§ 154.071  PERFORMANCE STANDARDS, BUILDING, SITE DESIGN, LANDSCAPING AND SCREENING.
   (A)   Building performance standards.
      (1)   General building standards.
         (a)   Building design and materials. Building materials shall be attractive in appearance, of a durable finish and be of a quality that is compatible and harmonious with adjacent structures. All buildings shall be of good aesthetic and architectural quality, to ensure they will maintain and enhance the property values of neighboring properties.
         (b)   Exterior material requirements.
            1.   Commercial, industrial and other non-residential buildings. Face brick, masonry block, decorative or split face block, architectural steel and metals, wood, stone, glass, stucco, EIFS, architectural concrete and pre-cast panels shall be acceptable as the major exterior wall material when they are incorporated into an overall design of the building. Unadorned smooth pre-stressed concrete panels and/or non-decorative, smooth concrete block may be used if architectural features are incorporated. All materials shall be color impregnated, with the exception that architectural concrete pre-cast panel systems may be painted. This division (A)(1)(b)1. shall also apply to all remodeling, or expansion of existing buildings that require a building permit.
            2.   Residential buildings. Face brick, stone, cultured stone, cementitious siding, vinyl siding, steel/metal siding, wood, stucco, synthetic stucco and decorative or split face block.
               a.   Light gauge, unfinished sheet metal or unfinished metal shall not be used as exterior materials. This restriction shall apply to all principal structures, and to all accessory buildings. Roofs which are exposed or an integral part of the building aesthetics shall be constructed only of commercial grade asphalt shingles, wood shingles, standing seam metal, slate, tile or copper. Flat roofs which are generally parallel with the first floor elevation are not subject to these material limitations.
               b.   All building and roofing materials shall meet current accepted industry standards and tolerances, and shall be subject to review and approval by the City Engineer and Building Official for quality, durability and aesthetic appeal. For all new buildings and building exterior renovations, the applicant shall submit to the City product samples, building elevations and associated drawings which illustrate the construction techniques to be used in the installation of the materials. Building and roofing materials not specifically approved in this subchapter may be allowed by a conditional use permit only after it is demonstrated that the proposed material is equal to or better than approved materials. The long-range maintenance of the proposed material shall be incorporated as a condition of the approval.
      (2)   Retaining walls. Garages, accessory structures, screen walls and exposed area of retaining walls shall generally be of a similar type, quality and appearance as the principal structure; or shall otherwise enhance the appearance of the site/building.
      (3)   Building mechanical screening.
         (a)   The ground level view of all rooftop equipment and related piping, ducting, electrical and mechanical utilities shall be painted to match the building, designed to be compatible with the architectural treatment of the principal structure, or screened by the use of parapet walls. Wood fencing shall not be used for screening the equipment.
         (b)   Ground mechanical equipment shall be screened from contiguous properties and adjacent streets by landscaping, or a screen wall shall be provided to be compatible with the architectural treatment of the principal structure.
      (4)   Lighting. Exterior site and building lighting shall utilize 90-degree cutoff shielded fixtures to prevent ambient light pollution and light and glare from spilling over to adjacent properties.
   (B)   Site design standards. To ensure that the development is appropriate to a growing urbanized location, and to establish and maintain aesthetic coherence among developments, and to minimize impairment of water bodies due to storm water runoff, City staff will review site plans to assure that:
      (1)   Major buildings and entrances are oriented toward perimeter streets for visibility and access;
      (2)   Internal circulation within the site is designed to allow ease of access among buildings by vehicles and pedestrians;
      (3)   Service areas are oriented away from perimeter streets;
      (4)   On-site storm water treatment and retention are provided as required by the City Engineer and may be utilized as part of the landscape plan;
      (5)   Access/egress locations are as approved by the City Engineer;
      (6)   Driveway widths are no wider than 32 feet, and shall include a concrete apron to a minimum of five feet behind the curb line or edge of pavement;
      (7)   Signage is in accordance with the provisions of §§ 154.160 through 154.170 of this chapter; and
      (8)   Outside storage of materials, equipment, unused vehicles, truck trailers or products is not permitted unless authorized by conditional use permit.
   (C)   General landscaping standards.
      (1)   Maintenance.
         (a)   All yards, open spaces and landscaped areas on developed or undeveloped lots or parcels must be kept free from accumulations of garbage, trash, refuse, debris and other unsightly or nuisance creating materials.
         (b)   All landscaping shall be continually maintained by the owner or other person responsible for maintenance of the premises, and all planting areas shall be kept free of weeds and debris. Turf shall be mowed and maintained at a length not exceeding six inches.
         (c)   All required landscaping shall be replaced if the planting dies or is otherwise removed.
         (d)   Boulevard areas adjacent to streets and alleys shall be maintained by the adjacent property owner, to the curb line or edge of roadway.
         (e)   The landscape plan and its maintenance plan shall be part of the certificate of occupancy. No certificate of occupancy shall be issued without approval of a landscape plan. In the event that weather conditions prohibit the installation of the landscaping, a deposit or irrevocable letter of credit, in the amount to be determined by the City Engineer, shall be submitted to the City as security for completion of the improvements. Following completion of the landscaping improvements, the City shall release the deposit less an administrative fee reflecting the City’s cost related to monitoring and completion of the improvements. The City reserves the right to expend the deposited funds to ensure completion of the improvements. Failure to implement the approved landscape plan within six months of the issuance of a certificate of occupancy shall be cause for revocation of the certificate of occupancy.
      (2)   General requirements.
         (a)   All exposed ground areas on a lot or parcel surrounding a principal or accessory structure that are not devoted to drives, sidewalks, patios and parking lots shall be covered with sod, or other approved ground cover, or other landscape materials as required or allowed herein. Ground cover exceptions may be permitted in an approved site plan for:
            1.   Seeding of future expansion areas as shown on approved site plans;
            2.   Undisturbed areas containing existing viable natural vegetation that can be maintained free of foreign and noxious plant material; and
