This section shall apply to the exterior building walls of all construction, except one-family detached and two-family residential structures and their associated accessory buildings.

Architecture shall be reviewed by the Planning Commission as a part of site plan review under the requirements of this section.

Where additions or remodeling of existing buildings is proposed, the following standards shall apply:

Buildings shall possess architectural variety, but enhance the overall cohesive community character.

Building walls and roofs over 50 feet in length shall be broken up with varying building lines, windows, gables, and/or architectural accents such as pilasters, columns, dormers, and awnings.

Window area shall make up at least 20% of the exterior wall area facing the principal street(s) from which access is gained. Bars shall not be put over windows and doors that are visible from the street.

Overhead doors shall not face a residential district. The Planning Commission or Building Official can modify this requirement upon a determination that there is no reasonable alternative and the visual impact will be moderated through use of building materials, architectural features and landscaping beyond that required in § 7-15.02.

Additions to existing buildings must complement the current building design with regard to height, proportions, scale, materials, and rhythm of openings.

General architectural standards.

Table 7-15.01. The following standards shall apply to all buildings in the City of Lapeer (excluding single- and two-family dwellings).

All building materials shall be durable and weather-resistant, provide an attractive, quality appearance, and must be properly maintained by the property owner or tenant at all times.

Metal roofs may be allowed if deemed by the Planning Department to be compatible with the overall architectural design of the building.

Primary materials shall comprise a minimum of 75% of the first-floor facade and 50% of the facade for upper floors. See Table 7-15.02.

Secondary materials comprise a maximum of 25% of the first-floor facade and 50% of the facade for upper floors. See Table 7-15.02.

In addition to permitted primary and secondary materials, the Planning Commission may accept other materials for architectural details, accent, or trim to not exceed 10% of the facade. Example materials: glass reinforced fiber cement; molded polyurethane; glass block.

The following exterior finish materials are prohibited for all buildings, due to their environmental impact or lack of durability: plywood siding materials, sheet/corrugated metal.

Table 7-15.02, building material standards. The following shall apply to all buildings (except for single-family R-1, R-2, and R-3 dwellings and duplex homes):

The use of trademark colors not meeting this requirement shall require approval by the Planning Commission.

Mechanical and service features such as gutters, ductwork, service doors, etc. that cannot be screened must be of a color that blends in with the color of the building.

Building Color Guide, Table 7-15.02. The following standards shall apply to all buildings (except for single-family and duplex homes in R-1, R-2, or R-3).

Roofs shall be designed to reduce the apparent exterior mass of a building, add visual interest, and be appropriate to the architectural style of the building.

Variations in architectural style are highly encouraged. Visible roof lines and roofs that project over the exterior wall of a building enough to cast a shadow on the ground are highly encouraged, with a minimum overhang of 12 inches.

Architectural methods shall be used to conceal flat rooftops and mechanical equipment.

Overhanging eaves, peaked roofs, and multiple roof elements are highly encouraged.

The improvement covered by the waiver still meets the spirit and intent of this section.

The waiver is the minimum necessary to ensure equitable treatment to the applicant.

The waiver will not have a significant negative impact on the surrounding property.

The intent of this section is to promote the public health, safety and welfare by establishing minimum standards for the design, installation and maintenance of landscaping as buffer zones between zoning districts, along roadways, between adjacent buildings and in parking lots.

The standards of this section are intended to guide and encourage the protection and enhancement of the environment through requirements for site design and the use of landscape materials. Applicants are encouraged to provide landscaping in addition to the minimum requirements of this chapter to further improve the ecological, infrastructural and programmatic functions, appearances and values of their property.

The requirements set forth in this article shall apply to all uses for which site plan review is required under Article XVIII of this chapter. No site plan or land use shall be approved unless said site plan provides landscaping consistent with the provisions of this article.

The Planning Commission may also determine that landscaping requirements due to the unique features of the parcel would prevent development of required buffer zones, off-street parking area, landscaping or green belts. If such a determination is made, the Planning Commission may grant an exception from the landscaping provisions of this article. In the case of an administrative site plan review, the Planning Department may grant an exception based on the same site conditions.

The following landscape information shall be submitted as part of a site plan review. The landscape plan shall include, but not be limited to the following items:

Site constraints, such as lot configuration, topography, existing site footprint limiting planting area, utility easements, or general impracticality of the required standard.

The proposed reduction will not negatively impact adjacent properties, the public right-of-way, or the overall character of the site and surrounding area.

The remaining proposed landscaping is designed to meet the intent and purpose of this chapter.

Removed trees must be replaced with a one to one ratio. When one tree is removed, one tree must be replanted. The applicant must demonstrate what the existing caliper size of trees to be removed is, before removal. Trees must be replanted at the same or similar caliper size of the removed (once full growth maturity is reached).

