The intent of the General Site Development Standards is to preserve the quality and character of the City's environment by regulating man-made development and by preserving existing environmental amenities. The requirements of this Section are designed to achieve the following objectives:

A.

Uphold the City's right and duty to protect its natural resources and amenities, as established within the State Constitution and the enabling legislature.

B.

To enhance the visual quality of the City, while preserving and/or enhancing each individual property's economic value.

C.

To protect adjacent property owners, persons passing by, and the City from activities and/or negative impacts created by development.

1.

Reduce or eliminate glare into and from adjacent sites and activities.

2.

Reduce or eliminate debris, dust and other pollutants from the air.

3.

Control noise and provide acoustical modification into and from adjacent sites.

4.

Control the direction and velocity of surface water runoff and minimize soil erosion.

5.

Minimize visibility of undesirable elements contained within the site.

D.

Recognizing the above-cited benefits of the natural environment, it is important to integrate these features into development to improve the community's environmental qualities and to enhance the visual character of the built environment.

(ord. eff. April 24, 2021)

A.

Applicability. Screening is required between different zoning districts and uses according to the requirements of this Section of the Zoning Ordinance. The type of screening required in different situations is based on minor or major impact rankings.

1.

Where screening is required, only one adjoining use shall be responsible for its installation, except as noted herein. This use shall be referred to as the "use providing screening." The other less intense use shall be the "protected use." In instances where a "protected use" is developed adjacent to and after the use which is intended to provide the screening, the "protected use" shall provide the required screening.

2.

To determine the appropriate level of impact, refer to the adjoining zoning districts on the following Schedule of Screening Requirements. The level of impact is indicated where both uses interface. Specific requirements for screening improvements are described in the following subsection. If the Planning Commission determines that more intense and/or compatible screening is necessary due to the nature of the proposed use and/or the nature of the "protected use," it may require additional and/or alternative screening methods. These requirements are in addition to specific screening requirements set forth elsewhere in the Zoning Ordinance. The Planning Commission may waive the following screening requirements for a portion of the site where the building setback does not provide adequate space to install a required greenbelt.

B.

General Requirements.

1.

Whenever any yard (front, side or rear) is not designated for building, off-street parking, loading and unloading, storage, or other purpose within the terms and requirements of a given zoning district, it shall be landscaped with either approved natural materials or living plant materials which shall be maintained in an aesthetically pleasing condition.

2.

All landscaped areas shall be protected from the encroachment of vehicles by concrete curbing or other suitable device. Installation of sprinklers shall be required to ensure the maintenance of all landscaped areas.

3.

A detailed landscape plan for all unpaved areas shall be submitted to the Planning Commission, showing the names (common and botanical), location, spacing, planting size, planting and staking details of all plantings to be installed, and the location and types of all-natural materials proposed to be included in the landscape treatment of the yard areas. This provision shall apply to all landscape yards except for single-family residential uses. This landscape plan shall be reviewed and approved by the Planning Commission.

4.

Existing significant trees, tree stands, natural vegetation, and wildlife habitat shall be integrated into the site landscape plan to the maximum extent possible.

5.

Undeveloped portions of the site shall be seeded, mowed and maintained.

6.

Maintenance. The owner of the site shall maintain such landscaping in good condition to present a healthy, neat and orderly appearance, free from refuse and debris. All plant materials shall be continuously maintained in a sound, weed-free, healthy and vigorous growing condition and shall be kept free of plant diseases and insect pests. All unhealthy and dead material shall be replaced within one (1) year or the next appropriate planting period, whichever comes first.

7.

Quality. Plant and grass materials shall be of acceptable varieties and species, free of pests and diseases, hardy in Macomb County, and shall conform to standards of the American Association of Nurserymen and the City and shall have passed any inspections required under State Regulations.

8.

No plant materials used to satisfy all or some of the planting requirements of this Section shall be compromised of non-living materials.

9.

Approved ground cover used in lieu of grass, 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, with at least three (3) plants per square foot.

10.