            3.   Planting beds shall be mulched with four inches of hardwood mulch.
         (b)   The required percentage total lot area that must be landscaped is:
            1.   Industrial districts: 15%;
            2.   B-2 Commercial District: 10%;
            3.   Residential districts (other than R-1): 25%; and
            4.   Variation from these percentages will be considered in conjunction with review of the overall site plan, where the variations do not detract from the appearance of the site and conformance with the objectives of this section.
         (c)   Where landscaping is proposed within a public right-of-way, or drainage and/or utility easement, then a conditional use permit shall be secured which sets forth the terms and conditions for removal and replacement of the landscaping if work is necessary within the easement area.
      (3)   Design standards. Landscaping plans described above shall be prepared based on the following design standards. The evaluation and approval of landscape plans shall also be based on these design standards.
         (a)   The scale and nature of landscaping materials shall be appropriate to the size of the structures. Large scaled buildings for example shall generally be complemented by larger scaled plants. Landscaping of larger areas, such as required yards, shall be accomplished by both horizontal landscaping elements, such as planting beds, and vertical landscaping elements, such as trees, berms and fences.
         (b)   Plant material shall be selected for its form, texture, color and concern for its ultimate growth.
         (c)   The landscape plan shall include a mix of deciduous and coniferous trees, shrubs flowers, berms and ground covers as deemed appropriate to a complete quality landscape treatment of the site.
         (d)   Plant material shall be placed intermittently against long expanses of building walls, fences and other barriers to create a softening effect.
         (e)   Detention/retention basins and ponds shall be landscaped. The landscaping shall include shade and ornamental trees, evergreens, shrubbery, hedges and/or other planting materials.
      (4)   Slopes and berms.
         (a)   Final slope grades with a ratio of 3:1 or steeper will not be permitted without special landscaping treatment such as terracing, retaining walls or reinforced ground covers. All berms shall be planted with sod or other ground cover to prevent erosion.
         (b)   Earthen berms and existing topography shall be incorporated into the landscape treatment of a site, particularly when combined with plant material to facilitate screening from adjacent residential or other uses.
         (c)   Berms shall be designed to allow for maintenance, mowing and adequate drainage.
         (d)   The elevation and horizontal ground location of any berms shall be varied in order to mimic a natural topographical feature.
      (5)   Off-street parking. Off-street parking areas that contain 30 or more stalls shall provide interior landscaping as follows.
         (a)   The interior landscaping shall constitute at least 5% of the area of the parking lot. Area devoted to perimeter landscaping is not considered as any part of interior landscaping.
         (b)   The minimum width of landscape islands is eight feet.
         (c)   Islands shall be bounded by concrete curbing, unless islands are used as part of a low impact design storm water management system.
         (d)   Islands shall be planted with trees and sod or other approved ground cover.
      (6)   Buffering and screening requirements.
         (a)   Off-street parking areas with four or more stalls and truck dock/delivery areas, shall be buffered by perimeter landscaping. The landscaping shall consist of a combination of ground cover, trees, shrubs and/or appropriate screening devices. The screening shall be at least 80% opaque within two years and not less than six feet in height.
         (b)   Trees, hedges or other vegetative materials shall provide at least 50% screening capacity throughout the year to a height of at least eight feet.
         (c)   When adjacent to a residential area, all off-street parking areas with four or more stalls shall be screened from all sides adjacent to the residential property. The screening shall be at least 80% opaque within two years and not less than six feet in height.
         (d)   Where a development is adjacent to a residential area, there shall be a landscaped protective strip established as a buffer zone in the yard that is adjacent to the residential area.
         (e)   Every off-street loading area visible from a residential area, and visible from any public street, shall be screened.
         (f)   To the extent possible, all trash handling, recyclable material containers and equipment, except those containers used on a temporary basis for a construction or disposal activity, shall be screened (to a sufficient height) from eye-level view by all adjoining properties and all streets. Refuse or recyclable material containers shall be located within rear or interior side yards. No refuse or recyclable material containers shall be located within any front or corner side yard.
         (g)   Screening of outdoor storage areas is required. When used, walls or fences must provide for full visual screening of storage areas, as viewed from residential districts. Outdoor storage areas are required to have a conditional use permit.
         (h)   The buffer zone shall contain no structures and shall not be used for off-street loading or outdoor storage, but may be used for parking in accordance with the parking setback and screening requirements of this section, and the zoning district.
      (7)   Fences, walls and landscape screens/buffers.
         (a)   Screens/buffers shall not extend within 15 feet of any street or driveway. The screening shall be placed along property lines where possible.
         (b)   The outside base of a wall or fence shall be landscaped if the wall or fence fronts on a public street or is adjacent to a residential area.
         (c)   No fence, wall, landscape screen or other screening device shall be permitted to encroach on any public right-of-way or infringe on any vision triangle, except with prior approval of the City Engineer.
         (d)   The materials used for constructing the wall or fence shall be specified in the site plan and shall be subject to approval by the City Council.
         (e)   A wall, fence or vegetative screening may occupy part of the required yard; but no hedge or berm, located in the front yard, shall be more than two and one-half feet in height.
         (f)   See also § 154.073 of this chapter for additional fencing requirements.
      (8)   Maintenance requirements.
         (a)   The yard area in front of fences and walls shall be trimmed and maintained in a neat and attractive manner.
         (b)   Repairs to damaged areas of walls or fences shall be made within 30 days of sustaining the damage.
         (c)   Areas left in a natural state and vegetative screening area shall be properly maintained in an attractive and well kept condition.
         (d)   Diseased, dying or dead vegetative screening elements shall be removed and then replaced, at a minimum, with healthy plants of the same size required when first planted.
      (9)   Minimum plant size requirements. All plants must at least equal the following minimum size:
 
