Centerburg City Zoning Code
CHAPTER 1113
Landscaping and Screening
1113.01 PURPOSE.
The intent of these landscaping and screening regulations is to promote and protect the public health, safety and welfare through the preservation, protection and enhancement of the environment, by recognizing the vital importance of tree growth in the ecological system. It is further the purpose of this chapter to:
(a) Promote the preservation, replacement and augmentation of major trees removed in the course of land development, so as to mitigate the impact of development;
(b) Promote the proper utilization of landscaping as a buffer between certain land uses and to minimize the possibility of nuisances including potential noise, glare, litter and visual clutter of parking and service areas;
(c) Provide opportunities to accommodate runoff naturally while managing stormwater on-site;
(d) Encourage the development of landscaping that will minimize erosion'
(e) Protect, preserve and promote the aesthetic appeal, character and value of the surrounding neighborhoods;
(f) Offer a minimum standard for the consistent appearance of plant material in the community landscape; and
(g) Soften the appearance of building masses and paved areas and reduce generation of heat and stormwater runoff.
(Ord. 2023-16. Passed 6-5-23.)
1113.02 APPLICABILITY.
(b) The requirements of this chapter shall apply to all other new development or expansions to other principal buildings.
(c) If a vehicular use area is expanded an area less than twenty-five percent (25%) of the vehicular use area that existed on the effective date of this code, where there is no construction or alteration of a building on the same site, the landscaping requirements of Section 1113.08 shall apply to the expanded vehicular use area.
(d) If a vehicular use area is expanded more than the twenty-five percent (25%) allowed above, without construction or alteration of the building or if a vehicular use area is demolished and replaced or redesigned, the landscaping requirements of Section 1113.08 shall apply to the entire vehicular use area.
(e) Landscaping requirements shall be reviewed as part of an application for a site plan, development plan for planned developments, subdivision plat, variance, conditional use, or zoning certificate, whichever is occurs first. Landscaping review may be continued and/or completed under a later part of the approval process upon request of the Zoning Administrator and agreement of the applicant.
(f) No variance, zoning certificate, development plan approval, site plan approval, or conditional use permit shall be granted or issued until final approval of the landscaping plan.
(Ord. 2023-16. Passed 6-5-23.)
1113.03 INSTALLATION TIMING.
(a) No occupancy permit shall be issued until the installation of the landscaping as shown on the approved plan is complete and accepted by the Zoning Administrator unless a performance bond, cash bond or irrevocable letter of credit is posted at the time the zoning certificate is issued.
(b) Posting of Bond or Letter of Credit.
(1) The bond or letter of credit shall be in an amount equal to one hundred percent (100%) of the estimated cost of landscaping and installation as specified in the approved landscape plan and in a form acceptable to the Village. The property owner shall provide a landscape quote or estimate for completion of the approved plan for the landscaping, upon which the required amount of bond or letter of credit shall be based. The Zoning Administrator shall have the authority to demand a bond for more than the quote or estimate if, in the Zoning Administrator's opinion, the quote or estimate could be insufficient to complete the work at a later date.
(2) The bond or letter of credit shall remain in effect until such time as the installation of the landscaping is completed and has been determined by the Village to be in accordance with the final approved landscaping plan.
(3) Forfeiture proceedings shall be brought against the bond or letter of credit if the required landscaping has not been installed within six months of the approval of the zoning certificate.
(4) In the event of failure to install the required landscaping, written notice shall be served upon the holder of the performance guarantee. Such notice shall state that the failure to install the landscaping as required shall result in the forfeiture of the performance guarantee and that such failure shall be deemed an implied consent for the Village to cause said landscape to be installed at the cost of the forfeiture of the performance bond. Additional costs to complete installation shall become a lien on the property in accordance with state law.
(Ord. 2023-16. Passed 6-5-23.)
1113.04 MINIMUM MATERIALS AND STANDARDS.
The following identifies the minimum landscape and screening standard requirements for all developments.
(a) Plant Materials.
(1) All plant material shall be sound, healthy, live plants installed and maintained in accordance with relevant nursery industry procedures.