Lawn Grass. Grass areas shall be planted in species normally grown as permanent lawns in Macomb County. Grass may be plugged, sprigged, seeded or sodded, except that rolled sod, erosion reducing net or suitable mulch shall be used in swales or other areas subject to erosion. Grass, sod and seed shall be clean and free of weeds and noxious pests or diseases. Grass shall be maintained at a length no greater than six (6") inches in height.

C.

Design Objectives. The following general design objectives and criteria shall be considered in the evaluation of landscape plans:

1.

Ample variety and quantity of ornamental plants, trees and shrubs should be provided. Variety should be achieved with respect to seasonal changes, species selected, texture, color and size at maturity.

2.

Landscaping should be encouraged that will serve the functions of enhancing the visual environment, ensuring public safety, moderating the microclimate and minimizing nuisances.

3.

Landscaping should serve to integrate the project with the site, with sensitivity to the natural topography, drainage and existing native vegetation. It should enhance the architecture of surrounding structures, when possible, by being of similar scale.

4.

Preservation of the existing landscape material and landforms is mandatory, particularly where mature trees are a part of the site.

5.

Landscaping shall be protected from vehicular encroachment. Raised planting surfaces and the use of curbs are required.

6.

The aesthetic and functional aspects of the proposed landscaping, both at installation and at maturity, shall be a paramount consideration in review and approval by the Planning Commission.

D.

Sustainability and Low Impact Design Considerations. As part of site design, the following sustainable building practices are strongly encouraged:

1.

Naturalized stormwater management features such as rain gardens, green roofs, bioswales, and bio-retention basins, which are integrated in a cohesive and logical manner to take advantage of site topography, orientation and visibility

2.

Use of pervious paving in lieu of impervious paving

3.

Paved areas reduced to the minimum necessary to accomplish efficient site circulation and parking

4.

Use of native landscaping

5.

Publicly accessible natural and open space

6.

Renewable energy features such as wind, solar, and geothermal

7.

Building siting to take advantage of solar orientation and wind protection

8.

Use of recycled products for infrastructure, site, and building materials

E.

Screening Requirements for Each Intensity/Impact Classification.

1.

Minor. The purpose of screening in this situation is to soften the impact of one land use on another. This creates an impression of space separation without necessarily eliminating visual contact. Screening intended to satisfy these objectives shall conform to the following standards:

a.

Seven (7') foot wide greenbelt.

b.

Eight (8') foot high evergreens and/or three (3") inch caliper deciduous trees planted at intervals not exceeding thirty (30') feet on center.

c.

A minimum of five (5) shrubs per thirty (30') feet which have an average height of three (3') feet. If evergreens are utilized as the primary screening device, deciduous shrubs shall be utilized. If deciduous trees are utilized as the primary screening device, evergreen shrubs shall be utilized.

2.

Major. Where major impacts occur, the required screening is intended to block the view of obtrusive or undesirable visual elements, provide protection from noise and blowing debris and create a strong impression of spatial separation. Screening in these situations shall conform to the minimum standards below:

a.

A minimum buffer zone of ten (10') feet shall be maintained between the protected use and the more intense use. The buffer zone shall be developed with a six (6') foot high continuous, decorative masonry wall or two (2) continuous rows of evergreens (spruce or pine), measuring at least eight (8') feet in height, evenly staggered, with each row planted at intervals not exceeding twenty (20') feet on center.

b.

One (1) deciduous tree, not less than three (3") inches in caliper, shall be planted within the greenbelt for every twenty (20') lineal feet.

c.

Additional low-level plant material shall be required along the entire length of the wall to provide continuous coverage. All such plantings shall meet the height and spacing requirements specified herein.

F.

Other Screening Specifications.

1.