Trees planted that are replacing removed trees described above must be replanted as the same or similar tree species that was removed.

When prohibited trees as shown in Table 7.15.4 are discovered on site and planned for removal, they shall be replaced with recommended plant materials as shown in Table 7.15.3.

Trees that are dead, prohibited, or diseased are exempt from replacement requirements. When the quantity of identified dead, prohibited, or diseased trees exceeds 50 trees or over 5% of the total trees, the City Arborist shall verify the status of the trees.

A summary table of existing trees shall be provided, indicating those trees that will be removed.

Trees intended to be preserved shall be indicated on the site plan.

To obtain credit, the preserved trees shall be arranged to meet the intent of this section, be of high quality, as confirmed by the City, and at least 2|1/2-inch caliper in size for deciduous trees, six feet in height for evergreen trees.

Each deciduous tree preserved that is between 2.5 inch to 7.9 inch caliper in size and evergreen tree that is between six feet to 19 feet shall be calculated as one required tree, two credits for deciduous trees with a caliper of eight inches or greater and evergreen trees greater than 19 feet.

The landscape plan shall include a matrix that lists required trees and credits for preserved trees.

During construction, tree protection fencing shall be placed 10 feet beyond the dripline of the tree. Unless space does not allow, in which case they shall at a minimum be placed at the dripline. The ground area within the fence line shall be maintained with vegetative landscape material or pervious surface cover. The Planning Commission may allow pedestrian pathways, driveways or parking within the dripline upon determination that the setback from the trunk of the tree is suitable to reasonably ensure protection of the tree and the public. Storage of soils or other materials within the dripline is prohibited.

If trees are lost within three years after completion of the construction, the property owner shall replace with new trees equal to the number of tree credits granted.

Tree credits may account for up to 50% of the required trees and be applied anywhere on the site.

The green belt plantings shall be planted within the required setback. Such plantings may be placed anywhere within the front yard if there is no front yard parking.

Greenbelts shall include only living materials and planting beds, except for approved sidewalks, bike paths, signs, driveways, and essential services.

Where sidewalks are located within the greenbelt, plant material shall be provided on each side of the pathway, whenever possible, to provide visual and physical separation between the vehicular and pedestrian circulation.

The greenbelt shall contain a minimum of one canopy tree and six upright shrubs per 30 linear feet, or fraction thereof, of street frontage including any openings for driveways, pathways or easements. Evergreen trees may be substituted for up to 50% of the required canopy trees when appropriate in consideration of the land use and existing character of adjacent uses. A hedgerow with upright shrubs planted 2 1/2 feet on center along the entire road frontage not to exceed three feet in height may also be utilized provided the clear vision requirements of § 7-14.05 are met.

Ornamental trees may be used to diversify greenbelt planting requirements, provided two ornamental trees shall be provided for each one required canopy tree.

Greenbelt plantings shall be arranged to simulate a natural setting such as massing or staggered rows, except where the Planning Commission finds a more formal arrangement would be consistent with the established character of the area.

Greenbelts shall be designed to ensure adequate sight visibility for motorists, adequate clearance for pedestrians and vehicles including compliance with the clear vision requirements of § 7-14.05, clearance from overhead utility lines, adequate separation from underground utilities and accessibility to fire hydrants. Where such conditions prohibit full compliance, the location of the required materials may be adjusted so as long as the design intent is met.

Landscaping shall be dispersed evenly throughout the parking lot in order to break up large expanses of pavement and assist with vehicular and pedestrian flow.

At least one canopy tree shall be provided per eight parking spaces.

All of the required parking lots trees shall be placed within the parking lot envelope as described by the area including the parking lot surface and extending outward 10 feet from the edge of the parking lot.

A minimum of 1/3 of the trees shall be placed within parking islands located inside the perimeter of the parking lot.

Parking lot islands shall be curbed and be at least 100 square feet in area. Islands within parking lots having less than 100 spaces may be a minimum of 10 feet in width, parking areas with more than 100 spaces shall have islands at least 20 feet in width. The depth of the island shall be two feet shorter than an adjacent parking space.

Only trees, shrubs, grass or other living ground cover shall be used within parking lot islands.

Where parking lots are located within the required front yard, a berm, hedge row, three-foot-high brick wall, or a three-foot-high wrought iron fence with a continuous evergreen hedge row shall be provided between the parking spaces and the street. The hedge row shall be planted with evergreen or deciduous shrubs, 2 1/2 feet on center. The landscape greenbelt required by § 7-15.02E, Greenbelts, above shall also be provided, except the hedge row plantings may be credited towards the shrub plantings of § 7-15.02E(4).

