(a) Purpose Statement: The purpose of these regulations is to help protect and preserve important natural and environmental variables, and their functions, of a site while enhancing the overall character and appearance of the built environment. Specific objectives include:
(1) Minimize potential noise, glare and visual clutter of outdoor storage, rubbish areas, dumpsters, parking and loading areas by obscuring the view with landscaping and screening.
(2) Provide protection from soil erosion
(3) Soften the appearance of building masses and break up and reduce the impact of large parking areas.
(4) Remove, reduce, lessen or absorb the impact between one use or zone and another.
(Ord. 2008-133. Passed 12-16-08.)
(Ord. 2008-133. Passed 12-16-08.)
(b) Applicability. A Landscape Plan is required to be submitted for any use or development involving the construction, reconstruction or expansion of structures in the C-1, C-2, C-3, I, M-R, M-I, and MF zones or non-residential uses permitted in the residential zones. The Landscape Plan shall be submitted as part of the Site Plan requirements set forth in Section 1125.08
(d)(3)O.
(Ord. 2008-133. Passed 12-16-08; Ord. 2010-28. Passed 7-6-10.)
Existing landscape material shown on a site plan that is in satisfactory condition may be used to satisfy any landscaping requirement in whole or part.
Where this section and other areas of the Zoning Ordinance conflict one another, the provisions in this section shall apply.
(c) General Requirements. The proposed location of buildings, off-street parking areas, and other earth disturbing activities shall be accomplished with the desire to minimize the removal of individual trees having a trunk diameter of six (6) inches or greater as measured four and one-half (4 1/2 ) feet above ground level.
Landscape materials shall be arranged to create varied and attractive views and complement the architectural features of the principal structure on the site. Any landscape or screening material that is a required element of a regulation or approved development plan that dies or is destroyed shall be replaced within 60 days, or when soil conditions permit, and shall take place for the first two(2)years after project completion. Plans shall be implemented within 120 days of project or phase completion or when soil conditions permit.
In areas where general planting will not prosper, other materials such as fences, walls, shavings of wood, brick, stone, gravel and cobbles shall be used. Carefully selected plants shall be combined with such materials where possible. Every effort shall be made during construction to preserve existing healthy trees and shrubs on the site. Preservation of trees and vegetation of special significance due to size, age, habitat, or historical significance is highly encouraged.
A mature tree, tree mass or woodland should remain on the site providing it does not pose any undue threat to health, safety and welfare by its location with respect to any proposed improvements to the site.
Consultation/review by a certified Arborist, Urban Forester or similar expert shall be used, if needed, at the expense of the property owner.
The plan must be prepared by a landscape architect or other landscape design professional. The plan shall contain the items set forth in Section 1125.08(d)(3)O. of the Site Plan Review.
(d) Building Planting Requirements (All Districts Except C-2):
(1) General requirement: A minimum five foot (5') planting area shall be provided between all building walls and paved areas except at service areas, mechanical equipment areas and primary pedestrian access points to the structure. Open structures such as porches, canopies, balconies, platforms, carports, covered patios and walkways and similar architectural projections shall be considered parts of the building to which attached. The five (5) foot planting area shall be landscaped.
(2) Planted rear and side yard: Landscape areas will be in accordance with the rear and side-yard setbacks established in the zoning district in which the proposal is located. Areas outside the requirements in subsection (d)(1) hereof, a, and areas not paved, shall be landscaped with live ground cover or lawn.
(e) Building Planting Requirements C-2. General Requirement: Any area between the building and the property or right-of-way line shall be a planting area, except at service areas, mechanical equipment areas, and primary pedestrian access points to the structure. Open structures such as porches, canopies, balconies, platforms, carports, covered patios and walkways, and similar architectural projections shall be considered parts of the building to which attached. The planting area shall be landscaped.
(f) Interior Parking Lot Guidelines (Figure 1).
Figure 1
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Interior parking guidelines are intended to define major circulation aisles and driving lanes and provide visual and climatic relief from broad expanses of pavement.