Potted/Bare Root or Balled and Burlapped
Evergreen trees
6 feet height
Low shrubs
24 - 30 inches height
Ornamental trees
1-1/2 inch diameter trunk
Shade trees
2-1/2 inch diameter trunk
Spreading evergreens
18 - 24 inches height
Tall shrubs and hedge material
3 - 4 feet height
 
      (10)   Approved plants. Approved plant material for boulevards/parkways/traffic islands and suggested plant material for screening and individual yards.
         (a)   Deciduous trees.
Common Name
Botanical Name
Comments
Common Name
Botanical Name
Comments
Autumn Blaze White Ash
Fraxinus Americana ‘Autumn Blaze’
Purple fall color, oval form
Black Cherry
Prunus serotina
Fragrant white flowers, yellow-orange fall color
Emerald Queen Norway Maple
Acer platanoides ‘Emerald Queen’
Yellow fall color, fast growth, attractive form
Greenspire Linden
Tilia americana ‘Redmond’
Bright yellow fall color, pyramidal form
Northern Catalpa
Catalpa speciosa
Large heart-shaped foliage, yellow fall color, fast growth, showy white flowers
Northern Red Oak
Quercus palustris
Pyramidal form, leaves persist through winter, red fall color
Pin Oak
Quercus macrocarpa
Rounded open form, drought tolerant, leaves persist through winter
Red Sunset Maple
Acer rubrum ‘Franksred’
Red fall color, broad columnar form showy red flowers
Redmond Linden
Quercus rubra
Red fall color, dark glossy green leaves, fastest oak grower
River Birch (clump)
Betula nigra
Blush gray branches, winter interest, orange-red fall color
Royal Red Maple
Acer platanoides ‘Royal Red’
Rich purple foliage all summer, straight trunk, dense shade
Swamp White Oak Bur Oak
Quercus bicolor
Yellow fall color, dark green leaves
 
