(a)   The goal of the landscaping and buffering requirements is to provide an aesthetically pleasing environment for the City through the provision of green space, trees, plantings and other screening techniques providing the best possible compatibility, integration and transition between land uses. Landscaping and buffering helps mitigate problems associated with noise, pollution, light, privacy, etc. This section shall apply to all zoning districts. See Chapter 1300 for further nonresidential development requirements.

   (b)   Buffer Types.

      (1)   Opaque buffer, Type A. A Type A buffer is the most dense buffer required. This buffer is to be completely opaque from the ground to six feet above the ground. Buffering shall be provided by an opaque wood fence, an earth berm and plant material. Plant material shall include staggered planting of evergreen trees, at least five feet in height at the time of planting, at intervals designed to achieve opacity. The Planning and Zoning Commission may waive any or all of these buffering requirements by a two-thirds majority vote.

      (2)   Semi-opaque buffer, Type B. A Type B buffer is the intermediate buffer required. This buffer is to be completely opaque from the ground to three feet above the ground and at least fifty percent opaque from three feet to six feet above the ground. Buffering shall be provided by plant material and/or some type of mechanical barrier and/or an earth berm. Plant material shall reach desired maturity within two years of planting and shall provide the same level of buffering all year. Plant materials used shall be from the list provided in subsection (c) hereof. Acceptable options are presented below:

      (3)   Light buffer, Type C. A Type C buffer is the least intense buffer required. This buffer is to be at least thirty percent opaque from the ground to six feet above the ground. Buffering shall be provided by plant material and/or some type of mechanical barrier and/or an earth berm. Plant material shall reach desired maturity within two years of planting and shall provide the same level of buffering all year. Plant material used shall be from the list provided in subsection (c) hereof. Acceptable options are presented below:

   (c)   Buffer Locations.

 

(Ord. 2014-27. Passed 8-5-14.)

   (a)   Setback Requirements.

      (1)   Alleys. In computing the depth of a rear yard or the width of a side yard, where the rear or side yard abuts an alley, one-half of the width of the alley may be included as a portion of the required rear or side yard, as the case may be.

      (2)   Side yard increases. Each side yard shall be increased in width by two inches in any Residential District for each foot by which the length of the side wall of the building adjacent to the side yard exceeds forty feet.

      (3)   Irregular side yards. Side yard width may be varied where the side wall of a building is not parallel with one side lot line or is broken or otherwise irregular. In such cases, the average width of the side yard shall be not less than the otherwise required least width. Such side yard, however, shall not be narrower at any point than one-half the otherwise required least width, or narrower than three feet in any case. This requirement notwithstanding, no new addition to any building shall encroach upon the minimum required side yard.

   (b)   Projections Into Yards. There may be projections into required yard areas as follows:

      (1)   Architectural features. Architectural features such as canopies, cornices, eaves and other similar features may project a distance of not more than two feet, six inches.

      (2)   Outside stairs and landings. Outside stairs and landings without cover may project a distance not more than six feet in front or rear yards, but in no case shall any such outside stair or landing extend above the entrance.

      (3)   Fire escapes. Fire escapes may project not more than four feet, six inches.

      (4)   Patios and open porches. Patios and open porches may be located in side and rear yards provided they are not closer than six feet to any adjacent property line. If located closer than eight feet, they shall be screened by an evergreen hedge or fence not less than four feet in height and maintained in good condition. In case of a corner lot, no patios or porches shall be closer to the side street lot line than the least depth required for such side yard.

      (5)   Bay windows, balconies, Oreil windows and chimneys. Bay windows, balconies, Oreil windows and chimneys may project into a yard for a distance not to exceed three feet, provided, however, that the aggregate width of such projection does not exceed one-third of the length of the wall upon which it is located.

(Ord. 2014-27. Passed 8-5-14.)

   (a)   Every residential building or structure shall have an approved continuous foundation.

   (b)   Every addition to any residential structure, regardless of size, shall have an approved continuous this section.

   (c)   Detached, nonhabitable residential storage buildings of less than 120 square feet gross floor area lieu of a continuous foundation as approved by the Building Inspector.

   (d)   Detached, nonhabitable residential storage buildings of 120 square feet or more gross floor area may be erected with a pier-type foundation upon approval by the Building Inspector, and conditional use approval by the Planning and Zoning Commission.

   (e)   A porch, patio, deck, breezeway or similar structure may be erected with an approved pier-type foundation.

(Ord. 2014-27. Passed 8-5-14.)

   All lots created after the adoption of this Code (Ordinance 89-31, passed May 16, 1989) shall have a frontage on a public, dedicated and accepted thoroughfare other than a controlled or limited access thoroughfare.

