Richfield Village Washington County
City Zoning Code
City Zoning Code
ARTICLE 13
Landscaping and Buffers
§ 170.1600 Legislative findings.
The Village Board makes the following legislative findings:
A.
A healthy environment is an indication of a healthy community.
B.
Landscaping helps to maintain and increase property values, which helps to protect public and private investment in a community.
C.
Landscaping provides lasting social, economic, environmental, and aesthetic benefits to the community.
D.
Landscaping helps to reduce the heat-island effect by shading parking lots, streets, and other hard-surfaced areas.
E.
Landscaped buffers are needed between parcels of incompatible land uses, and as the degree of incompatibility increases, the amount of buffering (width and landscaping) should increase.
F.
A variety of landscape plants is needed to ensure that the effect of a single disease (e.g., Dutch elm disease) or pest (e.g., emerald ash borer) on landscape plants is minimized.
§ 170.1601 Purpose.
This article is established to promote the public health, safety, and welfare and is intended to accomplish the following purposes:
A.
Make the Village more attractive and aesthetically pleasing;
B.
Promote and improve public health and safety through the abatement of noise, the glare of lights, dust, and air pollution;
C.
Improve the aesthetic appearance of the built environment;
D.
Ensure that land uses of different intensity have sufficient buffering between them to minimize negative effects;
E.
Promote economic development by providing a high quality of life;
§ 170.1602 Landscape plan.
The landscape plan shall include the preparer's name, date of preparation, a base site plan that matches the site plan submitted for approval, showing planting locations and existing plantings to be preserved, the landscape surface ratio percentage, a planting schedule of common name, botanical name, planting size, and calculations showing how the plan exceeds the minimum quantity. Landscape plans with the information below shall be reviewed as part of the site plan review process.
A.
The proposed name of the development, project, certified survey map, subdivision plat, or planned development district (PDD).
B.
The location of the proposed development, project, certified survey map, subdivision plat, or PDD.
C.
The names, addresses, and telephone numbers of the owners, subdividers, lessee and/or developer(s) of the property, landscape architect (if any), and of the designer of the plan.
D.
Date of the landscape plan submittal and all applicable revision dates.
E.
The boundary line of the site with dimensions and bearings, indicated by a solid line, and the total land area shall be encompassed on the plan.
F.
All proposed landscape bufferyard easements and/or areas of natural resource mitigation clearly delineated and dimensioned and graphically shown in relation to all proposed lot lines and lots upon which said landscape bufferyard easements or mitigation areas are located. A "bufferyard" is an area of transition along the property line setback or within the green space periphery of a residentially zoned district development. The intent of the buffer is to screen the abutting land use next to the adjoining property with an additional amount of landscaping as specified in this section.
G.
Location, extent, type (i.e., common name and scientific name in the case of plant materials), and sizes of all existing trees and natural resource features in all areas of the proposed development, subdivision, certified survey map, or PDD, such as woods, wetlands, streams, ponds, kames, kettles and other glacial features which are designated in a landscape bufferyard easement and/or mitigation area shall be indicated on the landscape plan. If any existing vegetation or other natural resource features are to be demolished or mitigated, the extent of such demolition or area to be mitigated shall be clearly delineated and so noted on the landscape plan. The seventy-five-foot buffer from all water bodies may be part of a wetland, floodway fringe or floodway area bufferyard.
H.
Location, extent, type (common name and scientific name in case of plant materials), and sizes of proposed landscaping and landscape plantings in all areas of the proposed development, subdivision, certified survey map, or PUD which are designated as a landscape bufferyard easement or for areas which are to serve as landscaped entrances or other special landscaped features of the development, subdivision, certified survey map, or PDD.
I.
If any natural resource feature is to be mitigated, either on-site or off-site, the plan for such mitigation in adequate detail, as required by the Plan Commission, shall be submitted with the landscape plan.
J.
Areas of a development, subdivision, certified survey map, or PDD designated as landscape easement areas shall be maintained by the property owner and kept free of all debris, rubbish, weeds, and tall grass by the property owner or homeowners' association (whichever is applicable).
K.
A plan is required and shall be based upon a survey by a registered land surveyor. The plan shall be prepared at a map scale of not more than 100 feet to the inch and shall show the information set forth in this article as applicable.
§ 170.1603 Landscaping required.
A.
Generally. Landscaping is required for on-lot landscaping, street bufferyards, peripheral bufferyards, and in off-street parking areas and in areas where vegetative mitigation is required. The area and/or length of each, as required herein must be measured in order to determine the amount of landscaping required.
B.
Additions to buildings which increase overall building area up to 50%. Additions to buildings which increase their overall building area up to 50% shall conform to the landscaping standards set forth in this division reduced by 25%.
C.
