The intent of the requirements included in this article is to improve the quality of the city’s environment by regulating man-made development and by preserving the city’s natural resources. These requirements seek to improve the environment resulting from development by requiring or limiting certain constructed features. The requirement also strives to preserve and enhance the environment by requiring the replacement of destroyed or altered natural features and preserving those already in place.

   The landscaping requirements included herein are intended to accomplish the following:

      Maintain and enhance the visual character of the city;

      Screen and buffer objectional views and uses within and between uses;

      Define exterior site functions and areas;

      Reduce glare into and from the site;

      Reduce dust and other pollutants suspended in the air;

      Control noise and provide acoustical modification into and from the site;

      Contain odors and minimize their passage into and from the site;

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

      Moderate interior and exterior temperatures by controlling solar radiation on buildings and paved surfaces; and

      Maintain aesthetic quality of property and enhance its value.

   Screening shall be required between different zoning districts and classifications of uses according to the requirements of this section. The type of screening needed between uses is related to the classification of use and the location of different functional site development areas relative to adjoining uses and districts.

   For the purpose of determining the type of screening required in various situations, the following four levels of impact have been identified:

      No impact (identified by "blank space" on the preceding Table of Screening Requirements)

      Minor impact (identified by "1" on the preceding Table of Screening Requirements)

      Moderate impact (identified by "2" on the preceding Table of Screening Requirements)

      Major impact (identified by "3" on the preceding Table of Screening Requirements)

   For each level of impact, a different type of screening (or authorized alternative screening) is required, as set forth in section 24.01A.

   Where screening is required, only one of the adjoining uses shall be responsible for installing the screening. This use shall be referred to as the "use providing screening." The other use shall be the "protected" use. To determine those instances where screening is required, locate the specific adjoining uses on the following table. The level of screening between various site functions is indicated in that space on the table where both uses intersect.

 

   A.   Screening alternatives for each intensity/impact classification. Screening based upon the anticipated impact as designated in the Table of Screening Requirements above shall be provided and maintained in accordance with the following requirements by the use providing the screening to reduce the effect of the more intense use upon the protected use:

      1.   No impact. Where there is no anticipated impact on the protected use, no screening or buffering is required between adjoining uses.

      2.   Minor impact. Where there is a minor impact, there is a need to soften the impact of one land use on another, which can be accomplished with a broken screen, which creates an impression of space separation without necessarily eliminating visual contact. Screening intended to satisfy these objectives shall conform to the following standards:

         a.   Ten foot wide greenbelt;

         b.   Six foot high evergreens and/or three inch caliper deciduous trees shall be planted at average intervals not exceeding 20 feet on center;

         c.   Shrubs and ground cover or mulches so as to cover the ground upon planting. All such plantings shall meet the height and spacing requirements specified herein.

      3.   Moderate impact. Where there is a moderate impact, there is a need to provide a better separation and buffering of land uses and to minimize the impact of the more intense use on the protected use. Screening provided in these instances shall conform to the following standards:

         a.   15 foot wide greenbelt. Six foot high evergreens or three inch caliper deciduous trees shall be planted at average intervals not exceeding ten feet on center. Not more than 50% of planting shall consist of deciduous trees. Shrubs, a minimum of 18 inches in height, and other ground cover or mulches shall be planted to cover the ground upon planting.

         b.   A four foot high decorative masonry wall. The wall shall be placed on the property line and shall not extend into any required front yard setback. Where a four foot high wall abuts a six foot trash receptacle screening wall, the four foot wall shall be increased to six feet to provide a continuous uniform wall profile along the property line.

         c.   A four foot high landscaped earthen berm. A berm may be constructed in place of either the wall or greenbelt. Said berm shall meet the requirements of this section.

         d.   Whenever the layout of the site places vehicular parking areas adjacent to a residential district, a four foot high decorative masonry wall shall be required in place of the greenbelt requirement. The wall shall be placed on the property line and shall not extend into any required front yard setback.

