Brunswick City Zoning Code
CHAPTER 1282
Landscaping and Screening
1282.01 PURPOSE.
The purpose of this Chapter is to provide minimum land development standards to provide attractive views from roads and adjacent properties; to screen from view visually undesirable uses; to require screening between incompatible land uses and to protect the health, safety and welfare of the citizens of the City of Brunswick through the reduction of noise, air and visual pollution, and headlight glare.
(Ord. 50-05. Passed 4-25-05.)
1282.02 APPLICABILITY.
(a) Site Plan Review. This section shall apply whenever a site plan review is required as provided in Section 1278.02
. Landscaping and screening plans required by this Chapter 1282
shall be included as an integral component of site plan submittal and review procedures in Chapter 1278
. No site plan shall receive final approval unless a landscaping and screening plan has been submitted and approved.
(b) Compliance. No zoning compliance certificate as provided in Section 1244.07 shall be issued unless the following criteria are fully satisfied with regard to the approved landscape and screening plan:
(1)
Such plan has been fully implemented on the site, inspected and approved by the Division of Building; or,
(2) Such plan, because of seasonal conditions, cannot be implemented immediately, but has been insured by a financial guarantee as provided by Section 1278.04 in an amount equal to the cost of the improvements plus a 10 percent allowance for administrative costs, inflation and potential damage to existing vegetation or improvements.
(Ord. 50-05. Passed 4-25-05; Ord. 5-16. Passed 2-8-16.)
1282.03 GENERAL SUBMISSION REQUIREMENTS.
Any property to which this section applies shall submit a landscape and screening plan to the Planning Commission as part of the site plan review process required in Chapter 1278. Such plans shall be prepared by a design professional practicing within the professional's area of competence. The site plan shall contain all of the information listed on application material maintained for that purpose by the Planning Commission.
(Ord. 50-05. Passed 4-25-05.)
1282.04 LANDSCAPING MATERIALS AND STANDARDS.
New development shall provide landscaping and screening yards as provided in Section 1282.06. Walls and fences, plants, and mounds, as listed in subsections (a)-(c) below, are suitable for screening use individually or in combination with each other to create a dense screen, subject to review and approval by the Planning Commission.
(a) Walls and Fences. Walls and fences used to fulfill screening requirements shall be so detailed on the site plan. Walls and fences shall be constructed of weather-proof materials, including pressure treated, redwood or cedar lumber and aluminum or galvanized hardware. Except as specifically noted, chain link fences with or without wooded or synthetic slat material shall not be allowed when used to satisfy landscaping and screening requirements. Chain link fences may be used to screen outdoor storage areas and auto service enclosures required by Section 1276.11
.
(b) Plants. All plants are to be living and part of the acceptable plant lists in Section 1282.11
. Plant materials used in conformance with the provisions of this section shall conform to the standards of the American Association of Nurserymen and shall have passed any inspection required under state regulations. Trees shall be balled and burlapped or in containers. Shrubs, vines and ground covers can be planted as bare root as well as balled and burlapped or containers. Nursery stock identification tags shall not be removed from any planting prior to inspection and approval of final installation by the City.
(1) Deciduous Trees. Deciduous trees shall have a minimum caliper of at least 2 ½ inches conforming to acceptable nursery industry procedures at the time of planting. If deciduous trees are to be used for screening purposes, additional materials listed in this section must be used to create a dense buffer.
(2) Evergreen Trees. Evergreen trees shall be a minimum of 6 feet in height at the time of planting. Evergreen plantings shall be designed to provide an effective, dense screen within 4 years of planting.
(3) Shrubs and Hedges. Shrubs and hedges shall be at least 36 inches in height at the time of planting, when plant material is used for screening. All shrubs and hedges shall be designed to provide an effective, dense screen and mature height of at least 6 feet within 4 years after the date of the final approval of each planting, except as required in Section 1282.08(a). The height at installation of the planting shall be measured from the level of the surface of the plant base at the edge closest to the screening.
(4) Grass or Ground Cover. Grass of the fescus, bluegrass or perennial rye families shall be planted in species normally grown as permanent lawns in Medina County. In swales or other areas subject to erosion, solid sod, erosion reducing net, or suitable mulch shall be used and nursegrass seed shall be sown for immediate protection until complete coverage is achieved. Grass sod shall be clean and free of weeds and noxious pests or diseases. Ground cover shall be planted in such a manner as to provide 75 percent complete coverage after two growing seasons.