Snow storage areas. Areas landscaped with shrubs and/or trees shall not be used as snow storage areas.
D.
Bufferyards to resolve nuisances between adjacent zoning districts. The amount of land, the type of planting, and the amount of planting specified for each bufferyard requirement of this section are designed to resolve nuisances between adjacent zoning districts. Bufferyards are also designed to ensure a desired character along public streets and roads.
E.
Bufferyards required to separate different zoning districts. Bufferyards shall be required to separate different zoning districts from each other. Bufferyards function to eliminate or minimize potential nuisances, such as dirt, litter, noise, glare of lights, signs, and unsightly buildings or parking areas, or to provide spacing to reduce adverse impacts of noise, odor, or danger from fires or explosions.
§ 170.1604 Minimum landscape standards.
A.
Standard plant units. The type, plantings, sizes, and minimum quantities of landscaping, in terms of the number of standard plant units required is stated below. This section defines the standard plant unit and its definitions of this section. Table 13-1 states these plant unit requirements.
Table 13-1 Minimum Number of Standard Plant Units | ||
|---|---|---|
Type | Minimum Planting Size | Minimum Quantity |
Single Family and Two-Family Landscaped Outlots | ||
Canopy/shade tree | 2.5-inch caliper | 1.5 per dwelling unit |
Evergreen trees | 4 feet tall | 1 per dwelling unit |
Decorative trees | 1.5-inch caliper or multi-stem | 1 per dwelling unit |
Shrubs (flowering or evergreen) | 5-gallon | 3 per dwelling unit |
Business, Industrial, Institutional, and Park and Recreation[1] | ||
Canopy/shade trees | 2.5-inch caliper | 1 per 3 parking spaces |
OR | ||
Evergreen trees | 4 feet tall | 1 per 3 parking spaces |
Decorative trees | 1.5-inch caliper or multi-stem | 1 per 10 parking spaces |
Shrubs (flowering or evergreen) | 5-gallon | 1 per 1 parking spaces |
NOTE: | |
[1] | Park and ride lots are exempt from the minimum number of standard plant units. The minimum landscaping requirements shall be determined during the site plan review process by the Plan Commission, taking into consideration screening of the public way and adjacent properties with the intent of providing a comparable level of aesthetic character of the adjoining properties. |
B.
The following definitions and conditions shall apply to the application of Table 13-1.
(1)
All landscape standard requirements are based on the number of parking spaces required for each property as set forth in Article 14, unless otherwise stated in this section.
(2)
Canopy/shade trees are deciduous trees, evergreens are coniferous trees, and decorative trees are flowering and/or fruit-bearing trees, normally growing to a shorter height as compared to a shade tree. A decorative tree may be considered as a standard or multi-stem related decorative tree, depending on the geography of the property and areas that require landscape decorative plantings.
(3)
The number of plantings required per parking space shall be rounded to the next highest range. For example, 52 spaces in a commercial development shall require six decorative trees, not five.
(4)
The minimum number of plantings shall be five per property, for each type of specie.
(5)
In the event a use does not provide an amount of parking commensurate with the use (i.e., service station), then the minimum amount of landscaping shall be four canopy/shade or evergreen trees per acre, one decorative tree per acre, and five shrubs per acre. Each acre shall be divisible, rounded to the next number of plantings (i.e., 1.68 acres would require seven canopy/shade or evergreen trees: 6.72 rounded to 7).
(6)
In the event decorative trees and/or shrubs are not appropriate for a development, then those types may be replaced by one shade tree for every one required decorative tree and one shade tree or evergreen for every two required shrubs.
(7)
In the event evergreens are not appropriate for a non-multifamily development, then each required evergreen may be replaced by a shade tree, but not greater than a replacement of 70%.
(8)
Upright growing evergreens (i.e., junipers or arborvitae) may be used as an evergreen tree, given the same minimum planting size.
(9)
Shrub-type evergreens (i.e., arborvitae or Japanese yew) may be used as shrub, given the same minimum planting size.
(10)
Additional plantings are required to fully screen on all exposed sides, such as but not limited to refuse enclosures, utility boxes and buildings, underground utility vaults and outdoor areas of activity (i.e., a kennel-running operation, or outdoor dining facility). The additional amount of landscaping shall include a diversity of plantings, to include at least 1/4 of all plantings as evergreen trees, with the remaining portion as shrub and shade trees, in accordance with the minimum plant size requirements as stated in Table 13-1.
(11)
Properties zoned Walkable Hamlet District shall also meet all landscaping standards for such district.
(12)
All outlot related landscaping for single-family subdivisions, manufacturing or business parks, or mixed-use related developments must receive Plan Commission approval through a site, building and operation plan review prior to final plat approval.
§ 170.1605 Bufferyard.
