1296.01 Intent.
1296.02 Scope of Application: Compliance Necessary for Development Plan Approval.
1296.03 Definitions.
1296.04 Landscaping along the Street Frontage & Parking Setback.
1296.05 Screening and Landscaping of Parking Lots.
1296.06 Buffering and Screening between Districts and Uses.
1296.07 Screening of Accessory Uses.
1296.08 General Requirements.
1296.09 Open Space Requirements.
1296.10 Approval Process for Required Landscaping, Fences and Walls.
1296.11 Flexibility.
The preservation of existing trees and vegetation, as well as the planting of new trees and vegetation, can significantly add to the quality of the physical environment in the City of Fairlawn. The regulations contained below are designed to provide for the health, safety, and welfare of the residents of the City by:
(a) Promoting the proper utilization of landscaping and screening as a buffer between certain land uses to minimize the possibility of nuisances including potential noise, glare, and the visual clutter associated with parking areas;
(b) Providing interruption of large expanses of vehicular use areas and reduction of reflected heat and glare through the implementation of interior and perimeter vehicular use area landscaping;
(c) Improving the appearance of off-street parking areas and vehicular use areas and properties abutting public rights-of-way;
(d) Providing areas of permeable surfaces in order to:
(1) Allow the infiltration of surface water into groundwater resources;
(2) Reduce the quantity of storm water discharge, which helps to reduce the hazards of flooding and aids in the control of erosion and storm water runoff;
(3) Preserve air quality through the preservation and replacement of trees and significant vegetation removed in the course of development; and,
(4) Improve the quality of storm water discharge;
(e) Establishing minimum standards for the consistent appearance of plant material in the community landscape;
(f) Providing physiologically, psychologically, sociologically, and aesthetically necessary counterpoints to the man-made environment; and,
(g) Protecting, preserving, and promoting the aesthetic character valued by the residents of the City of Fairlawn.
(Ord. 2010-059. Passed 3-7-11; Ord. 2017-061. Passed 11-20-17.)
(a) The provisions of this Chapter shall apply to:
(1) All new development on vacant land that requires the submission of a site plan and issuance of a Zoning Certificate or building permit. The required landscaping shall be so indicated on plans submitted as part of the application.
(2) The entire site of existing development when substantial expansion or alteration is conducted and one of the following criteria exists. An alteration or expansion of an existing property is substantial when:
A. The expansion of an existing building exceeds twenty-five percent (25%) of the gross floor area of the existing building;
B. The expansion of the vehicular use area exceeds twenty-five percent (25%) of the total existing vehicular use area; or,
C. The land area of the development site is increased by twenty percent (20%) or more.
(3) The portion of a developed site devoted to the expansion or alteration of an existing building, structure or vehicular use area when such site is not governed by subsection 1296.02(a)(2) above. The minimum landscaping and screening required by this Chapter shall be provided to the extent of the alteration or expansion, but not for the entire property of which the alteration or expansion is a part.
(b) One-family detached dwellings and two and three-family dwellings shall be exempt from the requirements of this Chapter.
(c) The requirements of this Chapter are minimum landscaping requirements, and nothing herein shall preclude a developer and the City from agreeing to more extensive landscaping.
(Ord. 2010-059. Passed 3-7-11; Ord. 2017-061. Passed 11-20-17.)
Terms related to required landscaping and screening shall have the following meanings:
(a) Berm: A linear mound of earth designed to provide visual interest, screen undesirable views, buffer adjacent uses, and/or decrease noise. The height of a berm shall be measured from the average natural grade at the base of the berm.
(b) Caliper: The American Association of Nurserymen standard for trunk measurement of nursery stock. Caliper of the trunk shall be taken at diameter-at-breast-height.
(c) Diameter-at-breast-height (DBH): The diameter of a tree trunk measured in inches at a height four and one-half (4.5) feet above ground. If a tree splits into multiple trunks below four and one-half (4.5) feet, the trunk is measured at its most narrow point below the split.
(d) The allowable plantings and plant materials shall be defined within the Fairlawn Landscape Planting Guide:
(1) Large Tree.
(2) Medium Tree.
(3) Small Tree.
(4) Evergreen Tree.
(5) Shrub.
(6) Ornamental Grasses.
(7) Prohibited Tree.
(Ord. 2010-059. Passed 3-7-11; Ord. 2017-061. Passed 11- 20-17.)
In addition to the requirements on subsection 1296.05(c), all areas within the required setback adjacent to a street right-of-way as well as the front or corner lot and/or parking setbacks, excluding driveway openings, shall be landscaped as required below. The following minimum plant materials shall be provided and maintained on all lots or developments:
(a) One (1) large tree shall be provided for every fifty (50) linear feet of lot frontage or fraction thereof, not including drive entrances.