(5) Existing Material. The Planning Commission may approve the use of existing plant material to comply with the landscaping and screening requirements of this Chapter. In reviewing such proposals, the Commission shall consider whether the existing material is capable of performing the landscaping or screening functions required by this Chapter, by reason of its size, density, location, deciduous or evergreen foliage, and other characteristics. The Commission shall also consider the likelihood that the plant material will survive construction-related disruptions, including soil compaction and changes in grading and drainage. Existing vegetation shall be preserved in accordance with acceptable nursery industry procedures.
(6) Mulch. Mulch shall be shredded hardwood bark installed to a depth of 3 inches. Rock or shredded rubber shall not be used to mulch landscape beds. Mulch beds shall be delineated on landscape plans.
(c) Mounds. Mounds or berms may be used as physical barriers which block or screen a view. Differences in elevation between areas requiring screening do not constitute a mound. Mounds shall conform to the following standards:
(1) The maximum side slope shall be 3 feet horizontal to one foot vertical (3:1). The design shall be reviewed by the Planning Commission to ensure that proper erosion prevention and control practices have been utilized and that irrigation or other means are provided to insure plant material will have sufficient moisture for survival.
(2) Mounds shall be designed with physical variations in height and alignment throughout their length.
(3) Landscape plant material installed on mounds shall be arranged in an irregular pattern to accentuate the physical variation and achieve a natural appearance.
(4) The landscape plan shall show sufficient detail to demonstrate compliance with the above provisions, including a plan and profile of the mound, soil types and construction techniques.
(5) Mounds shall be located and designed to minimize the disturbance to existing trees located on the site or adjacent thereto.
(6) The base of a mound shall be located a minimum of 2 feet from any right-of-way or property line, unless drainage issues required a greater separation.
(7) Adequate ground cover shall be used and maintained to prevent erosion.
(d) Maintenance. All landscaping materials shall be installed and maintained according to accepted nursery industry procedures. The property owner shall be responsible for continued, perpetual maintenance of all landscaping materials, and shall keep them in a proper, neat and orderly appearance, free from refuse and debris at all times. All unhealthy or dead plant material shall be replaced within one year, or by the next planting period, whichever comes first. Violation of these installation and maintenance provisions shall be grounds for the Division of Permits and Inspections to refuse a zoning compliance certificate, require replacement of the landscape material or institute legal proceedings to enforce the provisions of this Chapter.
(e) Screening Yards. Screening yards shall be composed of continuous landscaping and related screening materials to the minimum widths specified in Section 1282.06
. Once a screening yard has been approved by the Planning Commission and established by the owner, it may not be used, disturbed or altered for any purpose.
(f) Conflicts. When an activity or land use falls under more than one of the categories listed in the table in Section 1282.06
, the most stringent of the requirements shall be applied.
(Ord. 50-05. Passed 4-25-05.)
1282.05 TOTAL LANDSCAPE AREA.
All developed sites, with the exception of industrial sites and single family homes, shall include landscaping equal to a minimum of 10 per cent of the total lot area. All landscaping required by Section 1282.06 shall be counted toward the 10 per cent minimum, excepting screening yards required by Section 1282.06(a). Total landscaping exceeding the 10 per cent minimum still requires compliance with all applicable requirements of Section 1282.06. Required landscaping may be in the form of lawns, trees, shrubs, water surface or, with Planning Commission approval, natural areas.
(Ord. 50-05. Passed 4-25-05.)