A bufferyard consists of a line of trees and shrubs that provide a buffer from one lot or zoning district to the next. When development abuts or is across the street from a residential zoning or use, or a less intense use, such as a church or school, a bufferyard shall be required. The following shall apply:
A.
The minimum quantity of plantings required in Table 13-1 increases by 20%.
B.
Emphasis shall be placed on the increased amount of plantings within the bufferyard, except where preservation of existing plant material does not allow additional plantings.
C.
Evergreens and arborvitae are required within the bufferyard with a minimum planting height of six feet.
§ 170.1606 Credit for preserved existing plant materials.
Every attempt shall be made to preserve existing plant materials, especially around wetlands and groundwater recharge areas, in which case the following shall apply:
A.
In a non-bufferyard, existing healthy, high-quality landscape shade trees, evergreens, and decorative trees over six feet in height shall replace one equivalent type of required planting.
B.
In a bufferyard, existing healthy, high-quality landscape shade trees, evergreens and decorative trees over six feet in height shall replace one-half equivalent type of required planting.
C.
In both a non-buffer and bufferyard; existing healthy, high-quality landscape shrubs over five feet in height shall replace one required shrub planting.
D.
Plantings to be preserved shall be shown on the submitted landscape plan, including exact location, size and type.
§ 170.1607 Alternative minimum landscape surface ratio.
A.
Alternative No. 1 minimum landscape surface ratio. Use of the alternative minimum landscape surface ratio shall require a minimum caliper of three-inch shade trees, a minimum caliper greater than one-and-one-half-inch decorative trees and a minimum size of six-foot evergreens, along with an increase by 20% of the minimum quantity of plantings required by Table 13-1. If a bufferyard is present, then the required quantity increases by 30%. This alternate plan shall be used to buffer significant changes in land use, to screen arterial or collector roadways or residential development, or for conditional uses, or PUDs that shall require additional landscaping, buffering or screening.
B.
Alternative No. 2 minimum landscape surface ratio. If the development is within 10% of the maximum amount of impervious surface for the district, an additional amount of landscaping is required to meet or exceed a 40% increase in landscaping, based on the minimum quantity of plantings required in Table 13-1. The minimum caliper size of species shall be consistent with the requirements of the Alternative No. 1 landscape surface ratio. The intent of this section is to create additional landscaping around all buildings, in parking lot islands and around all parking lot perimeters.
§ 170.1608 Species of plantings.
To encourage a variety of year-round colors and planting of native vegetation, and to prevent destruction of the landscaping through disease, the following species mix is required for each planting type (Table 13-2).
Table 13-2 Plant Mix | ||
|---|---|---|
Provided Plantings | Minimum Number of Different Species | Minimum Number of Each Species Planted |
5 to 11 | 2 | 2 |
12 to 20 | 3 | 4 |
21 to 30 | 4 | 5 |
31 to 40 | 4 | 6 |
41 to 50 | 4 | 8 |
51 and above | 4 | 10 |
A.
No one species shall exceed 35% of species planted within a planting type, with three or more species required.
B.
At least two species of shade trees must be native to the Village, such as insect-resistant ash, elm hybrids, sugar maple, red oak, basswood, or black walnut.
§ 170.1609 Ground cover.
A.
All areas not covered by buildings or paving shall be covered with landscaping, grass or prairie grasses, or other organic ground materials.
B.
Open areas not covered by plantings shall be covered with grass, low-growing ground cover, or other landscape materials, except where existing natural vegetation of the site makes the growing of grass impossible. The use of trees to reduce water consumption is necessary, and the use of grass and prairie grass as ground cover on flat open areas is suggested. The use of growing, low-maintenance ground cover on slopes is encouraged. The landscape plan shall indicate which areas are designated, or best suited, for manicured lawns, prairie grasses, or reforestation, such as within residential open spaces.
C.
All parking lot landscaped islands shall be covered by grass, hardwood mulch, decorative stone, or other perennial-related ground cover.
D.
The type of ground cover to be used shall be shown on the landscape plan.
E.
The use of invasive species, such as buckthorn, garlic mustard, and purple loosestrife, is not be permitted in the Village.
F.
The estimated cost of the landscaping plan and ground cover shall be submitted to the Planning and Zoning Administrator.
§ 170.1610 Placement.
Generally, placement of all types of plantings shall be dispersed across the entire site at the discretion of the developer, with the following minimum guidelines:
A.
Hardiest species of plantings (including those engineered for high traffic areas) in the highest vehicular and pedestrian traffic areas.
B.
The native species of shade trees away from the highest vehicular and pedestrian traffic areas.
C.
Located to not obscure vehicle sight distances.
D.
Located so future growth is not over or inhibiting a sidewalk or parking/drive area.
E.
Located to soften and accentuate tall and elongated building walls.