(b) One (1) shrub shall be provided for every ten (10) linear feet of lot frontage or fraction thereof, not including drive entrances.
(c) All areas not devoted to trees and shrubs shall be planted with grass, ground cover or other live landscape treatment.
(d) Trees and shrubs may be aggregated appropriately, as approved by the Planning Commission.
(Ord. 2010-059. Passed 3-7-11; Ord. 2017-061. Passed 11-20-17.)
(a) Landscaping on the Interior of Parking Lots. Interior landscaping of parking lots shall be provided in accordance with the following requirements.
(1) For any parking area designed to accommodate fifty (50) or more vehicles, a minimum of five percent (5%) of the parking lot shall be planted as landscaped island areas, developed, and reasonably distributed throughout the parking lot to define major circulation aisles and driving lanes and provide visual and climatic relief from broad expanses of pavement, except perimeter plantings may be used to satisfy the requirements in this Section when parking facilities are less than sixty-two (62) feet in width.
(2) Each interior landscaped area shall be no less than two hundred (200) square feet. The minimum width for each area shall be ten (10) feet. In all cases, the minimum distance from a tree to the back of curb shall be four (4) feet.
(3) Within the landscaped islands, there shall be provided one medium or large tree for every ten (10) parking spaces.
(4) Small trees, shrubs, ornamental grasses or low, spreading plant materials may also be planted within the required landscaped islands provided there is no impairment to the visibility of motorists or pedestrians.
(5) If the specific application of the interior landscape requirements will seriously limit functions of the building site, the Planning Commission shall have authority to permit consolidation and relocation of these landscaped areas on the building site.
(6) Landscaped areas along the perimeter of the parking area, or in any part of a yard, shall not be counted as interior parking lot landscaped areas, except as provided for in subsection (1) above.
(7) If a landscaped island exceeds fifty (50) linear feet, one large tree shall be planted per fifty (50) feet of length.
(8) For the purpose of this Section, the area of a parking lot shall be the total vehicular use area within the perimeter of the parking lot, including the landscaped islands, parking spaces and all circulation aisles except those with no parking spaces or landscaped islands located on either side. See Figure 1, Parking Lot Interior Calculation.
(b) Perimeter Landscaping Requirements. In addition to the requirements of subsections 1296.05
(a) and 1296.05
(c) hereof, perimeter landscaping shall be required along any side of a parking lot that abuts adjoining property that is not a right-of-way. A landscaped strip, which is the depth of the minimum parking setback set forth in this Zoning Code for the district in which the lot is located, except as otherwise regulated in Chapter 1287
, Conditional Use Regulations, shall be located between the parking area and the abutting property lines. One (1) large or two (2), medium or evergreen trees for each forty (40) lineal feet shall be planted in the landscaping strip. However, this does not mean that trees must be located forty (40) feet on center or be spaced forty (40) feet apart. This landscaping strip shall be landscaped open space free of any wall, fence, embankment and/or walkway. Such wall, fence, etc. may exist or be constructed on the edge of such landscape strip. The requirements of this section shall not apply where planting is required for screening pursuant to Section 1296.06
, Buffering and Screening Between Districts and Uses.
(c) Screening Along Public Streets. In addition to the requirements of subsections 1296.05(a) and 1296.05(b) hereof, whenever parking areas consisting of five (5) spaces or more abut or are located within forty (40) feet of a public street, a buffer yard, which is the depth of the minimum parking setback set forth in this Zoning Code for the district in which the lot is located, except as otherwise regulated in Chapter 1287, Conditional Use Regulations, and screening shall be provided and maintained between the parking area and the street right-of-way line. This screening shall be any combination of ornamental fencing or a brick wall and landscaping such that a solid, continuous visual screen is provided, unless additional requirements are mandated elsewhere in this Zoning Code. When landscaping is utilized in combination with ornamental fencing, trees and/or shrubs, such materials shall be adequately spaced to form a solid, continuous visual screen within one (1) year after the initial installation. The requirements of this subsection shall not apply where planting is required for screening pursuant to subsection 1296.06(c)(5).
(1) All shrubs, at the time of planting, berms; walls; and fences shall have a minimum height of three (3) feet, measured from the highest finished grade of the parking area.
(2) Such landscaping and/or screening shall be located parallel to and within five (5) feet of the edge of the parking lot.
(3) Where trees are included in the screening of parking areas, a minimum distance of four (4) feet shall be provided between the edge of pavement or back of curb and tree plantings.
(Ord. 2010-059. Passed 3-7-11; Ord. 2017-061. Passed 11-20-17; Ord. 2018-003. Passed 2-20-18.)
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