(2) Shrubs shall be installed at a minimum height of two feet (2) with a minimum spread of two (2) feet. When used for a continuous, year-round screening, shrubs must crease such screening within five (5) years of planting.
(3) Groundcover shall be planted a maximum of eight inches on center and shall be planted in such a manner so as to present a finished appearance and seventy-five percent (75%) coverage after one complete growing season. If approved as part of the site plan, groundcover may also consist of rocks, pebbles, sand, wood chips and other material.
(4) Grass shall be planted in species normally grown as permanent lawns in Centerburg, Ohio, and may be sodded or seeded, except in swales or other areas subject to erosion, where solid sod, erosion-reducing net, or suitable mulch shall be used. Grass sod shall be clean and free of weeds and noxious pests or disease.
(5) Trees.
A. Evergreen trees shall be installed at a minimum height of five (5) feet with a minimum spread of three (3) feet.
B. Shade (deciduous or canopy) trees shall be installed at a minimum caliper of two and one-half (2.5) inches as measured at the diameter at breast height (DBH).
C. Trees that drop fruits, berries, or seeds shall be prohibited from use as part of any landscaping requirement where the tree or its canopy will hang over a vehicular use areas, sidewalks, or other paved areas.
D. Invasive species identified in OAC 901:5-30-01 shall be prohibited.
E. To curtail the spread of disease or insect infestation in a plant species if a new development contains over five (5) trees, the application should include at least two (2) different species of trees.
(6) Existing live and healthy vegetation that meets the standards of this section may be used to meet the standards of this chapter.
(7) Any trees, shrubs, or landscaping materials used to meet the standards of this chapter shall be required to meet the height and size standards of this section. Any trees, shrubs, or landscaping materials incorporated onto a site that exceeds the amount required by this chapter may be of any size.
(b) Accessways. Necessary accessways shall be permitted to traverse required landscaping and screening areas. The width of such accessways shall not be subtracted from the linear dimensions used to determine the minimum number of trees and shrubs required in this chapter.
(c) Fencing and Landscaping Walls.
(1) All fencing or landscaping walls used for screening purposes shall comply with Section 1111.03 and shall be seventy-five percent (75%) in opacity.
(2) The bottom of all fences used to meet the landscaping requirements of this chapter shall be a minimum of two inches above the ground grade.
(3) Materials and colors used for fences and landscaping walls shall be similar or complementary to the principal building on the lot.
(d) Mounds and Berms.
(1) Earthen mounds and berms shall have a maximum slope of 3:1 (three (3) feet of horizontal space is required for each one-foot vertical change in elevation).
(2) The crest or top of the mound shall be rounded with elevation changes maintained one foot off of the centerline of the mound.
(3) Earthen mounds or berms shall be designed and constructed with variations in physical alignment throughout the length of the mound or berm.
(e) Location.
(1) No trees shall be planted over any storm or sanitary sewers, or in a manner where the root structure is reasonably expected to interfere with such underground facilities.
(2) All required landscaping and screening materials shall be installed on the subject property requiring the landscaping and screening.
(3) Perimeter landscaping and/or landscaped areas used for screening shall have a minimum width of five (5) feet.
(Ord. 2023-16. Passed 6-5-23.)
1113.05 GENERAL LANDSCAPING FOR LOTS AND FOUNDATIONS.
(a) To visually soften the building mass or help define exterior spaces, the following landscaping shall be required for all lots in addition to the landscaping required by the remainder of this chapter.
(b) All required planting shall be located in areas which do not include any required bufferyard, right- of-way, or easements for utilities or access.
(c) Any trees or plants required by this section shall not count toward any other landscaping requirement of this chapter.
(d) If the lot consists primarily of impervious surface, such trees may be placed close to the building or may be used to add to required parking area landscaping.
(e) Lot Landscaping. Deciduous trees shall be required to be planted on the same lot as any new nonresidential building. The number of trees shall equal three (3) trees for each 100 linear feet of building perimeter of the principal building.
(f) Building Foundation Plantings.
(1) Foundation plants are required for all uses except single-family and two-family dwellings.