         (b)   Coniferous trees.
 
Common Name
Botanical Name
Comments
Austrian Pine
Pinus nigra
Dark green needles, drought and cold tolerant, vigorous
Black Hills Spruce
Picea glauca densata
Strong pyramidal form evergreen, tolerant of light shade
Eastern Redcedar
Juniperus virginiana
Densely pyramidal evergreen, tolerant poor conditions
Norway Spruce
Picea abies
Largest and fastest growing evergreen
 
         (c)   Ornamental trees.
Common Name
Botanical Name
Comments
Common Name
Botanical Name
Comments
American Plum
Prunus Americana
Yellow-red fruit, yellow fall color
Amur Chokecherry
Prunus maacke
White flowers, golden bark, winter interest
Autumn Brilliance Serviceberry
Amelanchier x grandiflora ‘Autumn Brilliance’
Bright red-orange fall color, white fragrant flowers, red fruit
Crimson Cloud Hawthorn
Crateagus laevigata
Bright red flowers, glossy red fruit persists into winter, thornless
Gray Dogwood
Cornus racemosa
Purplish fall color, white flower and fruit, gray bark, winter interest
Ivory Silk Lilac
Syringa reticulate ‘Ivory Silk’
Creamy white fragrant flowers, dense deep green foliage
Newport Plum
Prunus cerasifera ‘Newport’
Fragrant pink flowers, reddish purple foliage with red tips
Pagoda Dogwood
Cornus alternifolia
Yellow-red fall color, dark green summer foliage
 
      (d)   Deciduous shrubs.
Common Name
Botanical Name
Comments
Common Name
Botanical Name
Comments
American Hazelnut
Corylus americana
Mounded form, adaptable, edible nuts
Crimson Pygmy Barberry
Berberis thunbergii ‘Crimson Pygmy’
Orange-red fall color, deep red foliage, compact habit
Dwarf Burning Bush
Euonymus alatus ‘compactus’
Bushy and compact form, brilliant scarlet fall color
Dwarf European Cranberrybush
Viburnum opulus ‘Nanum’
White fragrant flowers, fast growth
Golden Mockorange
Phladelphus coronarus ‘Aureus’
Compact habit, white flowers, showy scarlet fruits
Kalmanum St. Johnswort
Hypericum kalmanum
Mounded form, yellow flowers, blue-green foliage
Miniature snowflake Mockorange
Phladelphus ‘Miniature Snowflake’
Prolific white flowers, fragrant, dwarf habit
Star Magnolia
Magnolius kobus stellata ‘Royal Star’
Dark green foliage, white flowers, yellow-bronze fall color
 
         (e)   Coniferous shrubs.
 