(Ord. 2014-27. Passed 8-5-14.)

   All water impoundments, such as ponds, lakes or swimming pools, shall be constructed and developed in compliance with the following standards:

   (a)   No impoundment shall be located closer than twenty-five feet to the right-of-way line of any adjacent public right-of-way.

   (b)   No private swimming pool shall be located in a front yard.

   (c)   All installed swimming pools, or the entire property upon which they are located, shall be walled or fenced to prevent uncontrolled access by individuals from the street or from adjacent properties. Such wall or fence shall be not less than four feet in height measured from the finished grade, shall be maintained in good condition with a gate and lock and shall be constructed of such material as to preclude penetration by any child or adult.

(Ord. 2014-27. Passed 8-5-14.)

   Notwithstanding other provisions of this Code, no building shall be located closer than five feet to another building unless the adjacent walls of both buildings are constructed so as to provide a minimum fire resistance rating of two hours.

(Ord. 2014-27. Passed 8-5-14.)

   The Development Services Director may, in times of emergency, permit the placement of not more than one mobile home on any lot for use as temporary housing by any family or resident whose dwelling has been rendered uninhabitable by flood, fire, wind or other catastrophe. Such mobile home may remain on the lot for a period not to exceed one year, subject to renewal for special circumstances as determined by the Development Services Director, and may be occupied only so long as reconstruction of the original dwelling or construction of a new, permanent dwelling is underway.

(Ord. 2014-27. Passed 8-5-14.)

   (a)   Environmental Treatment. The following guidelines set development standards for the State Route 256 corridor. These standards apply to the developer, to any contiguous landowners and to governmental agencies involved in modifications along this section of the corridor. The appropriateness of materials will vary with the type of development that occurs along this corridor.

   (b)   Lighting.

      (1)   Street lighting. Street lighting along State Route 256 should utilize similar fixtures along the entire corridor to promote identity and continuity, as well as provide a sufficient level of light.

      (2)   Parking lot lighting.

         A.   Retail. The light source should be concealed and cut off in design. Fixtures should be twelve feet to thirty feet in height with dark poles. (See Appendix I following the text of this chapter.)

         B.   Multi-family. The light source should be decorative in style and provide natural color. Fixtures should be twelve feet to thirty feet in height with dark poles. (See Appendix I following the text of this chapter.)

   (c)   Signage. The following sign standards shall apply within the corridor: Signage should help to unify the corridor. The design, format and materials shall be consistent with the architecture and shall conform to Municipal standards.

   (d)   Screening for Parking and Roadway. Parking areas should be screened from State Route 256 and intersecting roads to minimize the visual impact of large paved areas and parked automobiles. This allows the landscape and the architecture to dominate and will also prevent distraction from automobile headlights. The following methods may be used to achieve this:

      (1)   Earth berms. Earth berms shall be approximately three feet to five feet in height, shall have a maximum slope of 2:1 and shall be seeded or sodded with a good quality grass which can be mowed or planted with ground cover or plantings. (See Appendix II following the text of this chapter.)

      (2)   Landscaping.

         A.   Plant material shall be a mixture of deciduous shade trees, evergreen trees and smaller ornamental trees. Plants shall be grouped in like clusters to provide a desirable visual effect. Evergreen and ornamental trees shall be used to screen views, and shade trees shall be used for filtered views.

         B.   Where space is restricted, a hedge-type plant is preferred. Mature height shall approximate forty inches and plants shall be spaced tightly enough to provide a dense screen. (See Appendix II following the text of this chapter.) All modification by governmental agencies along and within this corridor shall provide landscape and environmental treatment consistent with that of the development standards, as outlined herein.

      (3)   Fencing. Fencing provides an "edge" to a site and promotes continuity when used properly. Fencing shall be limited to the rail or picket type and shall be in scale with the development. (See Appendix II following the text of this chapter.)

      (4)   Combination. A combination of earth berm and landscaping is preferred for the entire corridor except for the area north of the north branch of Hunter's Run Creek, where a combination of hedge and/or fencing may be utilized.

   (e)   Viewing Triangles. A triangular area with the approximate dimensions of thirty feet by fifty feet by sixty feet (as measured from the edge of pavement) should remain open and unplanted to allow adequate visibility for automobiles entering and exiting the site. This applies to all private curb cuts and public streets. (See Appendix I following the text of this chapter.)

   (f)   Landscaping. Within rights-of-way.

      (1)   In general. All unpaved areas within the public rights-of-way must be seeded (or sodded) with a grass seed mixture containing fifty-five percent Kentucky Bluegrass, thirty percent Red Fescue and fifteen percent Perennial Rye Grass. These lawn areas must be mowed regularly and should be re-seeded as needed to prevent large, bare dirt areas. If trees are planted in these areas, they must be maintained in a good healthy condition. Dead or diseased trees must be removed promptly at or below the soil level.