Where a parking lot or loading area for a nonresidential use abuts a residential district or use a minimum six-foot-high wall shall be provided between the parking lot and residential lot. Walls shall be constructed of brick or other masonry material compatible with the front facade of the principal building. A privacy fence may be approved where it is more compatible with adjacent residential uses.

Side slopes shall be such that the perimeter of the pond shall not need to be fenced.

One canopy or evergreen tree and 10 shrubs are required per 50 linear feet of pond perimeter, as measured along the top of the bank elevation. The required landscaping shall be planted in a random pattern, not limited to the top of the pond bank.

Where a natural landscape is found not to be particularly desirable, the Planning Commission may require some type of decorative fencing.

An aerator shall be provided in any pond where there will be standing water.

Where required, berms shall have a slope no greater than 1:3, i.e., one foot of vertical rise for each three feet of horizontal distance on the exterior side facing the street or adjacent land use with at least a two foot flat area on top (measured from the ground adjacent to the berm).

The berm area shall be planted with grass or other suitable ground cover to ensure that it withstands wind and weather and retains its height and shape.

Plant material shall not be located within four feet of the property line.

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

Creativity in landscape design is encouraged. Accordingly, required trees and shrubs may be planted at uniform distances, at random, or in groupings, depending on the designer's desired visual and functional effect and, equally important, the desire of the City to coordinate landscaping on adjoining properties.

Minimum plant sizes and spacing at time of installation shall be in accordance with Table 7.15.2.

The overall landscape plan shall not contain more than 33% of any one plant species. A mixture of plant materials (evergreen and deciduous trees and shrubs) is suggested in all landscape plans as a protective measure against disease and insect infestation.

The use of trees native to the area, and mixture of trees from the same species association, is encouraged.

All plants shall conform to the current issue of the American Standard for Nursery Stock published by the American Association of Nurserymen and shall have passed inspections required under state regulations.

All areas not occupied by building, pavement or storage shall be landscaped with living plant material. Stone or wood chips may be permitted when the maintenance of the living material would be impractical or undesirable due to size, configuration or character of the area or if part of drainage erosion control.

Plant materials recommended as part of landscape plans are included in Table 7.15.3.

Plant materials that are not permitted, as they split easily; their wood is brittle and breaks easily; their roots clog drains and sewers; and they are unusually susceptible to disease or insect pests, are included in Table 7.15.4.

In-ground automatic irrigation shall be provided for all landscaped areas.

All trees required on the site plan must be maintained and shall not be removed unless approved as a site plan amendment or a tree removal permit is obtained from the City Arborist. Any dead or diseased plants shall be removed and replaced.

Landscaping shall be installed such that, when mature, it does not obscure traffic signs, fire hydrants, lighting, drainage patterns on site or adjacent properties, or obstruct vision for safety of ingress or egress.

All plantings shall be planted to completion within three months, and no later than November 30, from the date of issuance of a certificate of occupancy if said certificate is issued during the April 1 through September 30 period; if the certificate is issued during the October 1 through March 31 period, the planting shall be completed no later than the ensuing May 31.

Plantings shall not be located within rights-of-way or utility line easements.

For those use districts and uses listed below, there shall be provided and maintained on those sides abutting or adjacent to a residential district an obscuring wall as required in Table 7.15.5, except otherwise required in § 7-15.03A(6) or B(6) below, and further subject to corner clearance requirements in § 7-14.05.

Chain-link or other wire fence utilizing metal, plastic or wood slats shall not be considered an obscuring wall for the purpose of this chapter. The City may in its review of site plans for specific uses, allow or require the provision of a greenbelt planting consisting of trees and shrubs to serve as an obscuring wall, where such obscuring walls are required under this chapter, and where conditions are such that a more effective and harmonious development with abutting or neighboring land uses would result. Review and approval shall be required by the City of types of plant materials and their location in such greenbelt.

Required walls shall be located on the lot line except where underground utilities interfere and except in instances where this chapter requires conformance with front yard setback lines in abutting Residential Districts. Upon review of the site plan, the Planning Commission may approve an alternate location for the wall or may waive the wall requirement if in specific cases it would not serve the purposes of screening the parking area effectively. Required walls may, upon approval of the Board of Appeals, be located on the opposite side of an alley right-of-way from a nonresidential zone that abuts a residential zone when mutually agreeable to affected property owners. The continuity of the required wall on a given block will be a major consideration of the Zoning Board of Appeals in reviewing such request.

Walls and screening barrier shall have no openings for vehicular traffic or other purposes, except as otherwise provided in this chapter and except such openings as may be approved by the Planning Commission during site plan review.

