§ 154.111 LANDSCAPING, GREENBELTS, BUFFERS, AND SCREENING.

   (A)   Intent. The intent of this section is to:

      (1)   Protect and preserve the appearance, character, and value of the community;

      (2)   Minimize noise, air, and visual pollution;

      (3)   Improve the overall aesthetics and appearance, divide the expanse of pavement, and define parking areas and vehicular circulation within off-street parking lots and other vehicular use areas;

      (4)   Require buffering of residential areas from more intense land uses and public road rights-of-way;

      (5)   Prevent soil erosion and soil depletion and promote sub-surface water retention;

      (6)   Encourage an appropriate mixture of plant material, such as evergreen and deciduous trees and shrubs, to protect against insect and disease infestation and produce a more aesthetic and cohesive design; and

      (7)   Encourage the integration of existing woodlands in landscape plans.

   (B)   Landscaping definitions. For the purpose of this section, the following definitions shall apply unless the context clearly indicates or requires a different meaning.

      BERM. A landscaped mound of earth, which blends with the surrounding terrain.

      BUFFER. A landscaped area composed of living material, a screen wall, berm, or combination thereof, established and/or maintained to provide visual screening, noise reduction, and transition between conflicting types of land uses.

      CONFLICTING NON-RESIDENTIAL LAND USE. Any non-residential use, such as office, commercial, industrial, research, parking, or public road right-of-way land use which abuts a residential land use.

      CONFLICTING RESIDENTIAL USE. Any residential land use developed at a higher density, which abuts a residential land use developed at a lower density.

      GREENBELT. A landscaped area, established at a depth of the minimum required front yard setback within a zoning district, which is intended to provide a transition between a public road right-of-way and an existing or proposed land use and/or between a conflicting land use and an existing or proposed land use.

      OPACITY. The state of being impervious to sight.

      PLANT MATERIAL. A collection of living evergreen and/or deciduous, woody-stemmed trees, shrubs, vines, and ground cover, including annual and perennial bedding plants.

   (C)   Application of requirements.

      (1)   These requirements shall apply to all uses for which site plan review is required under § 154.024 and subdivision plat review as required under the Subdivision Control Ordinance.

      (2)   No site plan, site condominium plan, or subdivision plat shall be approved unless a landscape plan is provided which meets the requirements set forth herein.

   (D)   Landscape plan requirements. A separate detailed landscape plan shall be required to be submitted to the city as part of the site plan review or tentative preliminary plat review. The landscape plan shall demonstrate that all requirements of this section are met and shall include, but not necessarily be limited to, the following items:

      (1)   Location, spacing, size, root type, and descriptions for each plant type;

      (2)   Typical straight cross section including slope, height, and width of berms;

      (3)   Typical construction details to resolve specific site conditions, such as landscape retaining walls and tree wells used to preserve existing trees or maintain natural grades;

      (4)   Details in either text or drawing form to ensure proper installation and establishment of proposed plant materials;

      (5)   Identification of existing trees and vegetative cover to be preserved;

      (6)   Identification of grass and other ground cover and method of planting; and

      (7)   Identification of a landscape maintenance program including statement that all diseased, damaged, or dead materials shall be replaced in accordance with the standards of this chapter.

   (E)   Screening between land uses. (See Figure 7.) Upon any improvement for which a site plan is required, a landscape buffer shall be constructed to create a visual screen at least six feet in height along all adjoining boundaries between either a conflicting non-residential or conflicting residential land use and residentially zoned or used property. The width of the buffer may vary, provided that all standards of this section are met. A landscape buffer may consist of earthen berms and/or living materials so as to maintain a minimum opacity of at least 80%. Opacity shall be measured by observation of any two square yard area of landscape screen between one foot above the established grade of the area to be concealed and the top or the highest point of the required screen. The plantings must meet this standard based upon reasonably anticipated growth over a period of three years. Where a need to provide a greater noise or dust barrier or to screen more intense development is determined by the Planning Commission, a solid wall, fence, or landscaped berm, or combination thereof, shall be required. Such screen shall be a minimum of six feet in height as measured on the side of the proposed wall having the higher grade. When a wall is required by the Planning Commission, the required wall shall be located on the lot line except where underground utilities interfere and except in instances where this chapter requires conformity with front yard setback requirements. Upon review of the landscape plan, the Planning Commission may approve an alternate location of a wall. The Planning Commission shall approve the construction materials of the wall or fence, which may include face brick, integral color split-face masonry, stone, or wood.

Figure 7

   (F)   Parking lot landscaping.

      (1)   Required landscaping within parking lots. Separate landscape areas shall be provided within parking lots in accordance with the following requirements (see Figure 8):

         (a)   A minimum of one tree shall be provided for every eight parking spaces, provided that a landscape island shall be provided for no more than 16 continuous spaces;

         (b)   Landscaping shall be arranged in curbed islands within the parking lot, which shall not be less than 50 square feet in area;

         (c)   A minimum distance of three feet from the backside of the curb and the proposed centerline of the landscape plantings shall be provided. Where vehicles overhang a landscape island or strip, a minimum distance of five feet from the backside of the curb and the proposed centerline of the landscape plantings shall be provided;

         (d)   The Planning Commission, at its discretion, may approve alternative landscape plantings at the perimeter of parking lots where landscaping within parking lots would be impractical due to the size of the parking lot or detrimental to safe and efficient traffic flow, or would create an unreasonable burden for maintenance and snowplowing; and

         (e)   All landscaped areas shall be protected with raised concrete curbs.