1282.06 SPECIFIC LANDSCAPING AND SCREENING REQUIREMENTS.
All required landscaping and screening yards shall meet the following requirements, as applicable:
When | Is Proposed to Abut | A Minimum Screening Yard of ..... | Required Plant and Screening Material |
(a) Any Commercial Use | 25' side and/or rear screening yard is required with.... | EITHER: Trees from List A, 25'-35' on-center plus a double row 6' hedge from List E; OR 6' wall, fence or mount plus 3' hedge from List D plus trees from List A, 25' to 35' on-center; OR Double row, staggered planting of trees from List C, 15' on-center Exception for nonconforming residence added as a result of 2/1 work session. 25' screening yard would not be required when a C use is next to a nonconforming house | |
(b) Any Industrial Use | Any Residential Zone | 50' side and/or rear screening yard is required with... | EITHER: 40' wide, 6' tall mound plus a double row of staggered trees from List C, 15' on-center; OR Double row of staggered trees from List C, 15' on-center plus double row of mixed trees from Lists A, B and C, 20' on-center; OR Existing trees and brush forming a solid screen, provided that any disturbance in 50' screening yard is replaced with above. |
(c) Any Multiple Family Use | Any Residential Zone or Use (Except Another Multiple Family Use) | 15' side and/or rear screening yard is required with... | EITHER: Trees from List A, 25' to 35' on-center plus a double row 6' hedge from List E; OR 6' wall, fence, or mound with trees from List A, 25' to 35' on-center; OR Double row, staggered planting of trees from List C, 15' on-center. |
(d) Any School, Church or Institutional Use | Any Residential Zone or Land | 15' side and/or rear screening yard is required with... | EITHER: staggered double row of evergreens and trees from Lists B and C, 15' on-center plus a single row of 6' tall hedge from List E; OR 6' tall wall or fence and trees from List A, 25'-35' on- center |
When | Is Proposed to Abut | A Minimum Screening Yard... | Required Plant and Screening Material |
(e) Any Commercial Use | Public or Private or Private Right-of- Way | 10% of total front yard area not used for parking or circulation must be landscaped with... | |
(f) Any Industrial Use | Public or Private Right-of-Way | 5% of total front yard area must be landscaped with... | Trees, shrubs, planting beds, and/or perennial borders and beds in a design selected by the owner. |
(g) Parking Area for any use other than industrial or single family residence* | Public or Private Right-of-Way | 10' perimeter screening strip adjacent to right-of- way with... | EITHER: Trees from List A, 25' to 35' on-center with a row of shrubs from List D or E, 3' to 4' on-center; OR Trees from List B, 20' to 30' on-center with a row of shrubs from List D or E, 3' to 4' on-center (1 tree minimum) Corridor Plan (page 75) recommends adding 3' to 4' spacing for shrubs Change from 5' to 10' right of way strip suggested at 2/1 work session |
(h) Parking Area, except industrial land uses | Not Applicable | Interior landscaping area of at least 20 square feet per parking space | |
(i) | Subsection (i) eliminated as result of 2/1 work session - conflicts with (a). |
* Perimeter screening may also count as parking area perimeter and headlight screening.
1282.07 EASEMENTS, SIGHT DISTANCE.
(a) Easements. Required landscaping may be placed wholly or partially in utility or other easements providing all requirements can be fulfilled and approval is granted by the holder of the easements. Trees placed under overhead utility wires must be from List B, in Section 1282.11.
(b) Sight Distance. Landscaping and screening yards shall not be established to block the sight distance at street or drive intersections, as provided in Section 1280.07. Within the sight distance triangle, only ground cover and trees with at least six feet of limbless trunk shall be permitted. The sight triangle shall consist of the area between points 30 feet along both intersecting streets, whether public or private, from their respective edge of pavements.
(Ord. 50-05. Passed 4-25-05.)
1282.08 PARKING AREAS.
Parking areas shall be provided with perimeter and interior screening and landscaping, as follows:
(a) Perimeter Screening. Perimeter landscaping for any outdoor parking area shall be provided according to Section 1282.06
(g). Parking lots shall have perimeter screening strips of a minimum width of 5 feet containing plant material from Lists D or E that will achieve a decorative planting with a minimum height of 4 feet, except for the required trees.
(Ord. 50-05. Passed 4-25-05.)
(b) Interior Landscaping. Parking areas shall provide interior landscaping, as provided in Section 1282.06(h). Interior landscaping shall equal a minimum of twenty (20) square feet per parking space, exclusive of foundation landscaping or any other landscaping required by Section 1282.06. Such landscaping shall be in areas of uncompacted, well-drained soil within or directly adjacent to the parking and circulation areas. All tenant/occupied buildings spaces on a unified site shall meet the minimum interior landscaping requirements.
(Ord. 123-2022. Passed 2-27-23.)
(1) Design. A minimum of 60 percent of the interior landscape area required by this section shall be surrounded by paved areas and located within tree islands, medians, at the end of parking bays or between rows of parking spaces. All required interior landscaping shall be within curbed areas with a least dimension of 8 feet. There shall be a minimum of 4 feet between all trees and the edge of the pavement where the vehicles overhang.