      4.   Major impact. Where there is an anticipated major impact, there is a need to block the view of obtrusive or undesirable visual elements and exclude all contact between such uses by creating a strong impression of special separation. Screening in these situations shall conform to the following standards:

         a.   Six foot high decorative masonry wall. The wall shall be placed on the property line with a ten foot wide landscaped greenbelt provided between the wall and the building, parking lot or loading area and shall not extend into any required front yard setback. One 3-inch caliper deciduous tree shall be planted on the greenbelt for each 30 feet of wall length, with one additional 3-inch caliper deciduous tree required if the length of the wall is between 30 foot multiples. The remainder of the greenbelt shall be planted with grass, ground cover or other acceptable landscape materials as determined to be appropriate by the Planning Office. The ten foot wide landscape greenbelt is not required for O-1 and O-2 zoned properties.

         b.   A six foot high landscaped earthen berm. In lieu of the wall, the Planning Department may allow the development of a six foot high landscaped earthen berm meeting the requirements of this section or a 20 foot wide greenbelt with a three foot high landscaped earthen berm planted with two staggered rows of six foot high evergreens planted at intervals not exceeding ten feet on center. Shrubs, a minimum of 30 inches in height, or other ground cover and mulches so as to cover the ground upon planting shall be required.

         c.   In order to increase compatibility with previously developed adjacent property, the Planning Department may reduce the minimum wall height to conform to a previously established wall profile pattern on adjacent properties. The Planning Department in such instances may require additional screening in order to provide the appropriate buffer between the adjoining uses.

   B.   Other screening specifications.

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

         a.   Walls shall be constructed of protective face brick, decorative poured concrete, precast panels, fluted block (both sides) or similar decorative building material determined to be acceptable by the Planning and Building Departments. The color of brick or facing shall be compatible with brick used on the site and shall be durable, weather-resistant, rustproof and easy to maintain;

         b.   Walls shall be placed on the lot line and shall have no openings for vehicular traffic or other purposes, except as otherwise provided in this ordinance and except such openings, and the arrangement of such, as may be approved by the Planning Department for the purposes of public safety. Where walls are pierced, the openings shall not reduce the minimum height requirement;

         c.   The foundation of any wall shall be constructed as per the requirements of the Building Department;

         d.   No such wall shall be constructed of exposed concrete block, cinder block or wood products. Painted walls shall be prohibited, except this prohibition shall not prevent required maintenance of a wall previously allowed under a prior zoning ordinance;

         e.   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 shall be installed so as to lie wholly on the land of the applicant seeking site plan approval;

         f.   All walls or greenbelts 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;

         g.   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 an extension of no more than six months, subject to the requirements of section 29.03 and 29.04 of this ordinance;

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

         i.   Wall height shall be measured from the grade at the property line of the property required to provide the wall.

      2.   Berms.

         a.   Berms shall be designed to be consistent with architectural character of the building(s) to be located on the site and shall consist of landscaped earth mounds possessing a maximum slope ratio of three feet horizontal to one foot vertical, except where retaining walls are used. Said slopes shall be designed and planted with sod or hydro-seeded to prevent erosion.

         b.   In those instances where a berm is included as part of a greenbelt, a detailed drawing and cross-section of the proposed berm shall be provided as part of the landscape plan.

      3.   Special requirements; uses abutting nonresidential use in residential district. If a development abuts a nonresidential type use located in an R district (such as a church, school or public institutional facility) the screening required by the table may be modified by the City Planner to a minor intensity impact, unless more protective screening is required by the specific standards for the particular abutting uses.

      4.   One family development masonry walls. A decorative masonry wall located along the outside perimeter of a one family residential development (including masonry wall screening integrated with other berms and landscaping) which screens the development from major or secondary thoroughfares may be constructed with a maximum height of six feet (except for columns, corner posts and other decorative architectural features which may have a maximum height of ten feet). Columns, corner posts and other decorative architectural features exceeding six feet in height shall be in scale with the adjoining landscape treatment and shall be spaced so that the wall height is predominantly six feet or less. The Planning Commission may permit walls of different materials or of different heights as a special land use, provided the requirements of Article 25 are met. No wall permitted under this paragraph shall be constructed of exposed concrete block, precast concrete panels or poured concrete. All such structures shall comply with all applicable ordinances of the city, including corner clearance requirements. Signage meeting the requirements of section 28.13 paragraph E.14. may be included as part of any wall located at the entrance to the development.