(1) Any open parking area (including parking spaces and interior access lanes, but excluding loading, unloading and storage areas) that contain more than six thousand (6,000) square feet of area or twenty (20) or more vehicular parking spaces shall provide interior landscaping in addition to any other required perimeter landscaping.
(2) The amount of this interior landscaping shall be a minimum of ten percent (10%) of the total parking area. Interior parking area does not include access drives or ingress/egress areas.
(3) Landscaped areas shall be evenly dispersed throughout parking area in islands or peninsulas, provided each island or peninsula is not less than one hundred (100) square feet in size. Design shall not impede internal vehicular traffic circulation. Each island shall be a minimum of five (5) feet in any horizontal direction.
(4) Within landscaped islands or peninsulas, one major shade tree shall be provided for every ten (10) parking spaces. Required trees placed in islands shall be placed in a space containing at least one hundred fifty (150) square feet of pervious area per tree to allow for adequate root aeration and expansion.
(5) Each tree, at the time of installation, shall have a clear trunk height of at least six (6) feet and a minimum caliper of two (2) inches.
(6) Remaining areas shall be vegetated with grass or similar low level plant material not to exceed two (2) feet in height.
Illustration 1
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(Ord. 2008-133. Passed 12-16-08.)
(g) Landscaping along Road Frontage (Illustration 2). The landscape strip is required in the C-1, C-3, I, M-R, M-I and MF districts. The landscape strip is measured from the right-of-way line to the parking lot.
(Ord. 2008-133. Passed 12-16-08; Ord. 2010-28. Passed 7-6-10.)
(1) This landscape strip shall be provided along the full width of the lot and shall be unoccupied, except for landscape treatments such as trees, plantings, earth mounds, terraces, shrubs, permitted signs, and driveways (generally perpendicular to the right-of-way line).
(2) Within this landscape strip, there shall be at least one (1), two (2) inch caliper deciduous tree or small flowering tree with creative placement for every thirty-five (35) feet of road frontage, along with random shrub plantings. Recommend five (5) shrubs randomly staggered every thirty-five (35) feet of road frontage.
(3) Landscape mounds shall have an elevation at least two feet (2) higher than the finished elevation of the parking lot. Earth mounds and decorative landscape treatments shall not block adequate safe distances at driveway locations and intersections.
(4) The width of the landscape strip shall be no less than ten (10) feet. Corner lots shall have a landscape strip of required width on both frontages.
(5) Mounds shall block or screen the view of adjacent off-street parking areas and shall be constructed with plant materials to prevent erosion. Slopes on earthen mounds shall be no greater than 2:1 with a minimum crown width of at least two feet (2) to create a generally flat crest.
A. The transition between existing grade and the slope of a mound should be gradual with contouring intended to make the mound appear as part of natural landscape. Gradual slope variation within the mound will encourage a more natural appearance.
B. Where applicable, trees should be planted on the shallower portion of the slope.
C. It is recommended the top twelve inches (12") of the mound consist solely of high quality topsoil.
(6) The grading plan and landscape plan shall evaluate the site and ensure underground utilities, surface water and groundwater flow, and mature trees are not adversely affected by the landscape strip.
Illustration 2
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(Ord. 2008-133. Passed 12-16-08.)
(h) Perimeter Parking Lot Guidelines. Landscaping around the perimeter of parking lots is required in the C-1, C-2, C-3, I, M-I, M-R and MF districts.
(Ord. 2008-133. Passed 12-16-08; Ord. 2010-28. Passed 7-6-10.)
(1) Landscape areas will be in accordance with the side-yard setbacks established in the zoning district in which the proposal is located. Perimeter screening shall effectively conceal parking areas and interior driveways from adjoining property with the use of earth mounds, a planting strip, hedge, or fence material for visual separation from adjoining property.
(2) In areas where a common (shared) interior access point between businesses is proposed, the perimeter landscaping requirement for that area is waived.
(i) Landscaping/screening for Service Structure(s). Service structures include, but are not limited to, loading/unloading docks, propane tanks, electrical transformers, and other equipment or elements providing service to the building or site.
(1) Screening shall include a continuous planting, hedge, fence or similar feature that will enclose any service structure on all sides. Fences shall be designed in accordance with Chapter 1307
.