Frontage Landscaping. Large, deciduous street trees shall be provided within every zoning district. The trees shall be spaced evenly in a linear fashion along all road rights-of-way. One (1) tree shall be planted for each twenty-five (25') feet of road frontage and shall be planted five (5') feet outside of the road right-of-way. In the case of single-family residential development one (1) street tree shall be required per lot or for every forty (40') feet of road frontage, whichever is greater. The Planning Commission may approve plantings within the road right-of-way in instances where setbacks or other similar circumstances prevent the applicant from planting said trees outside of the public right-of-way. Where street trees are permitted to be planted within the road right-of-way, final approval of such plantings shall be granted by the Mount Clemens Superintendent of Streets. Plantings within the road right-of-way shall meet all requirements of the Mount Clemens Trees, Shrubs and Plants Ordinance. In no way shall the plantings impair the clear vision triangle. The trees shall be a minimum of three (3") inch caliper at the time of planting. These trees may not be counted towards parking lot tree requirements.

2.

Landscaping of Buildings. Wherever a building is constructed which abuts a drive, service aisle, road, or other means of access or maneuvering, a minimum of seven (7') feet of landscaped area shall be provided around the equivalent of three sides or seventy-five (75) percent of the building. Landscaping shall not include walkways or paved service areas. One (1) small deciduous tree (see "Plant Material Size" Table) shall be provided for every twenty (20') feet of building length of such building.

3.

Parking Lot Landscaping. See Article 10.

G.

Schedule of Screening Requirements.

¹

In instances where a "protected use" is developed adjacent to and after the use which is intended to provide the screening, the "protected use" shall provide the required screening.

H.

Prohibited Materials. Where a landscape plan is required, the following plant materials are specifically prohibited:

I.

Plant Material Species and Size Requirements.

1.

Plant material species include, but are not limited to, the following:

a.

Evergreens. Fir, spruce, pine, Douglas fir, red cedar, arborvitae, and juniper (selected varieties).

b.

Large Deciduous Trees. Oak, maple, beech, linden, ash, gingko (male only), honey locust (seedless, thornless), birch, and sycamore.

c.

Small Deciduous Trees (Ornamental). Flowering cherry, plum, pear; flowering dogwood; hawthorn (thornless), magnolia, flowering crabapple, hornbeam, redbud, and Russian Olive (thornless).

d.

Large Evergreen Shrubs. Hicks yew, upright yew, spreading yew, Pfitzer juniper, Savin juniper, and Mugho pine.

e.

Small Evergreen Shrubs. Brown's, Ward's Sebion Yews, Dwarf Spreading Juniper, Dwarf Mugho Pine, and Euonymous Varieties.

f.

Large Deciduous Shrubs. Honeysuckle, Lilac, Border Privet (hedge plantings), Sumac, Buckthorn, Pyrancantha, Weigela, Flowering Quince, Barberry, Cotoneaster (Peking & spreading), Sargent Crabapple, Dogwood (Red Osier & Grey), Euonymous Varieties, Viburnum Varieties, and Tail Hedge (hedge planting).

g.

Small Deciduous Shrubs. Dwarf Winged, Regal Privet, Fragrant Sumac, and Cotoneaster (Rockspray) Cranberry)

h.

Ground Cover. Periwinkle, Euonymous Varieties, Hall Honeysuckle, and Pachysandra.

i.

Vines. Euonymous Varieties, Virginia Creeper, Baltic Ivy, and Wisteria.

2.

All proposed landscaped plantings shall meet the minimum size requirements specified in the Plant Material Size table listed below:

J.

Existing Vegetation. Existing vegetation that is going to be preserved may be counted towards meeting the landscaping requirements of this Article. The Planning Commission during site plan review may determine that existing landscaping or screening intended to be preserved would provide adequate landscaping and screening.

K.

Modifications and Waivers. Innovation in design of landscaping is encouraged. To that end, the Planning Commission may modify or waive these landscaping requirements upon a finding that sufficient screening would be provided, or the intent of the ordinance is met. Criteria which shall be used when considering a modification or waiver shall include, but shall not be limited to:

1.

Existing vegetation;

2.

Topography;

3.

Existing wetlands, floodplains, or other natural features;

4.

Existing and proposed building and parking lot placement;

5.

Building heights and views;

6.

Adjacent land uses and distance between land uses;

7.

Dimensional conditions unique to the parcel;

8.

Traffic sight distances;

9.