(Ord. No. 278-A, §§ 42, 43, 4-17-90; Ord. No. 278-B, § 1, 5-15-90; Ord. No. 278-C, § 1, 5-15-90; Ord. No. 278-E, § 10, 7-3-90; Ord. No. 278-L, § 1, 6-2-92; Ord. No. 278-Q, §§ 5-7, 10-3-95; Ord. No. 278-U, §§ 11, 12, 1-6-98; Ord. No. 278-X, §§ 13, 14, 4-6-99; Ord. No. 278-Y, § 35, 5-16-00; Ord. No. 278-DD, § 7, 7-6-04)

   A.   General requirements.

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

      2.   Whenever, in this ordinance, a landscape treatment is required, it shall be in accordance with the specific use as mentioned in this section. All landscaping shall consist of approved natural materials or living plant materials. Such landscaping shall hereafter be maintained in a presentable condition and shall be kept free from refuse and debris; provided, further, that 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 landscaping shall have an irrigation (water sprinkler) system installed and maintained in good operating condition to ensure the maintenance of all landscaping in a healthy, thriving condition. The Planning Department may modify or waive the irrigation system requirements for natural vegetation areas of the site, where an alternative method of irrigation is provided, or where installation of an irrigation system is impractical or unfeasible due to the unavailability of a proximate water supply or other existing site conditions.

      3.   A detailed landscape plan for all yard areas shall be submitted to the Planning Department showing the names (common and botanical), location, spacing, starting size and planting and stalking 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, including those expanded beyond the minimum setback requirements of this ordinance. This landscape plan shall be reviewed and approved by the Planning Department which must approve the plan prior to granting final site plan approval. In the case of commercial developments exceeding 75,000 square feet, the landscape plan shall be reviewed and approved by the Planning Commission prior to final site plan approval.

      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 and subsequent phases of the site shall be seeded, mowed and maintained.

      6.   The Planning Department may approve other materials such as masonry walls or brick, stone and cobblestone pavement upon a showing by the applicant that general plantings will not prosper at the intended location.

   B.   Design objectives.

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

         a.   Ample variety and quantity of ornamental plants, trees and shrubs should be provided. A few dominant types are usually chosen with subordinate types interspersed for accent. Repeating some types creates unity, but no types should be overused. Variety should be achieved with respect to seasonable changes, species selected, texture, color and size at maturity;

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

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

         d.   Preservation of the existing landscape materials and landforms is usually desirable, particularly where mature trees are a part of the site;

         e.   Visual variety should be the aim of landscaping treatment. Landscaping should be used to break up large expanses of pavement;

         f.   Local soil, water and other climatic conditions should be considered when choosing landscape materials to create optimum conditions for their survival and to ensure that they will thrive with a minimum amount of maintenance;

         g.   Landscaping should be protected from vehicular and pedestrian encroachment. Raised planting surfaces and the use of curbs are ways of achieving this objective;

         h.   Species that are a public nuisance or that cause litter should be avoided. When landscaping is to be installed in areas that children will frequent, trees and bushes with sharp needles shall be prohibited;

         i.   The aesthetic and functional aspects of the proposed landscaping, both at installation and at maturity, should be considered.

      2.   In addition to the site landscaping requirements of this section 24.02, sites located within a Development Areas shall comply with the requirements of article 22, section 22.04.

   C.   Plants and materials.

      1.   All plant materials used shall be placed in fertile soil with good surface drainage and shall be given reasonable maintenance necessary to ensure their healthy existence and survival. All natural materials shall be maintained, refurbished or replaced as necessary to ensure a positive aesthetic quality.

      2.   All proposed landscaped plantings shall meet the minimum size requirements specified in the following table. Minimum tree height is measured from the established grade.

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

      1.   Boxelder;

      2.   Soft maple (red silver);

      3.   Elm;

      4.   Poplar;

      5.   Willow;

      6.   Horse chestnut (nut bearing);

      7.   Tree of heaven;

      8.   Catalpa;

      9.   Fruit-bearing trees;

      10.   All thorned trees and shrubs;

      11.   Ribes (gooseberry);

      12.   Cottonwood.

 

(Ord. No. 278-F, § 13, 8-8-90; Ord. No. 278-X, § 15, 4-6-99; Ord. No. 278-Y, § 36, 5-16-00; Ord. No. 278-DD, § 8, 7-6-04; Ord. No. 278-JJ, § 7, 3-4-08; Ord. No. 278-II, § 2, 3-19-08; Ord. No. 278-YY, § 2, 10-4-16 )

   The intent of these requirements is to enhance the visual environment of the city; to promote public safety; to moderate heat, wind and other local climatic effects produced by parking lots; and to minimize nuisances, particularly noise and glare.