      (2)   Required landscaping at the perimeter of parking lots. Separate landscape areas shall be provided at the perimeter of parking lots in accordance with the following requirements (see Figure 9): parking lots, which are considered to be a conflicting land use as defined by this chapter shall meet the screening requirements set forth in division (E) above (see Figure 7); parking lots shall be screened from view with a solid wall or landscaped berm at least three feet in height along the perimeter of those sides which are visible from a public road (see Figure 9); and all landscaped areas shall be protected with raised concrete curbs.

Figure 8

Figure 9

   (G)   Greenbelts. A greenbelt shall be provided which is an area established at a depth of the required front yard setback within a zoning district and landscaped in accordance with the following requirements (see Figure 10):

      (1)   The greenbelt shall be landscaped with a minimum of one tree for every 30 lineal feet, or fraction thereof, of frontage abutting a public road right-of-way. Non-ornamental deciduous trees within a greenbelt shall be a minimum caliper of two and one-half inches or greater. Evergreen trees within a greenbelt shall be a minimum height of six feet;

      (2)   If ornamental deciduous trees are substituted for either non-ornamental deciduous trees or evergreen trees, they shall be provided at a minimum of one tree for every 20 lineal feet, or fraction thereof, of frontage abutting a public road right-of-way. Ornamental deciduous trees within a greenbelt shall be a minimum caliper of two inches or greater;

      (3)   In addition to the required trees within the greenbelt, the remainder of the greenbelt shall be landscaped in grass, ground cover, shrubs, and other natural landscape materials; and

      (4)   Access drives from public rights-of-way through required greenbelts shall be permitted, but such drives shall not be subtracted from the lineal dimension used to determine the minimum number of trees required.

Figure 10

   (H)   Site landscaping. In addition to any landscape greenbelt and/or parking lot landscaping required by this section, 20% of the site area, excluding existing public rights-of-way, shall be landscaped. Such site area landscaping may include a combination of the preservation of existing tree cover, planting of new trees and plant material, landscape plazas and gardens, and building foundation planting beds. Site area landscaping shall be provided to screen potentially objectionable site features such as, but not limited to, retention/detention ponds, transformer pads, air conditioning units, and loading areas. (See Figure 11.)

Figure 11

   (I)   Subdivision and site condominium landscaping. Landscaping for single-family residential subdivisions and site condominiums shall be provided in accordance with the following requirements.

      (1)   Street trees. The frontage of all internal public or private streets shall be landscaped with a minimum of one tree for every 50 lineal feet, or fraction thereof. Such street trees shall meet the minimum size and spacing requirements set forth in division (L) below.

      (2)   Screening between land uses. Where a subdivision or site condominium contain uses which are defined as conflicting land uses by this section, the screening requirements set forth in division (E) above shall be met.

      (3)   Screening from public roads. Where a subdivision or site condominium abuts a public road right-of-way located outside of the proposed subdivision or site condominium, the screening requirements set forth in division (E) above shall be met.

      (4)   Other site improvements. A landscape plan for a subdivision or site condominium development shall also include landscaping details of the entrance to the development, stormwater retention and/or detention areas, community buildings and other recreational areas, and any other site improvement which would be enhanced through the addition of landscaping.

   (J)   Screening of trash containers. (See Figure 12.)

      (1)   Outside trash disposal containers shall be screened on all sides with an opaque fence or wall, and gate at least as high as the container, but no less than six feet in height, and shall be constructed of material which is compatible with the architectural materials used in the site building or project.

      (2)   Containers shall be consolidated to minimize the number of collection sites, and located so as to reasonably equalize the distance from the buildings or projects they serve.

      (3)   Containers and enclosures shall be located away from public view insofar as possible.

      (4)   Containers and enclosures shall be situated so that they do not cause excessive nuisance or offense to occupants of nearby buildings.

      (5)   Concrete pads of appropriate size and construction shall be provided for containers or groups of containers. Concrete aprons shall also be provided for bin loading.

      (6)   For storage of recyclable materials, the enclosure area and pad size shall be increased to amply accommodate the extra materials and their containers.

      (7)   Screening and gates shall be of a durable construction. Gates shall be made of wood or other durable material and shall be reinforced with a steel sub-structure.

      (8)   Landscaping shall be provided within three feet of the perimeter of the trash container, and shall consist of evergreen trees or large evergreen shrubs consistent with division (K) below.

Figure 12

   (K)   Landscape elements. The following minimum standards shall apply.