Alternative means of irrigation provided satisfactory to the Planning Commission.

(ord. eff. April 24, 2021)

A.

Residential Fences, Walls, Hedges and Protective Barriers

1.

The erection, construction or alteration of any fence, wall, hedge or other type of protective barrier in a single-family district shall be reviewed by the Community Development Director. The Community Development Director shall approve all fences that conform to the requirements of the zoning district wherein they are proposed and meet the requirements of this Section.

2.

In any residential district, fences and walls are permitted along any lot line.

3.

Unless otherwise stated, fences shall be a maximum of six (6) feet in height. A residential property line abutting a railroad right-of-way shall be permitted to maintain a fence with a maximum permitted height of nine (9) feet.

4.

No fence located in the front yard shall be greater than forty-two (42) inches in height. Fences located in the front yard shall be decorative in nature. Chain link fencing shall not be considered decorative.

5.

In any yard, no fence within fifteen (15) feet of the intersection of a driveway and the property line shall be constructed of view-obscuring materials to ensure adequate clear vision for vehicular traffic. No fence located within this area shall exceed thirty-six (36) inches in height.

6.

No fencing shall have sharp design features and shall not contain barbed wire or razor wire.

7.

All fences in multiple-family residential districts shall be subject to site plan review procedures.

8.

For all fences hereinafter erected, the finished side of the fence shall face the property adjacent to the property where the proposed fence is installed.

B.

Fences in Other Than Single-Family Residential Zoning Districts

1.

Approval. All fences erected in multiple-family, manufactured housing, commercial and industrial districts shall require approval by the Community Development Director as part of site plan review.

2.

Rear and Side Yard. The height of fences in the side or rear yard shall not exceed eight (8) feet; except taller fences shall be permitted for recreation facilities, wireless communication facilities, and commercial uses that have received special land use approval for outdoor storage and industrial uses.

3.

Front Yard. Substantially solid or opaque fences located in the front yard shall not exceed three feet, and four feet for wrought iron fences. The Community Development Director may permit a taller privacy fence or an obscuring wall in the front yard on nonresidential lots where necessary for screening from adjacent uses.

4.

Materials. All fences hereafter erected shall be of an enclosure type. Barbed wire, spikes, razor wire, nails or any other sharp point or instrument of any kind on top or on the sides of any fence, or electric current or charge in said fences, are prohibited, except barbed wire cradles may be placed on top of fences enclosing permitted rear or side yard storage in the General Commercial, Light Industrial and Heavy Industrial Districts and public utility buildings, as deemed necessary in the interests of public safety by the Planning Commission.

C.

Walls. Whenever a wall is used in conjunction with the previously mentioned screening requirements, it shall be constructed according to the following specifications:

1.

Walls shall be constructed of reinforced protective decorative face brick (same as building), decorative poured reinforced concrete (to match building), or similar decorative building material determined to be acceptable by the Planning Commission. The color of brick or facing shall be compatible with brick used on the site and shall be durable, weather resistant, and easy to maintain.

2.

Walls shall be placed on the subject property with the outer edge of the wall located on the property line. Walls shall have no openings for vehicular traffic, unless providing vehicular cross-access as approved by the Planning Commission.

3.

The wall shall meet all Building and Engineering requirements of the City.

4.

No such wall shall be painted, nor constructed of exposed concrete block, cinder block, or wood products.

5.

Unless otherwise expressly directed by the provisions of this Ordinance, all protective walls or greenbelts shall be provided when required along, and immediately joining, the zoning district boundary line and/or property line and shall be installed to lie wholly on the land of the applicant seeking site plan approval. In instances where drains, trees or other obstacles preclude such location, the Planning Commission shall determine the most appropriate alternative location.

6.

All walls required by this Ordinance shall be completely installed prior to the issuance of an occupancy permit for the use of the premises, except as provided hereinafter.

7.

In any case where the development of the land and/or buildings has been fully completed and an occupancy permit would otherwise be issued, and the completed installation of the wall, greenbelt and/or landscaping required is prevented by inclement weather or acts of nature beyond the control of the owner, the owner may receive a six month temporary occupancy permit subject to the completion of all such landscaping, provided that a sufficient financial guarantee has been posted at the City by the applicant.

