provisions of this chapter on a caliper inch per inch basis.

(Ord. No. 2195, § 2, 1-16-06)