Common Name
Botanical Name
Comments
Arcadia Juniper
Juniperus Sabina ‘Compacta’
Rich green foliage, semi-spreading form
Birds Nest Spruce
Picea abies “Nidiforms’
Dwarf spruce, hardy, dense foliage
Broadmoor Juniper
Juniperus Sabina ‘Broadmoor’
Dense mound form, rich green foliage
Russian Cypress
Microbiota decussate
Low densely branched evergreen, bronze winter color
Savin Juniper
Juniperus Sabina
Blue-green foliage, compact growth habit
Taunton Spreading Yew
Taxus x media ‘Taunton’
Good winter hardiness
 
         (f)   Perennials and ground covers.
Common Name
Botanical Name
Common Name
Botanical Name
Autumn Joy Sedum
Sedum ‘Autumn Joy’
Bleeding Heart
Dicentra spectablis
Blue Fescue
Festuca glauca
Creeping Phlox
Phlox subulata
Daffodil
Narcissus sp
Liatris
Liatris pycnostachya
Lupine
Lupinus sp.
Petite Delight Bee Balm
Monarda ‘Petite Delight’
Petite Wonder Bee Balm
Monarda ‘Petite Wonder’
Poppy
Papaver sp
Purple Coneflower
Echinacea angustfolia
Rugosa Rose
Rosa rugosa sp.
Sherwood Gladiator Daylilly
Hemerocallis ‘Sherwood Gladiator’
Stello d’Oro Daylilly
Hemerocallis ‘Stello d’Oro’
Switchgrass
Panicum virgatum
Yarrow
Achillea millefolium
 
   (D)   Conformance and enforcement; new construction.
      (1)   (a)   Where compliance is not possible due to site conditions, then compliance shall be achieved by a conditional use permit, which establishes the achievable level of and schedule for compliance, and the terms and conditions related thereto.
         (b)   Non-compliance shall exist where compliance is not achieved and a conditional use permit has not been secured.
         (c)   Non-compliance shall also exist where the terms and conditions of a conditional use permit are violated.
         (d)   Non-compliance shall be subject to the provisions of § 154.999 of this chapter.
      (2)   (a)   No variances shall be granted with respect to the requirements set forth herein. Exceptions shall be made only via a conditional use permit. Requests for a conditional use permit shall not be based solely upon financial considerations, but shall only be based primarily upon the physical inability to achieve conformance with the requirements of this chapter at the subject site.
         (b)   The Planning Commission shall determine whether a conditional use permit may be issued or denied, and shall forward its recommendation to the City Council for action.
   (E)   Conformance and enforcement; existing sites.
      (1)   It is the City’s intention to secure general compliance with the performance standards set forth herein, to the extent conformance is achievable. A schedule for evaluation of existing sites will be established by the City Council. Upon site review, and where compliance is lacking, then a conditional use permit will be negotiated with the property owner. The conditional use permit shall establish the level of compliance to be achieved and the schedule for completion of compliance related activities.
      (2)   Non-compliance shall exist where compliance is not achieved, and a conditional use permit has not been secured, or when the property owner does not cooperate as set forth in division (E)(1) above. Non-compliance shall be subject to the provisions of § 154.999 of this chapter.
      (3)   No variances shall be granted with respect to the requirements set forth herein. Exceptions shall be made only via a conditional use permit. Requests for a conditional use permit shall not be based solely upon financial considerations, but shall be based primarily upon the physical inability to achieve conformance with the requirements of this chapter at the subject site. The Planning Commission shall determine whether a conditional use permit may be issued or denied, and shall forward its recommendation to the City Council for action.
   (F)   Conditional use permits. Conditional use permits, as referenced herein, shall apply only to this section.
   (G)   Conformance and enforcement, City Council. The provisions of this section shall be enforced as directed by the City Council.
(Ord. passed 3-20-2002, § 4, sub. 12)