8.

Maintenance of the wall or any other substituted screening device shall be the responsibility of the property owner on whose property such wall or screen is located.

(ord. eff. April 24, 2021)

A.

The location of trash receptacles shall be indicated on a site plan. Trash receptacles shall facilitate collection and minimize negative impacts on persons occupying the site, neighboring properties, traffic, or any public right-of-way. Trash receptacles shall not be in the front yard.

B.

All trash receptacles shall be screened from the public right-of-way on three (3) sides by the existing building or by a durable masonry enclosure compatible with the existing building architecture. Further, evergreen plantings shall be included around the enclosure to provide a continuous screen. All trash receptacles shall be placed on an eight-by-ten (8'x10') foot concrete pad. Concrete or metal bollards shall be placed between the trash receptacle and the rear wall of the enclosure. The trash receptacle area shall be screened at the opening with a six (6') foot high metal framed wood screening gate.

C.

The height of the masonry screening walls shall be six (6') feet. The walls shall be maintained to remain structurally sound and neat in appearance. Trash receptacles shall be so located and arranged to minimize their visibility from adjacent streets and uses. All trash receptacles shall be located on site to be as accessible as possible without interfering with vehicular circulation patterns.

(ord. eff. April 24, 2021)

A.

Mechanical equipment including central air conditioning units or generators, installed outside of residential dwellings and their attached structures, shall not become a noise nuisance and must be properly screened from view as required by the Community Development Department. Installation of such equipment shall also comply with all applicable provisions of the Zoning Ordinance, including the following:

1.

The unit shall be located behind the rear wall of the structure, no less than three (3') feet from the wall of the main structure. However, generators shall be located a minimum of five (5') feet from the wall of the structure, unless otherwise permitted by the National Fire Protection Association.

2.

Where a hardship exists preventing the equipment from being in a rear yard, the equipment may be in the side yard. The Community Development Director shall determine whether a hardship exists preventing a rear yard location. All such equipment shall meet the minimum side yard setback requirements of this Ordinance.

3.

All equipment shall be located on a concrete pad or other manufacturer recommended material as deemed acceptable by the Building Official.

B.

Roof-mounted appliances, including, but not limited to, air conditioners, heating apparatus, dust collectors, filters, transformers, and any other such appliance or apparatus, shall be enclosed on all sides by view-obscuring screening so as not to be visible from off the site. The design of the screening shall be approved by the Planning Commission as compatible with the architectural design of the building upon which it is located. Ground mounted appliances shall be screened using decorative landscaping, a decorative wall or wood screening fence, whichever the Planning Commission determines to be most appropriate.

(ord. eff. April 24, 2021)

A.

Outdoor lighting in conjunction with any site plan or special land use approval in all use districts shall conform to the following requirements as to type, location and intensity.

1.

All outdoor lighting used to light a specific site shall be shielded downward or below horizontal (maximum of 85 degrees from vertical) to reduce glare and shall be so arranged and designed to reflect light away from all adjacent residential districts or existing adjacent residences and public right of ways. No light shall cast a glare onto adjacent roadways.

2.

Artificial light shall be stationary and constant in intensity and color always when in use. There shall be no flashing, oscillating, moving or intermittent type of lighting or illumination. In addition, there shall be no bare bulb illumination of any kind exposed to public view.

3.

The lighting sources (bulbs or lenses) for non-residential properties shall not be visible from adjoining properties or rights-of-way. Also, the height of the non-residential lighting fixture, including the base, measured from the established grade shall not exceed twenty (20') feet.

4.

Carriage style and similar decorative lights which may have lighting sources which are not directed downward may be utilized in any district, however, such lights shall have internal shields to direct light downward and away from adjacent properties and roadways as necessary. The height of such lights shall not exceed fifteen (15') feet.

5.