Walls shall be constructed of materials approved by the Building Official to be durable, weather-resistant, rustproof and shall be maintained by the property owner or tenant at all times equal in condition to the completed structure at the time of initial installation. Wood or wood products, when utilized, shall be treated and/or painted and shall be so maintained at all times. The finished side of the wall shall face the exterior of the property.

Walls may be constructed with openings which do not in any square section (height and width) exceed 20% of the surface. Where walls are so pierced, the openings shall be so spaced as to maintain the obscuring character required, and shall not reduce the minimum height requirement. The arrangement of the openings shall be reviewed and approved by the Planning Commission during site plan review.

A permit shall be required prior to the construction of any fence over three feet in height or over 16 feet in total length.

Location.

Height and design.

Materials and construction.

Maintenance.

Exceptions.

Where required. Sidewalks shall be required by the Planning Commission on one or both sides of the street or road in consideration of factors such as the density of development, age characteristics of the expected residents, expected traffic volumes along the street, proximity to other sidewalk systems and proximity to schools, parks and public institutions. Sidewalks shall also be required to be constructed where shown on the City's Non-Motorized Transportation Plan.

Sidewalk width. All sidewalks shall be a minimum five-foot-wide concrete and constructed in accordance with City Construction Specifications, and specifications of the American Association of State Highway and Transportation Officials (AASHTO). Sidewalks abutting parking areas shall be a minimum of seven feet to accommodate vehicle overhang.

Where required. Pathways shall be required to be constructed where shown on the City's Non-Motorized Transportation Master Plan, and where a connection to the City's Non-Motorized Transportation system is identified during the site plan review process.

Pathway width. Pathways shall be at least ten-foot-wide asphalt and constructed in accordance with City Construction Specifications, and the specifications of the AASHTO.

Crosswalks. Crosswalk pavement markings and signs may be required.

Barrier-free. All nonmotorized accommodations shall comply with Michigan Barrier-Free requirements.

Additional requirements as outlined in the City of Lapeer Construction Specifications may apply.

Location of all freestanding, building-mounted and canopy light fixtures on the site plan and building elevations.

Photometric grid overlaid on the proposed site plan indicating the overall light intensity throughout the site (in footcandles).

Specifications and details for the type of fixture being proposed including the total lumen output, type of lamp and method of shielding.

Use of the fixture proposed.

Any other information deemed necessary by the Building Official/Planning Department to determine compliance with provisions of this section.

All lighting.

Freestanding pole lighting.

Building-mounted lighting.

Window lighting.

Residential streetlighting.

Other lighting.

Sports field lighting, in use no later than 10:00 p.m., provided they are located at least 1000 feet away from any existing residential zone or use. Other sports field lighting may be approved by the Planning Commission after a determination that compliance with the standards in this article have been met to the greatest extent possible, and that all efforts possible were made to minimize any negative impacts to surrounding uses.

Swimming pools.

Holiday decorations.

Window displays without glare.

Shielded pedestrian walkway lighting.

Residential lighting with no off-site glare.

Streetlights.

A statement which confirms trash production will not exceed the capacity of the dumpster on site.

Signatures and indication of all parties involved (dumpster owner, dumpster leasers).

Waste receptacles shall have an enclosing lid or cover and be enclosed on three sides with a gate on the fourth side. The enclosure shall be constructed of brick or decorative masonry block material consistent with the principal building with a maximum height of six feet or at least one foot higher than the waste receptacle and spaced at least three feet from the waste receptacle. Suggested timber materials for the gate include Cedar, No. 2 Cedar rough sawn seasoned, Redwood, No. 2 Common Finish (S4S), Douglas Fir-larch or Southern Pine. Chain-link fencing with vinyl or wood strips is not acceptable screening material.

Waste receptacle enclosures shall be located in the rear yard or non-required side yard, at least 10 feet from any nonresidential property line, combustible walls, or combustible roof eaves and in no case be less than 20 feet from any residential district.

Waste receptacle enclosures shall be easily accessed by refuse vehicles without potential to damage automobiles parked in designated parking spaces.

The waste receptacle enclosure base shall be at least nine feet by six feet, constructed of six inches of reinforced concrete pavement. The base shall extend six feet beyond the waste receptacle pad or gate to support the front axle of a refuse vehicle.

No refuse or trash shall be permitted to be stored higher than the waste receptacle enclosure.

Such equipment and utilities shall not be located in any front yard and shall be placed not closer than three feet to any lot line in the CBD Central Business District, and not closer than 12 feet to any lot line in all other districts.

All such equipment shall be screened by a solid wall, fence, landscaping and/or architectural feature that is compatible in appearance with the principal building.

When visible from the right of way or residential use, roof-mounted equipment must be screened from view. A solid wall, or other architectural feature, shall be utilized for screening.