      (1)   Quality. Plant materials shall be of generally acceptable varieties and species, free from insects and diseases, hardy to the county, conform to the current minimum standard of the American Association of Nurserymen, and shall have proof of any required governmental regulations and/or inspections.

      (2)   Composition. A mixture of plant material, such as evergreen, deciduous trees, and shrubs, is recommended as a protective measure against insect and disease infestation. A limited mixture of hardy species is recommended rather than a large quantity of different species to produce a more aesthetic, cohesive design and avoid a disorderly appearing arrangement.

      (3)   Berms. Berms shall be constructed with slopes not to exceed a one to three gradient. Berm slopes shall be protected with sod, seed, mulch, or other form of natural living ground cover.

      (4)   Existing trees. The preservation and incorporation of existing trees is encouraged. Where existing trees are used to satisfy the requirements of this section, the following requirements shall apply:

         (a)   Paving or other site improvements shall not encroach upon the dripline of the existing tree(s) to be preserved;

         (b)   If existing plant material is labeled “To Remain” on site plans by the applicant or required by the city, protective techniques such as, but not limited to, fencing or barriers placed at the dripline around the perimeter of the plant material shall be installed during construction. No vehicle or other construction equipment shall be parked or stored within the dripline of any plant material intended to be saved. Other protective techniques may be used provided such techniques are approved by the Planning Commission; and

         (c)   In the event that healthy trees which are used to meet the minimum requirements of this chapter or those labeled to remain are cut down, destroyed, damaged, filled, or excavated at the dripline, as determined by the city, the contractor shall replace them with trees which meet ordinance requirements.

      (5)   Installation, maintenance, and completion.

         (a)   All landscaping required by this chapter shall be planted before obtaining a certificate of occupancy or the appropriate financial guarantee, as set forth in § 154.027, shall be placed in escrow in the amount of the cost of landscaping to be released only after landscaping is completed.

         (b)   All landscaping and landscape elements shall be planted, and earth moving or grading performed, in a sound workmanlike manner, according to accepted planting and grading procedures.

         (c)   The owner of property required to be landscaped by this chapter shall maintain such landscaping in a strong and healthy condition, free from refuse, debris, and insects. All materials used to satisfy the requirements of this chapter which become unhealthy or dead shall be replaced within one year of damage or death or the next appropriate planting period, whichever comes first. All landscaped areas shall be provided with a readily available and acceptable water supply. Mulching up to the base of trees shall be prohibited.

   (L)   Minimum size and spacing requirements. Where landscaping is required the following schedule sets forth minimum size and spacing requirements; for representative landscape materials.

Tree Size and Spacing Requirements
	Minimum Size Allowable (Height/Caliper)					Recommended On-center Spacing (In Feet)
Trees	6’	3’-4’	2”	2.5”		30	25	15	10
Evergreen Trees:
Douglas fir	T							T
Fir	T							T
Hemlock	T							T
Pine	T							T
Spruce	T							T
Large Deciduous Trees:
Ash				T		T
Beech				T		T
Birch				T			T
Ginko (male only)				T		T
Honeylocust (seedless,thornless)				T		T
Linden				T			T
Maple				T		T
Oak				T		T
Sycamore				T		T
Narrow Evergreen Trees:
Arborvitae		T							T
Juniper (selected varieties)		T							T
Red cedar		T							T
Small Deciduous Trees (Ornamental):
Flowering cherry, plum, pear			T				T
Flowering crabapple			T					T
Flowering dogwood (disease resistant)			T					T
Hawthorn			T					T
Hornbeam			T				T
Magnolia			T					T
Mountain ash			T					T
Redbud			T				T

 

Shrub Size and Spacing Requirements
	Minimum Size Allowable (Height/Caliper)					Recommended On-center Spacing (In Feet)
Shrubs	6’	3’-4’	24’-36’	18”-24”		10	6	5	4	3
Large Deciduous Shrubs:
Buckthorn/tallhedge		T						T
Cotoneaster (peking and spreading)			T					T
Dogwood (red osier and grey)			T				T
Euonymous (burning bush)			T				T	*
Flowering quince			T				T
Honeysuckle			T			T
Lilac			T			T
Privet			T				T
Pyracantha				T				T
Sumac			T				T
Viburnum varieties			T				T
Weigela		T							T
Large Evergreen Shrubs:
Alberta spruce		T							T
Chinensis juniper varieties			T				T
Hicks yew				T					T
Mugho pine				T			T
Pyramidal yew		T				T
Sabina juniper				T				T
Spreading yew			T					T
Small Deciduous Shrubs:
Barberry				T				T
Cotoneaster     (rockspray, cranberry)				T						T
				T				T
Dwarf winged euonymus				T				T		*
Fragrant sumac				T
Japanese quince				T						T
Potentilla				T						T
Spirea				T					T
Small Evergreen Shrubs:
Boxwood				T					T	*
Brown’s ward’s sebion yews				T						T
Euonymous spreading varieties				T				T
Horizontalis juniper varieties				T			T
Table notes: *: for hedge plantings

 

(Ord. 285, passed 12-8-2003)  Penalty, see § 154.999