Lighting at any nonresidential drive and street intersection may be required upon Planning Commission determination. Fixtures located at an intersection shall be full cut-off fixtures. Such lighting shall not exceed an average of one (1) foot-candle. Lighting at major intersections shall not exceed an average of 1.4 foot-candles.

6.

Ground lighting (up-lighting) used for illuminating signs, landscaping and architectural details shall be shielded away from public view, directed solely at the object to be lit and landscaped as necessary.

7.

A ground level photometric plan (in foot-candles) demonstrating compliance with ordinance standards and including the following information may be required for each development, as determined necessary by the Planning Commission.

a.

Lighting plan showing light pole and fixture locations and type designations.

b.

Photometric plan showing horizontal luminance levels in a point by point format with contour lines. Canopy lighting will also be included in luminance levels.

c.

Lighting manufacturers' equipment specifications and data sheets on the photometric plan, and

d.

Any other presentations required to convey the intent of the design.

8.

Light poles shall be located within parking islands or at the boundary of the parking lot area. In instances where parking abuts such location, the light pole must be set back a minimum of two and one-half feet to ensure proper overhang clearance.

9.

The intensity of outdoor lighting in all use districts shall be limited to the following amounts:

Schedule of Illumination (in foot-candles measured at the surface)

^*

No light measured (at eye level) at the property line shall be greater than one-tenth (0.1) foot-candle at the side and rear property line, nor greater than one-half (0.5) foot-candle or the intensity of the available street lighting at the front property line, whichever is greater.

(ord. eff. April 24, 2021)

A.

Intent. The purpose of this section is to enhance the health, safety, and welfare of the public by the development and maintenance of non-motorized infrastructure to allow for improved access to transportation and recreation opportunities.

B.

General Standards. All sidewalks and pathways shall adhere to the following standards:

1.

Sidewalks shall be installed along both sides of all streets and private roads or drives.

2.

Construction Standards. All sidewalks shall be concrete, at least five (5) feet in width, and constructed to the applicable standards of the State of Michigan and City of Mount Clemens Engineering Standards.

3.

Crosswalks. An inclined approach is required where sidewalks and bike paths intersect curbs for barrier free access to the sidewalk. Crosswalk pavement markings and signs may be required at intersections. Crosswalks may also be required to connect sidewalks across parking lots.

4.

Location. Sidewalks shall be installed within one foot of the right-of-way or easement. Sidewalks shall be located to align with existing or future sidewalks on adjacent lots.

5.

Non-motorized Pathways. The Planning Commission may require non-motorized pathways within open space areas. Pathways shall be a minimum five (5) foot wide asphalt. Alternative pervious materials, such as crushed gravel or wooden boardwalks may be permitted by the Planning Commission in areas with sensitive environmental features.

6.

Interior Sidewalks. An on-site sidewalk shall also be required as a means of connecting the principal building entrance with the road frontage sidewalk. Sidewalks may be required in other interior locations as part of site plan review where the Planning Commission determines that they are needed for pedestrian safety or convenience.

(ord. eff. April 24, 2021)

A.

The location of mailbox clusters shall not conflict with pedestrian or vehicular circulation. A dedicated pull-off area shall be provided that is out of the main travel lanes.

B.

The design of the mailbox cluster shall be integrated into the design of the overall development by utilizing decorative structures that are compatible with the site design and building architecture.

(ord. eff. April 24, 2021)

A.

Charitable donation drop boxes or other similar items shall be permitted in the rear yard or non-required side yard (meeting building setback requirements). These items shall not be permitted in the front yard, or any landscape greenbelt and shall not be permitted in a location that would block parking spaces, or loading areas and shall not obstruct vehicular circulation, fire lanes, or sidewalks.

B.

Drop boxes are limited to two (2) boxes per property in an area not to exceed a total of 120 square feet.

C.

Regular collection of dropped items is required and no items shall be left outside the drop box.

D.

The name and telephone number of the owner/operator, who's responsible for describing the kinds of items sought for donations and removing items must be noted on the outside of the box. A statement must also be included on the box that liquids, hazardous materials and dumping are prohibited.

E.

Written permission from the property owner is required.

(ord. eff. April 24, 2021)