(2) Interior Landscaping Specifications. One tree listed on Plant List A and 8 shrubs from Lists D or E shall be planted for each 15 parking spaces. Trees and shrubs shall be selected and maintained to retain visibility between 3 feet and 5 feet above ground.
(Ord. 50-05. Passed 4-25-05.)
1282.09 SERVICE STRUCTURE SCREENING.
Service structures shall be screened from all streets and from adjacent residential properties. Service structures include, but shall not be limited to, loading docks, propane tanks, dumpsters, electrical transformers, and utility vaults.
(a) Location of Screening. All service structures shall be screened on all sides by a continuous planting of evergreens, fences or mounds. Screening material shall be one foot more in height than the height of the structure to be enclosed, except that any such screening shall not be required to exceed 10 feet in height. Whenever a service structure is located next to a building wall, perimeter landscaping material shall be of average height sufficient to meet the height requirements of this section. Whenever service structures are screened by plant material, such material may count towards the fulfillment of required interior or perimeter landscaping. No interior landscaping shall be required within an area screened for service structures.
(b) Curbs to Protect Screening Material. Whenever screening material is placed around any trash disposal unit or waste collection unit which is emptied or removed mechanically on a regular basis, a curb to contain the placement of the container shall be provided within the screening material. The curbing shall be at least one foot from the screening material and shall be designed to prevent possible damage to the screening when the container is moved or emptied.
(Ord. 50-05. Passed 4-25-05.)
(Ord. 50-05. Passed 4-25-05.)
1282.10 MODIFICATIONS.
(a) Less Restrictive. The Planning Commission may approve a less restrictive landscaping or screening improvement in individual, unique situations where the require ments of this Chapter are clearly inapplicable. In approving less restrictive requirements, the Commission shall find that the purpose of this chapter, as stated in Section 1282.01, will be met, that the intent of the specific requirement will be maintained and that the public interest will be served. The concurring vote of 3 members of the Planning Commission shall be required to modify any of the specific requirements of this Chapter as authorized by this subsection.
(b) More Restrictive. The Commission, by a majority vote of the members in attendance, may impose more restrictive requirements where warranted by conditions on the site, on the adjacent street system or on adjacent property.
(Ord. 50-05. Passed 4-25-05.)
1282.11 PLANT LISTS.
The plants on Lists A through E below shall be used to comply with the landscaping and screening requirements of this chapter. Other plants that are comparable in size and characteristics and which are also hardy in Zone 5 of the USDA Plant Hardiness Zone Map may also be used within the landscaping or screening yard areas, subject to Planning Commission approval.
(a) Plant List A - Shade Trees. The following deciduous shade trees are hardy in zone 5 and reach a mature height as indicated by the following: Large - 60', Medium - 40' and Small - 20'.
List A - Large Shade Trees | ||
Common Plant Name | Plant Botanical Name | Cultivar/Variety |
Norway Maple | Acer platanoides | Columnaire, Crimson King, Summershade |
Red Maple | Acer rubrum | Autumn Flame, October Glory, Red Sunset |
Sugar Maple | Acer saccharam | |
European beech | Fagus sylvatica | |
Green Ash | Fraxinus pennsylvanica lanceolata | Marshall Seedless |
Ginkgo | Gingko biloba (male only) | Fastigata, Sentry |
Sweetgum | Liquidambar styraciflua | |
Tulip Poplar | Liriodendron tulipfera | |
London Plane | Platanus x acerifolia | |
Scarlet Oak | Quercus coccinea | |
Shingle Oak | Quercus imbricaria | |
Pin Oak | Quercus palustris | Sovereign, Crown Rite |
Red Oak | Quercus rubra | |
Shumardii Oak | Quercus shumardii | |
Elm | Ulmus parvifolia | Lace Bark Elm |
List A - Medium Shade Trees | ||
Common Plant Name | Plant Botanical Name | Cultivar/Variety |
River Birch | Betula nigra | |
Katsura Tree | Cercidiphyllum japonicum | |
Hess Ash | Fraxinus excelsior | |
Japanese Pagoda Tree | Gleditsia triacanthos | Moraine, Shademaster, Skyline, Imperial |
Amur Cork | Phellondendron amurense | |
Callery Pear | Pyrus callertana | Aristocrat, Chancellor |
Littleleaf Linden | Tilia cordata | Greenspire, June bride |
List A - Small Shade Trees | ||
Common Plant Name | Plant Botanical Name | Cultivar/Variety |
Hedge Maple | Acer campestre | Queen Elizabeth |
Amur Maple | Acer ginnala | Flame |
Paperbark Maple | Acer griseum | |
European Hornbeam | Carpinus betulus | Upright |
Hornbeam | Ostrya virginiana | |
(b) Plant List B - Flowering Trees. These deciduous flowering trees are hardy in zone 5 and reach a mature height not exceeding 30 feet.