      1.   All off-street surface parking areas required under the Zoning Ordinance shall incorporate and provide curbed landscaped islands at the end of each parking row. The Planning Department or Planning Commission (as the case may be) may modify the requirement for curbed landscape islands in instances where the installation of curbed landscaped islands would impair the use of the site or otherwise be impractical, based upon the size, configuration or anticipated traffic generation on the site.

         a.   Curbed landscaped islands shall be a minimum of 150 square feet in area.

         b.   The curbed landscaped islands shall be planted with shrubs or other flowering plants that provide coverage of at least 50% of the area of the island.

         c.   Interior parking lot trees shall be provided at a rate of one tree for each five parking spaces and shall be planted in curbed landscaped islands or adjacent to an off-street parking area. (See illustration below)

         d.   The minimum size of all parking lot trees shall be three inch caliper at the time of planting. The following types of trees or similar types are considered to be suitable for off-street parking areas:

            i.   White fir;

            ii.   Norway maple;

            iii.   Tulip tree (magnolia);

            iv.   Austrian and red pine;

            v.   Moraine, skyline, majestic and sunburst locusts.

         e.   All trees, shrubs and other landscaping planted in or adjacent to an off-street parking lot shall be installed in a location and pruned and maintained in a manner to maintain clear vision for vehicles, bicyclists and pedestrians in the vicinity of the trees, shrubs, or other landscaping.

      1.    A minimum of one frontage tree shall be provided for each 750 square feet of frontage greenbelt. Frontage trees shall include trees such as Honey Locust, River Birch, Spruce, Chanticleer Pear, Cleveland Select Pear, Basswood, Hackberry, Linden, Oak, Ginkgo, Maple, etc. Frontage trees shall be a minimum of three inches in caliper at the time of planting.

      2.   In addition to the frontage trees required above, one plant/shrub shall be provided for each 300 square feet of frontage greenbelt. Frontage plants/shrubs shall include but are not limited to: Knock Out roses, nearly wild roses, dwarf lilacs, hydrangeas, maiden grasses, large hostas, sedums, densi yews, Carpet roses, Russian sage, etc. Plants or shrubs shall be a minimum size of two gallon size at planting.

      3.   In addition to the plantings above, supplemental perennial grasses and flowers shall also be provided. Perennial grasses and flowers may include black-eyed Susans, fescue grass, oat grass, day lilies, Indian grass, dropseed, blue stem, etc.

      4.   Wherever a parking lot or vehicle parking space is located within 50 feet of a public street, right-of-way or private street, the perimeter landscaping shall also include a landscape hedge of deciduous or upright evergreen shrubs. The number of required shrubs shall be equivalent to one shrub for each 30 inches of parking or maneuvering lane along the roadway or right-of-way, unless appropriate planting practices otherwise dictate. Plantings may be planted in either a formal hedge or in natural groupings. The Planning Department may approve other plant materials or configurations that the Planning Department determines provide the equivalent of the required frontage landscape.

      5.   The types of trees and shrubs planted as a result of this section shall be diverse in nature. No one specific species of tree shall account for more than 50% of the total number of trees or shrubs.

      6.    All plantings shall conform to the required corner clearance requirements of Section 28.03.

      7.   Properties that have frontage on Van Dyke Road between 14 Mile Road and 18 Mile Road shall incorporate landscape materials and plant types listed in the 2016 LDFA/Smart Zone Enhancement Report. A mixture of shade trees, ornamental trees, perennials and grasses shall be utilized from the list and planted in a manner consistent with the overall conceptual rendering for the corridor.

      8.   The proposed plantings shall provide a continuous landscaping scheme across the entire road frontage and meet the minimum planting requirements of Section 24.03.

      9.   Frontage landscaping may be installed in accordance with any of the following illustrations:

   Permitted Landscaping on Interior Lots or Interior Parcels

      1.   To ensure that landscape materials do not constitute a driving hazard, clear vision site triangles shall be established at all street intersections and at the intersection of site driveways and streets. No fence, wall, shrubbery, sign or other obstruction to vision above a height of 30 inches from the established street grades shall be permitted within the triangular area formed at the intersection of any street right-of-way lines by a straight line drawn between said right-of-way lines at a distance of 25 feet from their point of intersection. In addition, no fence, wall, shrubbery, sign or other obstruction to vision above a height of 30 inches from the established street grades shall be permitted within ten feet from any sidewalk. Internal parking lot landscaping improvements should be located to avoid blocking the vision of drivers within the parking lot.