      (2)   Proposed median on State Route 256. When the dimensions of a median exceed six feet in width (from the face of the curb), it shall not be paved, but should be planted with lawn and/or landscaping instead.

(Ord. 2014-27. Passed 8-5-14.)

   Nothing in this Code shall prevent the strengthening or restoring to a safe condition of any part of any building or structure declared unsafe by the proper authority.

(Ord. 2014-27. Passed 8-5-14.)

   (a)   Traffic Signs. Notwithstanding other provisions of this Code, no sign, structure, tree, planting, vegetation or any portion thereof shall protrude over or into the right-of-way of any street, road or highway so as to interfere with traffic signs of any kind in any zoning district.

   (b)   Required "Sight Triangles". A "sight triangle," defined as that area from the intersection point of a street right-of-way on the lot to a point twenty feet back from this point on the lot lines, shall be required on corner lots at all street intersections. To ensure that traffic visibility is not obstructed and driving hazards are not created, visibility between two and ten feet above the ground shall be clear of landscape materials, vehicles, fences, signs or any other view obstructing structures. Only deciduous trees may be permitted in the sight triangle, so long as only the trunk is visible within ten feet above the ground, except during early growing stages.

   (c)   Thoroughfare Plans/Access Policy. In addition to the frontage, driveway and set-back requirements herein, there may be additional requirements placed on roadways in the Municipality pursuant to the Thoroughfare Plan or the Access Code.

(Ord. 2014-27. Passed 8-5-14.)

   (a)   In every case where a lot is not provided with a public water supply and/or the disposal of sanitary wastes by means of public sewers, and where new construction or expansion of a use by more than twenty percent is proposed and public water and/or public sewer services exist within 200 feet of the property and have the capacity to connect and service the subject site, the site shall be connected at the owner's expense to these utilities. Should available public water and/or public sewer service not exist within 200 feet of the site, then the proposed method of water supply and/or sewage disposal shall have the written approval of the appropriate Board of Health and the appropriate water and/or sewer departments. Water wells may be drilled for nonpotable or nondomestic use in any district, subject to the same approvals.

   (b)   In every case where a previously undeveloped lot, vacant lot or site is to be developed, all utilities shall be placed underground unless specifically exempted by approval of the Development Services Director.

(Ord. 2014-27. Passed 8-5-14.)

   To control erosion of the development site by water and wind, every site under development shall be planted to a suitable ground cover according to the charts below.

   (a)   Site Preparation. Topsoil should be stripped and stockpiled before grading operations. After grading is completed, the topsoil can then be applied to sites that are otherwise unsuited for establishing vegetation.

   (b)   Seeding Recommendations.

      (1)   Use lime at the rate of 150 pounds per 1,000 square feet or three tons per acre.

      (2)   Fertilize with a minimum of twelve to fifteen pounds per 1,000 square feet or 500-600 pounds per acre of 10-10-10 or 12-12-12 or equivalent.

      (3)   Mulch immediately after planting with straw or rotted hay at the rate of 100 pounds per 1,000 square feet or two tons per acre. (Seedings made after November 1 will be dormant seedings and mulch should be increased to three tons per acre.)

   (c)   Temporary Vegetative Plantings (Less Than Six Months).

 

   (d)   Permanent Herbaceous Species. Note: Tall fescue is not considered high quality nesting habitat for upland game species in Ohio and should not be used when wildlife consideration is given. Use tall fescue for critical areas such as an open ditch bank.

 

   (e)   Special Area Permanent Herbaceous Species. (Steep banks, cuts, ditch banks, reclaimed land). Mulch all critical areas immediately following planting. On critical areas where a permanent seeding has not been made by September 15, seed two bushels of rye or two bushels of wheat per acre and work into the soil. In the spring, prepare the seedbed and choose from the species listed below. If local conditions have shown that a companion crop is beneficial, include a maximum of one bushel of oats or rye with the selections listed below.

 

(Ord. 2014-27. Passed 8-5-14.)

   (a)   One storage building not to exceed 120 square feet is permitted per single-family lot with an existing house in all single-family residential districts. There shall not be any greater variance of the length and width walls than a 60% - 40% ratio.

   (b)   There shall be a setback from all property lines of at least five feet.

   (c)   There shall be a maximum height of fifteen feet.

   (d)   Storage buildings shall not be used to store motor vehicles.

   (e)   Storage buildings shall be compatible in appearance, design, architectural character and color with the residential structure.

(Ord. 2014-27. Passed 8-5-14.)