F.
Emphasis of trees and plantings within bufferyards.
G.
Any fruit-bearing trees located away from parking/drive areas.
§ 170.1611 Protection of existing trees and flora.
A.
The subdivider or developer (as applicable) shall make every effort to protect and retain all existing trees, shrubbery, vines, and grasses not actually lying in public roadways, drainageways, building foundation sites, private driveways, soil absorption waste disposal areas, paths, and trails. Such trees are to be protected and preserved during construction in accordance with sound conservation practices, including the preservation of trees by well islands or retaining walls whenever abutting grades are altered.
B.
Towards that end, the following minimum procedures shall be followed during construction:
(1)
Generally. The subdivider's or developer's (as applicable) proposed method for preserving trees shall be reviewed by the Plan Commission or its staff during the preliminary plat, certified survey map, or PDD approval phase of application to the Village. If, in the opinion of the Plan Commission, the subdivider or developer (as applicable) has not taken the necessary precaution in preserving existing trees as required by this section, no zoning compliance permit or conditional use permit shall be issued, or plat approved, until such time as the subdivider or developer (as applicable), amends the plans for the preservation of such existing trees.
(2)
Snow fence required. During grading and construction, a snow fence shall be installed at the periphery of the tree's drip line. All construction equipment and vehicles shall be kept away from the perimeter of the trees at all times.
(3)
Limitation on encroachment of grading and construction equipment. All grading and construction equipment shall be forbidden from encroaching within the tree's dripline.
(4)
Material dumping prohibited within tree dripline. Materials detrimental to the tree shall not be dumped or placed within a tree's dripline or near the base of the tree where drainage toward the tree could adversely affect the health of the tree. Said materials shall include, but not necessarily be limited to, excess soil, stone or rock, additional fill, equipment, liquids, or construction debris.
(5)
Attachments to trees prohibited. No attachments or wires, other than those of a protective or nondamaging nature, shall be attached to trees to be preserved during construction.
(6)
Tree destruction and replacement. In the event that a tree designated on the approved preliminary plat, certified survey map, or PDD or Natural Resources Protection Plan for preservation should be destroyed or razed during the construction process, the subdivider or developer (as applicable) shall replace such tree of a species approved by the Plan Commission and having a diameter of not less than the tree so destroyed or razed. No one replacement, however, shall exceed three inches in diameter as measured at 12 inches above the ground level. However, several smaller diameter trees having a combined diameter equal to the tree razed or destroyed shall be planted for trees larger than three inches at the ratios set forth in Table 13-3. Said replacement trees shall be placed in the approximate location of the tree, or trees, so destroyed. Said replacement trees shall not be counted toward any mitigation measures which may be required of the subdivider or developer (as applicable) as specified elsewhere in this section.
Table 13-3 Minimum Tree Replacement Requirements | ||
|---|---|---|
Size of Tree Destroyed or Razed (inches in DBH) | Replacement Tree Requirements | |
Number of Trees Required | Maximum Size of Each Tree Required (inches in caliper) | |
8 to 10 | 1 | 3 |
10 to 16 | 2 | 3 |
16 to 24 | 3 | 3 |
24 to 30 | 4 | 3 |
30 to 36 | 5 | 3 |
36 or greater | 6 | 3 |
§ 170.1612 Requirements for installation and maintenance of landscape plants.
A.
All landscaping and bufferyard material shall be installed on the property within one year after the building permit has been issued.
B.
Maintenance of the landscaping is the responsibility of the property owner or homeowners' association. Landscaping shall be maintained in substantial conformity with the approved landscape plan. Maintenance of the landscaping may include watering, mowing, pruning, fertilizing, and/or replacement of irrigation systems.
§ 170.1613 Review of plans and specifications by the Zoning Administrator.
The Zoning Administrator shall review the plans and specifications for conformance with the requirements of this section and other pertinent Village ordinances and design standards. If the Zoning Administrator rejects the plans and specifications, the Zoning Administrator shall notify the subdivider or developer (as applicable), who shall cause the modification of the plans or specifications or both accordingly. When the plans and specifications are corrected, the Zoning Administrator shall approve the plans and specifications.
§ 170.1614 Authorization to start construction.
Prior to starting the work covered by the approved plans and specifications, a preconstruction meeting shall be held with the Zoning Administrator before work begins and written authorization to start said work shall be obtained from the Zoning Administrator upon receipt of all necessary and required permits and in accordance with the construction methods prescribed by this section and subdivision development agreement. Building permits shall not be issued until all improvements required by this section and subdivision development agreement are satisfactorily completed.
§ 170.1615 Landscape guarantee.
The property owner must provide a financial guarantee to ensure the required landscaping survives the first two growing seasons. The amount of the guarantee must be 110% of the cost of the required plant materials.