(Ord. No. 278-D, § 1, 5-15-90; Ord. No. 278-R, § 13, 8-20-96; Ord. No. 278-DD, § 9, 7-6-04; Ord. No. 278-YY, § 3, 4, 10-4-16)

   In all zoning districts, except M-1 and M-2, 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 opaque walls so as not to be visible from off the site. The design of the screening device shall be compatible with the architectural design of the building upon which it is located.

   A.   The location of trash receptacles and trash compactors shall be indicated on a site plan. All such trash receptacles or trash compactors shall be located on the site so as to facilitate collection and minimize any negative impact on persons occupying the development site, neighboring properties, site traffic circulations patterns or any public right-of-way.

   B.   All trash receptacles shall be screened on three sides by decorative masonry walls which are similar to or compatible with the exterior construction materials used elsewhere on the site. Chain link fencing with view-obscuring slats or wooden privacy fencing shall be prohibited. A door or gate of an enclosure screening trash receptacles or dumpsters shall be constructed of steel materials with a decorative wood or other decorative durable face material. All trash receptacles shall be placed on a concrete pad of not less than ten feet by ten feet in size with a minimum of six inch thick concrete. Concrete or metal bollards shall be placed between the trash receptacle or dumpster and the rear wall of the enclosure.

      1.   For sites that utilize a trash compactor, the trash compactor shall be appropriately screened with a decorative wall, matching the heights of the trash compactor and that matches the architecture of the building. Other suitable screening mechanisms may be approved by the Planning Department (or the Planning Commission as the case may be), provided the screening is equivalent to the required wall.

   C.   Any screen around a trash receptacle shall be six feet in height. The walls shall be maintained so as to remain structurally sound and neat and clean in appearance. Trash shall not be allowed to overflow from the receptacle. Trash receptacles shall be so located and arranged to minimize their visibility from adjacent streets and uses. No trash receptacle in a multiple family or commercial zoning district shall be placed any closer than 40 feet to any residential zoning district. All trash receptacles shall be located on the site so as to be as accessible as possible without interfering with vehicular traffic patterns.

   D.   If usage patterns determine that the number of trash receptacles provided on site are insufficient to handle the volume of refuse, additional receptacles may be required by the Department of Public Works. Any additional trash receptacles so provided shall be located and constructed according to the standards contained in this section. Site plan review is also required.

   E.   Trash compactors shall be placed on a minimum six inch thick concrete pad of at least ten feet in width and of sufficient length to accommodate all equipment and an approach to allow for service pickups. All compactors shall be screened with either a six foot masonry wall or with sight-obscuring landscaping of sufficient height to substantially screen the compactors from view from a public thoroughfare or any residential district. The masonry wall shall be constructed of materials similar to or compatible with the exterior construction materials used elsewhere on the site.

   F.   Recycling bins must be located on a ten foot by ten foot by six foot concrete pad and enclosed with a six foot high chain link fence. A six foot masonry wall is required if bins are visible from a public thoroughfare or any residential district. All bins must have locking lids and be located and constructed according to the standards of this section.

(Ord. No. 278-F, § F, § 14, 8-8-90; Ord. No. 278-Q, § 8, 10-3-95; Ord. No. 278-T, § 12, 6-3-97; Ord. No. 278-YY, § 5, 10-4-16)

   A.    Intent. The regulations in this section are intended to:

      1.   Require sufficient lighting for parking areas, walkways, driveways, building entrances, loading areas, outdoor task areas, and common areas to ensure the security of property and safety of persons.

      2.   Prevent the adverse effects of inappropriate lighting, including glare, light trespass onto adjoining properties, light pollution and sky glow, and energy waste.

      3.   Permit and encourage the use of lighting that complements and enhances the aesthetics of the city in general while providing the above-mentioned benefits.

   B.    Definitions. The definitions below shall apply to the words and phrases used in this section 24.06. Words and phrases not defined in this section 24.06 paragraph B but defined in article 31 shall be given the meanings set forth in article 31. All other words shall be given their common, ordinary meaning, unless the context clearly requires otherwise.

      BULB (OR LAMP). The source of electric light (to be distinguished from the whole assembly, which is called the luminaire).

      DISABILITY GLARE. An intense light that results in reduced visual performance and visibility, and is often accompanied by discomfort.

      FILTERED FIXTURE. Light fixtures having glass, acrylic, or translucent enclosures to filter the light.