(2) Foundation plantings are intended to soften building edges and screen foundations, and shall be placed within five (5) feet of the building perimeter, if feasible. If the Zoning Administrator determines that, because of site design considerations such as the location of sidewalks, plazas or service areas, this is not feasible, such plant materials may be located in planter boxes or in other areas of the site in a manner that enhances the overall landscape plan for the development.
(3) Five shrubs shall be required per dwelling unit for any residential use along the foundation.
(4) Foundation shrubbery for nonresidential uses shall be used to enhance and highlight building architecture. The use of foundation plantings is particularly important on blank facade walls (i.e., to window or door openings). As such, one shrub shall be required for every ten (10) linear feet of building perimeter for nonresidential buildings.
(Ord. 2023-16. Passed 6-5-23.)
1113.06 REQUIRED BUFFERYARD BETWEEN LAND USES.
The bufferyard is a designated open area, together with any plant materials, barriers, or fences required thereon. Both the amount of land and the type and amount of landscaping specified are designated to lessen impacts between adjoining land uses. By using both distance and landscaping, the impact of such items as noise, glare, activity, dirt, and unsightly parking areas will be minimized. It is a further intent of the following provisions to provide flexibility to the property owner through the adjustment of four basic elements: distance, plant material type, plant material density, and structural or land forms.
(a) Bufferyards shall be located on the side and rear lot lines of a parcel extending to the lot or parcel boundary line. Bufferyards shall not extend into or be located within any portion of an existing street right-of-way.
(b) To determine the type of bufferyard required between two (2) adjacent parcels, the following procedure shall be followed:
(1) Identify the land use class of the proposed use by referring to Table 1113-1.
(2) Identify the land use class of each adjoining use by referring to Table 1113-2.
(3) Determine the bufferyard requirements for those side and rear lot lines or portion thereof on the subject parcel by referring to Table 1113-2. The bufferyards specified are to be provided on each lot or parcel independent of adjoining uses or adjoining bufferyards.
(4) Should a developed use increase in intensity from a given land use class to a higher one (e.g., Class 3 to Class 4), the Planning Commission shall, during the site plan or development plan review process, determine if additional bufferyard is needed and, if so, to what extent and type.
(5) Bufferyard requirements are stated in terms of the width of the bufferyard and the number of plant units required per 100 linear feet of bufferyard. The requirements may be satisfied by any of the options indicated in Table 1113-3.
(c) Bufferyard Requirements for Nonconforming Structures or Sites. If a nonconforming site is unable to comply with the minimum bufferyard requirements of this chapter, the applicant shall not be entitled to the permit for which application has been made unless a variance is granted. Existing paved areas beyond the minimum code requirements for number of spaces, maneuvering/access aisles or loading areas, shall be removed if necessary to provide the required buffer.
TABLE 1113-1: BUFFERYARD LAND USE CLASSIFICATION | |
Use Classes | Uses Based on Principal Uses in Table 1105-2 |
Class 1 Uses | Agriculture Use Classification, Single-Family Dwellings, or Two-Family Dwellings |
Class 2 Uses | Public, Institutional, and Recreational Use Classification, Administrative, Business, or Professional Offices, and remainder of the Residential Use Classification |
Class 3 Uses | Remainder of Commercial, Office, and Mixed-Use Classification |
Class 4 Uses | Industrial Use Classification |
Table 1113-2: Bufferyard Type Requirements | ||||
Proposed Use | Adjacent Use | |||
Class 1 Uses | Class 2 Uses | Class 3 Uses | Class 4 Uses | |
Class 1 Uses | None Required | None Required | None Required | None Required |
Class 2 Uses | A | None Required | None Required | None Required |
Class 3 Uses | B | A | None Required | None Required |
Class 4 Uses | C | B | A | None Required |
Table 1113-3: Quantity of Plant Materials | |||||
Bufferyard Type | Bufferyard Width (Feet) | Deciduous Trees [1] | Deciduous Shrubs [1] | Evergreen Trees [1] | Fence or Berm Required |
A | 20 | 2 | 0 | 2 | No |
15 | 2 | 2 | 2 | No | |
10 | 2 | 4 | 4 | No | |
B | 25 | 2 | 2 | 2 | No |
20 | 2 | 4 | 2 | No | |
15 | 3 | 4 | 4 | No | |
C | 30 | 2 | 2 | 2 | No |
25 | 3 | 4 | 4 | No | |
20 | 3 | 4 | 4 | Berm[2] | |
15 | 3 | 4 | 4 | Fence[3] | |
NOTES: [1] The planting requirements are the total plants required per 100 lineal feet of bufferyard required. [2] The required berm shall be three to four (4) feet in height along the entire length of the bufferyard. [3] The fence shall be a opaque fence with a height of four (4) to six (6) feet along the entire length of the bufferyard. | |||||
(Ord. 2023-16. Passed 6-5-23.)