(2) Screening established with plant materials shall provide seventy-five percent (75%) opacity with two years (2) of planting and shall be equally effective in the winter and summer. All other types of screening shall completely screen service structures. Construction materials and design features shall be consistent with the primary structure on site.
(3) The minimum height of screening material shall be two (2) feet more than the height of the enclosed structure, but shall not exceed ten (10) feet.
(4) If a service structure is designed to be removed or emptied mechanically on a regular basis, a curb to contain the placement of the structure is required.
(j) Landscaping/screening Adjacent to Residential Areas.
(1) A minimum buffer strip of ten (10) feet shall be used when said district abuts any residential district. This ten (10) foot buffer strip shall be included in the side and rear yard clearance and shall not be additional footage.
(2) The twenty 20-foot required buffer zone will be considered a protected “Green Space”. The “Green Space” is a canopy cover with existing mature trees or, if necessary, planted with additional selected hardwoods. If soil and environmental conditions require other types of trees or plants, Best Management Practices shall be utilized as recommended by a certified Arborist, Urban Forester or other expert. Trees planted are required to be a variety of the type (i.e. Maples, Oak, Beech, Elms, Conifers, etc.) that can achieve, as a goal, a fifty percent ( 50%) canopy cover.
(3) Mature trees, tree masses, or woodlands existing in the required buffer “Green Space” shall be designated “Tree Save Area" on all plans including landscaping and site plans. All “tree save areas” shall be unmistakably delineated in the field so that it is obvious to all equipment operators and other construction personnel. A temporary physical barrier such as a snow fence shall be erected a minimum of one (1) foot outside the drip line on all sides of individual trees, trees masses or woodlands prior to major clearing or construction. The barrier shall be placed to prevent the disturbance to or compaction of soil inside the barrier, and shall remain until construction is complete. The barrier shall be shown on all plans including the landscape plan.
(4) The following practices are not permitted and considered harmful in a “tree save area”: grading or trenching; placing backfill near trees; driving or parking equipment in “tree save” areas; dumping of trash; storage of construction materials and supplies.
A. Protected “Green Space” is not allowed to be used for water retention, retention basins, storage, out buildings, or dumping of any type.
B. “Green space” maintenance, proper pruning, proper clearing of dead trees, control of grape vine and other invasive plants/vegetation is required to take place annually by the property owner (minimum requirement). Consultation/review by a certified Arborist, Urban Forester or similar expert shall be used, if needed, at the expense of the property owner.
(k) The site shall be planned to accomplish a desirable transition with the streetscape, and to provide for adequate planting, pedestrian movement and parking areas. In order to minimize run-off and provide adequate open space, sites shall have a minimum pervious area of thirty percent (30%). Storm water and water quality measures shall be integrated in the design of parking lots and roof water runoff to assure that the runoff water quality is maintained or improved. Incorporation of Best Management Practices (B.M.P.) such as rain gardens and or bio retention basins shall be used.
Illustration 3- Overall landscape requirements
Illustration of Landscape Requirements
Not to Scale
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(l) Landscaping Material Standards.
(1) Evergreen shrubs: Plants shall be no less than twenty-four (24) inches in height.
(2) Deciduous shrubs: Plants shall be no less than thirty (30) inches in height.
(3) Conifers (evergreen trees): Each tree, at the time of installation, shall be no less than six (6) feet as measured from the top of the soil ball.
(4) Deciduous trees: Each tree, at the time of installation, shall have a clear trunk height of at least six (six) feet and a minimum caliper of two (2) inches as measured at six (6) inches above the crown of the roots (if bare root) or from the top of the soil ball.
(m) Recommended Vegetation List. Artificial plants shall not be used to meet landscaping requirements, and all plant materials used to comply with provisions of this section, shall conform to the standards of the American Association of Nurserymen and shall have passed any inspections required under state regulations.
The applicant shall also be responsible for ensuring landscape materials are not included in the Ohio Department of Natural Resource’s list of invasive species or noxious weeds list. (Ord. 2008-133. Passed 12-16-08.)