      FIXTURE. The assembly that holds the lamp in a lighting system. The fixture includes the elements designed to give light output control, such as a reflector (mirror), refractor (lens), the ballast, housing, and the attachment parts.

      FOOTCANDLE. Illuminance produced on a surface when a lumen is distributed into an area of one square foot.

      FULLY SHIELDED AND DOWNWARD DIRECTED FIXTURE.

         a.   An outdoor lighting fixture that is shielded or constructed so that (i) no light is projected above the horizontal plane of the fixture and (ii) all light emitted is projected onto the site and away from adjoining properties. The light-emitting surface in a fully shielded and downward directed fixture is not visible from adjoining properties, and does not cause glare or light trespass that interferes with the vision of motorists.

         b.   *Note: If the lamp, any reflective surface, or lens cover (clear or prismatic) is visible when viewed from above or directly from the side, from any angle around the fixture, the fixture is not fully shielded.

         c.   Lamps in fixtures that are shielded from direct view when viewed from the side or above but contain or have reflective surfaces within a fixture or the lens cover that is directly visible from the side are not fully shielded.

      HIGH PRESSURE SODIUM (HPS) LAMP. High-intensity discharge lamp where radiation is produced from sodium vapor at relatively high partial pressures (100 torr).

      INCANDESCENT LAMP. A lamp that produces light by a filament heated to a high temperature by electric current.

      LASER SOURCE LIGHT. An intense beam of light, in which all photons share the same wavelength.

      LIGHT TRESPASS. Light falling where it is not wanted or needed (also called spill light).

      LOW PRESSURE SODIUM (LPS) LAMP. A discharge lamp where the light is produced by radiation from sodium vapor at a relatively low partial pressure (about 0.001 torr). A LPS lamp produces monochromatic light.

      LUMEN. Unit of luminous flux; the flux emitted within a unit solid angle by a point source with a uniform luminous intensity of one candela. One footcandle is one lumen per square foot. One lux is one lumen per square meter.

      MERCURY VAPOR LAMP. A high-intensity discharge lamp where the light is produced by radiation from mercury vapor.

      METAL HALIDE LAMP. A high-intensity discharge mercury lamp where the light is produced by radiation from metal-halide vapors.

      NON-ESSENTIAL LIGHTING. Outdoor lighting which is not required for safety or security purposes.

      RECESSED CANOPY FIXTURE. An outdoor lighting fixture recessed into the canopy ceiling so that the bottom of the fixture is flush with the ceiling.

   C.    General Requirements. All lighting shall comply with the following general requirements:

      1.   In order to prevent sky-glow, exterior lighting (including wall-pack fixtures) shall be fully shielded and downward directed. No light that is emitted from the fixture shall project above a 90-degree horizontal plane running through the bottom of the lowest part of the fixture. Exterior mounted incandescent light bulbs 100 watts or less, and exterior lighting directly illuminating a United States flag in a manner that does not create disability glare or light trespass to an adjacent residential area or public/private roadway are exempt from the shielding requirement.

      2.   In order to prevent disability glare, no light-emitting surface within a light fixture (e.g. a bulb, lamp, refractor, etc.) shall be visible from any residential area or public/private roadway, walkway, trail, or other public way when viewed at ground level.

      3.   Lenses on light fixtures must be flat. "Sag" or protruding lens types are prohibited.

      4.   Any canopy structure used at a business location (such as a gas station pump canopy) must have recessed canopy fixtures with diffusers that do not extend below the ceiling surface of the canopy.

      5.   The Planning Commission shall review and shall subsequently approve decorative light fixtures as an alternative to shielded and downward directed fixtures if the applicant demonstrates to the satisfaction of the Planning Commission that there will be no off-site glare or light trespass, and that the proposed decorative fixtures will improve the appearance of the site.

      6.   Non-essential lighting shall be turned off after business hours, leaving on only lighting which is essential for site security, provided, however, that motion detectors or other automatic switching systems shall be used for security lighting wherever practicable.

   D.   Permitted light intensity. Maximum average lighting intensity on any particular part of the site shall not exceed the standards set forth below:

 

   E.   Light trespass standard. Light trespass shall not exceed 0.1 footcandles measured or calculated at the ground level of any property line within or adjacent to all residentially zoned (R-60, R-70, R-80, R-90, R-100, R-2, MHP, RM-1, RM-2 and RM-3) or residentially used property based upon the initial footcandle measurement or calculation, or 2 footcandles measured or calculated at the ground level of any property line separating one commercial use from a different commercial use (O-1, O-2, O-3, C-1, C-2, C-3, C-4, P-1, O-R), one industrial from a different industrial use (TRO, M-1, M-2 and PCD), or a commercial use from an industrial use as defined in this section. In addition, house shields shall be provided on all fixtures located within 75 feet of residentially zoned (R-60, R-70, R-80, R-90, R-100, R-2, MHP, RM-1, RM-2 and RM-3) or residentially used property to reduce light trespass.