1113.07 REQUIRED SCREENING OF SERVICE AREAS.
(a) In addition to the other forms of required landscaping, screening shall be required to conceal specific areas of high visual or auditory impact or hazardous areas from adjacent, less intensive uses and from views from public rights-of-way. Such areas shall be screened at all times, unless otherwise specified, regardless of adjacent uses, districts, or other proximate landscaping material.
(b) The following areas shall be screened in accordance with this section:
(1) Large waste receptacles (e.g., dumpsters and cardboard recycling containers) and refuse collection areas;
(2) Accessory outdoor storage and bulk sales;
(3) Pipes, conduit, and cables associated with the building or use;
(4) Outdoor service areas that are necessary to support common business operations (e.g., outdoor air-conditioner, freezer or refrigeration units, storage units, etc.);
(5) Ground-level or facade-mounted mechanical equipment; and
(6) Roof top equipment that is not otherwise hidden by the roofline, parapet wall, or other similar feature.
(c) Screening shall not be required if any of the above items are not visible from adjacent rights-of- way or from adjacent lots in residential zoning districts.
(d) All sides of the item shall be screened with the exception that one side of the item may be screened with a gate or other similar feature to allow access.
(e) Screening Methods.
(1) The following items are permitted for use as screening materials, and more than one method may be used on a lot or site.
A. Vegetative materials that provide an opaque screen of at least seventy-five percent (75%), year- round, to the minimum height necessary to fully screen the facility from off-site views (See Figure 1113-A.) but in no case shall that screen be less than six (6)-feet tall or exceed eight (8) feet in height; or
B. An opaque fence or landscaping wall, with a height of six (6) feet, consistent with the standards of Section 1111.03; or
C. Integration into the building design (e.g., false walls or other architectural screening) that utilizes the same building materials and colors as the principal building. See Figure 1113-B.
Figure 1113-A: The above image illustrates a vegetative screen that hides HVAC equipment and a dumpster.
(2) The required screening shall have a height sufficient enough to screen the applicable item(s) provided it is in accordance with any other applicable sections of this code.
(3) To the maximum extent feasible, pipes, conduit, and cables should be located along the rear facade of buildings if conditions do not allow for them to be enclosed within the building itself. Pipes, conduit, and cables shall be located as far away from public view as practical and shall be painted a similar color as the building facade to further reduce visibility.
(4) In all cases, fences and landscaping walls are limited to the heights allowed by Section 1111.03 unless the landscaping wall used for screening is an extension of the principal building, in which case, the landscaping wall may be the same height as the principal building wall that from which it is extended. See Figure 1113-B.
Figure 1113-B: The above image illustrates a facade wall and fence that is an extension of the principal building that is designed to screen outdoor storage areas.
(Ord. 2023-16. Passed 6-5-23.)
1113.08 REQUIRED SCREENING OF VEHICULAR USE AREAS.
(a) This section establishes the minimum standards by which parking areas will be screened from adjacent public streets or from adjacent properties. In addition, this section delineates standards for landscaping within the interior of vehicular use areas and along the perimeter.
(b) Whenever required screening is adjacent to parking areas or driveways, such screening shall be protected by bollards, wheel blocks, or curbing to avoid damage by vehicles.
(c) Perimeter Landscaping Required.
(1) The perimeter landscaping requirements of this section shall apply to all off-street vehicular use areas adjacent to a public street or to a lot line where the parking area contains five or more parking spaces.
(2) Vehicular use areas adjacent to public streets shall be separated from the edge of the right- of-way by a perimeter landscape strip no less than two and one-half feet in width in the VC District and five (5) feet in width in all other districts. This width shall not include the sidewalk or any other paved area.