List B - Flowering Trees | ||
Common Plant Name | Plant Botanical Name | Cultivar/Variety |
Serviceberry | Amelanchier canadensis | Sprizam, Trazam |
Allegheny Serviceberry | Amelanchier laevis | Robin Hill |
Eastern Redbud | Cercis canadensis | Flame, Forest Pansey, Royal |
Dogwood | Cornus | Cornus florida, Cornus Kousa, Cornus mas |
Green Hawthorne | Crataegus virdis | Winter King |
Flowering Ash | Fraxinus ornus | |
Witch Hazel | Hamamelis virginiana | |
Golden Raintree | Koelreutaria paniculata | |
Saucer Magnolia | Magnolia soulangiana | |
Star Magnolia | Magnolia stellata | |
Sweetbay Magnolia | Magnolia virginiana | |
Crabapple | Malus | Bob White, Sargent, Snowdrift, White Angel |
Flowering Plum | Prunus cerasifera | Thundercloud |
Sargent Cherry | Prunus sargentii | Columnaris, Kwanzan |
Callery Pear | Pyrus calleryana | Aristocrat, Chancellor |
Lilac | Syringa reticulata | Japanese Silk Lilac, Ivory Silk Lilac |
(c) Plant List C - Evergreen Trees. The evergreen trees in this list are hardy in zone 5, and can reach a mature height in excess of 20 feet. Evergreen trees, if not limbed-up, can create a good screen from ground level up.
List C - Evergreen Trees | ||
Common Plant Name | Plant Botanical Name | Cultivar/Variety |
White Fir | Abies concolor | |
Wichita Blue Juniper | Juniperus scopulorum | |
Spartan Juniper | Juniperus chinensis | |
Eastern Red Cedar | Juniperus virginiana | |
Cucumber Tree | Magnolia acuminata | |
Norway Spruce | Picea abies | |
Colorado Blue Spruce | Picea pungens | Glauca |
Austrian Pine | Pinus nigra | |
White Pine | Pinus strobus | |
Scotch Pine | Pinus sylvestris | |
Canadian Hemlock | Tsuga canadensis | |
(d) Plant List D - Deciduous Shrubs. These perennial woody plants grow at least 3 feet in height, are hardy in zone 5 and are deciduous.
List D - Deciduous Shrubs | ||
Common Plant Name | Plant Botanical Name | Cultivar/Variety |
Winterberry Barberry | Berbis julianne | |
Quince | Chaenomeles speciosa | |
Spreading Cotoneaster | Contoneaster divaricata | |
Burning Bush | Euonymus alatus | Compactus (dwarf) |
Forsythia Species | Forsythia | |
Shrub Cinquefoil | Potentilla fruticosa | |
Spirea Species | Spirea | |
Doublefile Viburnum | Viburnum plicatum tomentosum | |
(e) Plant List E - Evergreen Shrubs. These perennial woody plants grow at least 3 feet in height, are hardy in zone 5, and are evergreen.
List E - Evergreen Shrubs | ||
Common Plant Name | Plant Botanical Name | Cultivar/Variety |
Korean Boxwood | Buxus microphylla koreana | |
Japanese Holly | Ilex crenata | Microphylla, Rotundifolia |
Chamzin Holly | Ilex glabra | Chamzin |
Blue Holly | Ilex x meserveae | Blue Angel, Blue Prince, Blue Princess, Blue Girl, Boy |
Chinese Juniper | Juniperis chinensis | Hetzil, Keteleeri, Mint Julep, Robusia Green, Spartan |
Skyrocket Juniper | Juniperis virginiana | |
Mugho Pine | Pinus mugho | |
Roseum Rhododendron | Rhododendron Roseum | |
PJM Rhododendron | Rhododendron PJM | |
Japanese Yew | Taxus cuspidata | Capitata, Intermedia, Nana |
Yew | Taxus x media | Brownii, Densiformis, Hidksii, Wardii |
(Ord. 50-05. Passed 4-25-05.)