   F.   Maximum light fixture height. Light fixtures, whether mounted on a building, a wall or fixture, shall not exceed the height limitations set forth below, measured from the ground immediately below the fixture to the top of the fixture:

 

   The Zoning Board of Appeals may modify the light/fixture height standards for a commercially zoned (O-1, O-2, O-3, O-4, C-1, C-2, C-3, C-4, P-1, and O-R) property or an industrially zoned (TRO, M-1, M-2, and PCD) property based upon of the following criteria:

      1.   The height and position of buildings;

      2.   Other structures and trees on the site;

      3.   Potential off-site impact of the lighting;

      4.   The character of the proposed use;

      5.   The character of the surrounding land uses.

   G.   Permitted lighting sources. Due to their high energy efficiency, long life, and special characteristics, color indexed, metal halide lamps are encouraged, but not required. High pressure sodium lamps are permitted.

   H.   Prohibited lighting. The following exterior lighting shall be specifically prohibited:

      1.   Unshielded illumination of the exterior of a building or landscaping, except for incandescent fixtures having lamps of 100 watts or less;

      2.   Mercury vapor light fixtures;

      3.   Moving, flashing, or intermittent lighting, except as authorized in section 28.13 regulating signs;

      4.   Laser source light or any similar high intensity light for outdoor advertising or entertainment that projects above the horizontal plane of the fixture;

      5.   Searchlights for advertising purposes between the hours of 11:00 p.m. and sunrise of the following morning;

      6.   Luminaires with swivel mounting hardware.

   I.   Exceptions. The following sources of light are exempt from the requirements of this section:

      1.   Fossil fuel light produced directly or indirectly from the combustion of natural gas or other utility-type fossil fuels (e.g. gas lamps);

      2.   Lighting for permitted temporary civic, circus, fair, or carnival uses;

      3.   Lighting necessary for construction operations, or emergencies, provided such lighting is temporary and is discontinued immediately upon completion of the construction work or abatement of the emergency;

      4.   Any lighting required by the FAA for air traffic control, navigation, or warning purposes;

      5.   Additional exceptions permitted upon a determination by the Zoning Board of Appeals finding that unique or special conditions on the site warrant the exception;

      6.   Lighting of public or private outdoor recreational facilities during a permitted recreational or sporting event that continues no later than 11:00 p.m. (Lighting for outdoor recreational fields are exempt from the light intensity limitations of this section).

      1.   The location of all proposed freestanding, building-mounted, and canopy light fixtures on the site;

      2.   Photometric grid overlaid on the proposed site plan indicating the proposed light intensity in footcandles measured at ground level, with footcandles based upon initial footcandles;

      3.   The maximum, average, and minimum illumination levels proposed in applicable areas on the site, based upon initial footcandle;

      4.   The light trespass level on any boundary line, including residential and non-residential;

      5.   The zoning classification and current land use of the site and of any adjacent site;

      6.   The proposed manufacturer and model number of proposed light fixtures with manufacturer's catalog cut sheets for the proposed fixtures;

      7.   A statement of the proposed operating hours of luminaires including notations as to whether photocells, time clocks, motion detectors, or other automatic switching systems will be used;

      8.   A "to scale" drawing of the site at a scale of 60 to 1 or larger, with footcandle values shown at 20 foot maximum intervals.

   L.   Application for a permit. A person applying for a building, electrical, or sign permit to install outdoor lighting fixtures shall submit a lighting site plan or partial site lighting plan for review and approval to insure that the proposed exterior lighting and work comply with the requirements of this section.

(Ord. No. 278-GG § 4, 12-6-05; Ord. No. 278-II, §§ 3, 4, 3-19-08; Ord. No. 278-NN, § 34, 1-6-09)

   A.   All fences located on nonresidential properties or properties developed with nonresidential uses which abut a local collector, major, or regional roadway or a highway or expressway that are visible from such roadway, highway, or expressway shall be constructed of durable, decorative fencing material such as decorative wrought iron, PVC, etc. The use of standard chain link fencing shall be prohibited except in instances where the Planning Department (or the Planning Commission as the case may be) determines that the fence will not be visible from an abutting roadway, highway or expressway.