(3) The screening shall consist of fences, landscaping walls, or live vegetation with a minimum height of two feet and a maximum height of six (6) feet.
(4) The screening shall have a minimum opaqueness of seventy-five percent (75), year-round. Areas of the landscaped area not covered by trees or shrubs shall be covered with grass or other approved ground cover.
(5) Perimeter landscape strips shall be continuous and unbroken except for driveways or sidewalks required to access the parking area.
Figure 1113-C: The above image illustrates an example of a perimeter landscaping screening of a vehicular use area.
(d) Interior Vehicular Use Area Landscaping Required.
(1) The interior vehicular area landscaping requirements of this section shall apply to all off- street parking areas where the parking area contains 6,000 square feet of paved surface or fifteen (15) parking spaces, whichever is less.
(2) Such landscaping shall be in addition to landscaping adjacent to public streets and screening requirements as specified in this chapter.
(3) A minimum of ten percent (10%) of the vehicular use area shall be landscaped. Whenever possible, large parking areas shall be designed so as to break up their visual expanse and create the appearance of smaller parking lots. This distinction or separation can be achieved by interspersing yard space and buildings in strategic areas and by taking advantage of natural features such as slope, existing woodland or vegetation, drainage courses and retention areas.
(4) The interior landscaping shall be located within landscaped islands that are separated from the perimeter landscaping required in Section 1111.03 and shall be scattered throughout the parking area to break up large areas of pavement. Landscaped islands that are designed as extensions from the perimeter landscaping areas shall also be considered as interior parking area landscaping but shall not count as the perimeter landscaping area. See Figure 1113-D.
Figure 1113-D: The above images show different options for landscaped islands with the top image illustrating landscaped islands that run the full length of parking spaces. The bottom image illustrates a smaller landscaped island at the end of a parking bay.
Figure 1113-E: Illustration of areas of landscaped islands that count toward the minimum
interior landscaping requirements.
(5) Landscape islands shall have a minimum size of 200 square feet within a minimum dimension of ten (10) feet in any direction to provide a suitable living environment for the landscaping.
(6) There shall be a minimum of two feet between all tree trunks and shrub bases and the edge of pavement.
(7) There shall be at least one tree (deciduous or evergreen) and two shrubs for every ten (10) parks spaces. Such vegetation shall be planted in the required landscape islands.
(8) Where site distance or maneuvering conflicts exist, trees shall have a clear trunk of at least six (6) feet above the ground, and the remaining required landscape areas shall be planted with shrubs or groundcover not to exceed two (2) feet in height.
(9) The Planning Commission may consider a variance to the minimum and maximum size of parking islands and peninsulas if situations including, but not limited to, the following:
A. The need to concentrate landscape areas for the purpose of stormwater detention; or
B. The need to relocate required landscaping on the perimeter of a parking area in the case of a small or unusually shaped lot or where additional screening is desired.
(Ord. 2023-16. Passed 6-5-23.)
1113.09 MAINTENANCE AND REPLACEMENT REQUIREMENTS.
The owner shall be responsible for the maintenance of all landscaping in good condition so as to present a healthy, neat and orderly appearance. This should be accomplished by the following standards:
(a) All plant growth in landscaped areas shall be controlled by pruning, trimming or other suitable methods so that plant materials do not interfere with public utilities, restrict pedestrian or vehicular access, or otherwise constitute a traffic hazard.
(b) All planted areas shall be maintained in a relatively weed-free condition, clear of undergrowth and free from refuse and debris.
(c) All landscaping materials contained on an approved landscape plan must be properly maintained. All plant materials shall be replaced if they die or become unhealthy because of accidents, drainage problems, disease or other causes. Replacement plants shall conform to the size standards that govern original installation. Deciduous trees must be replaced with deciduous trees, evergreen trees must be placed with evergreen trees, and shrubbery must be replaced with shrubbery. Plants intended for screening must maintain the required minimum opacity.
(d) Dead or unhealthy plants shall be replaced within the next planting season, or within six (6) months, whichever comes first. Other defective landscape material shall be replaced within three months.
(Ord. 2023-16. Passed 6-5-23.)