   B.   Fencing on a nonresidential property or for a nonresidential use shall only be permitted when necessary and in conjunction with a permitted principally permitted, approved special approval land use, or permitted applicable accessory use within the specific district in which it is located.

   C.   Fencing shall not be permitted within the required front yard. Fencing shall only be permitted within the non-required front yard. For those fences located in the non-required front yard, additional landscaping between the fence and the street right of way may be required by the Planning Department (or the Planning Commission as the case may be). Fencing may be permitted within the required side yard setback and within the required rear yard setback.

   D.   The use of slats or other strips of wood, metal, plastic or other materials inserted into a fence to provide screening or privacy shall be prohibited.

   E.   The provisions of this Section 24.07 shall not apply in instances where this ordinance specifically requires fencing within the front yard or other area of the site.

   F.   Decorative fencing shall be installed similar to the illustration below:

(Ord. No. 278-YY, § 6, 10-4-16)

   A.   Foundation plantings shall be installed along a minimum of 50% of the linear footage of each side of an office or commercial building that is visible from a public thoroughfare. Buildings located on an outlot of a shopping center or otherwise built in front of the established front building line shall be landscaped with foundation plantings on those sides of the building that are clearly visible to the general public from the parking lot of the overall shopping center or site. For industrial sites, the landscaping requirement shall apply to that area of the industrial building dedicated to office and administrative use.

   B.   The foundation planting area shall be at least three feet deep and may include in-ground landscaping, raised landscape beds, decorative container planters, or a combination of these. The Planning Department may approve other alternative landscaping schemes, such as green walls, increased landscaped island space, etc., consistent with the intent of this section.

   C.   The required landscaping shall be planted within 12 feet of the exterior building walls. When a use contains an outdoor dining area or similar outdoor plaza area along the building frontage, the foundation planting area may be permitted to extend beyond the 12 foot area to up to 25 feet from the building or to a distance necessary to provide a landscaped treatment and/or screening along the perimeter sides of the outdoor dining area or outdoor plaza area which are furthest from the building, whichever is greater. (See illustration below).

(Ord. No. 278-YY, § 7, 10-4-16)

   The location of any and all ground-mounted transformers, generators, air conditioning units or other similar appliances or equipment shall be shown on the site plan. Screening of the transformer or appliances shall be provided by the use of appropriate architectural features or landscaping which consists of plant materials of sufficient size and nature to provide a year round screen.

(Ord. 278-YY, § 8, 10-4-16)

   A pedestrian connection shall be provided between the sidewalk along the frontage roadway and the entrance to the building. The pedestrian connection shall utilize parking islands, landscape areas, etc. to provide pedestrian protection to the greatest extent possible. The pedestrian connections shall be a minimum of five feet in width and shall comply with all necessary accessibility requirements. Further, the pedestrian connection shall be integrated into the landscaping design for the entire site providing landscape materials to provide greater separation between the pedestrian connection area and any abutting vehicular maneuvering lanes or parking areas. (See illustration below).

(Ord. No. 278-YY, § 9, 10-4-16)

   A minimum of one bicycle rack with spaces to park at least three bicycles shall be installed at each commercial building or shopping center building that contains 5,000 square feet or more of useable space. The bicycle rack(s) shall be placed in one or more conspicuous location(s) within 50 feet of a building entrance so that pedestrian access to the entrance or pedestrian movement on the site is not impeded.

(Ord. No. 278-YY, § 10, 10-4-16)

   In order to create a cohesively designed physical land use environment that portrays a sense of community specific to the City of Sterling Heights and a dynamic, flexible, and sustainable presence insuring long term value for both the community and the region, all nonresidential developments within the city shall provide at least two outdoor enhanced landscaping treatments, at least one of which shall serve the general public.

   An enhanced landscaping treatment shall include at least two of the following site elements or amenities listed in the following table, provided that such spaces are open, inviting, and accessible and total a minimum of 5% of the gross floor area of all buildings. Two of the same types of elements may be selected, provided that they are located in two distinct locations of the site and meet the requirements of this section. All enhanced landscaping treatments shall be maintained in good condition on a year-round basis.

 

 

(Ord. No. 278-YY, § 11, 10-4-16)