Seven Hills City Zoning Code
CHAPTER 929
Landscape and Bufferyard Standards
929.01 PURPOSE AND INTENT.
Landscaping and bufferyard standards shall be provided for the following purposes:
(a) To remove, reduce, lessen or absorb the impact between certain land uses by the proper utilization of landscaped and screened buffers.
(b) To minimize potential noise, glare and visual clutter of parking and loading areas, trash receptacles and outdoor storage by obscuring the view with landscaping and screening.
(c) To protect, preserve and promote the aesthetic appeal, character and quality of life of the City of Seven Hill's neighborhoods, particularly by providing interest along the streetscape.
(d) To reduce heat generation, stormwater run-off and soil erosion.
(Ord. 03-2025. Passed 2-11-25.)
929.02 APPLICABILITY.
(a) This Chapter shall apply to any proposed project that requires a Development Plan review process as set forth in Section 925.01 and any other applicable site or building improvement that is regulated in this Chapter.
(b) All projects within an "R" or "RCD" zoning district shall satisfy the applicable landscaping and bufferyard regulations set forth in this Chapter.
(Ord. 03-2025. Passed 2-11-25.)
929.03 LANDSCAPE PLAN REQUIRED.
(a) No Development Plan or subdivision plat required under this Zoning Code or the Subdivision Regulations shall receive final approval unless a landscaping and buffering plan has been submitted and approved.
(b) A landscape and buffering plan shall be prepared and submitted along with the Preliminary and Final Development Plan review application. The landscape and buffering plan shall be provided on a separate plan view sheet and contain the following minimum information:
(1) Name of the applicant / owner.
(2) Name, address, phone number and stamp of the Ohio licensed landscape architect responsible for the preparation of the Landscaping and Buffering Plan.
(3) Material to be removed or retained.
(4) Tabular listings of existing plant material to be retained and proposed plant material within the bufferyard or landscape areas with typical planting details for trees, shrubs and ground cover.
(c) A concept level landscape and bufferyard plan shall be submitted at the Preliminary Development Plan Stage identifying the proposed landscape, screening, bufferyard and related elements. A fully detailed construction level detail landscape and bufferyard plan shall be submitted with the Final Development Plan.
(Ord. 03-2025. Passed 2-11-25.)
929.04 BUFFERYARD REQUIREMENTS.
(a) The following table provides the minimum location, size and screening material requirements for all bufferyard areas.
Bufferyard Requirements Table
WHEN... | IS PROPOSED TO ABUT... | A MINIMUM BUFFERYARD OF... | SCREENING METHOD |
Any retail, office or commercial land use of 20,000 square feet or more of gross floor area | Any R, RCD or SRC zoning district or residential land use | 50' side and/or rear bufferyard is required with... | 40' wide, 6' tall earthen berm + 1 tree at a maximum of 25' O.C. + a double-row 6' hedge or Screening utilizing a solid vinyl fence as approved by the Planning Commission. |
Any retail, commercial or office land use of 19,999 square feet or less of gross floor area | Any R, RCD or SRC zoning district or residential land use | 30' side and/or rear bufferyard is required with... | 6' wall, solid vinyl fence or earth mound + 3' hedge + 1 tree at 25' O.C. or A double row, staggered planting of trees 15' O.C. |
Any industrial land use | Any non-industrial land use, regardless of zoning district. | 50' side and/or rear bufferyard is required with… | 40' wide, 6' tall earthen berm + a double row of staggered trees at 15' O.C. STORAGE YARD - 6' solid vinyl fence or wall + hedge facing front yard only and/or drive |
Any multi-family land use | Any R or RCD zoning district or residential land use | 15' side and/or rear yard is required with... | EITHER: 1 tree at 25' O.C. + a double row 6' hedge or 6' wall, solid vinyl fence or earth mound + a 3' hedge or a double row, staggered planting of trees at 15' O.C. |
WHEN... | IS PROPOSED TO ABUT... | A MINIMUM BUFFERYARD OF... | SCREENING METHOD |
Any institutional land use | Any R or RCD zoning district or residential land use | 15' side and/or rear yard is required with... | EITHER: A staggered double row of evergreens and trees at 15' O.C. + a single row 6' hedge or 6' wall or solid vinyl fence + 1 tree at 25' O.C. |
Any business land use | The public right-of-way, public or private street | 10% of total front yard area must be landscaped with... | Trees, shrubs, planting beds, and/or perennials in a motif designed by the owner. This is in addition to other required landscaping. |
A parking area located in any zoning district or land use except single- family residences | Any public or private street | 6' perimeter screening easement with... | EITHER: 1 tree at 25' O.C. + shrubs at 3' O.C. or 1 tree at 20' O.C. See Note #2 below. |
Note #1: The term "Land use" when used in this Chart refers to the referenced land use that may be located in a zoning district that currently does not permit that type of land use. e.g. a residential land use located in a commercial zoning district would qualify as a "residential land use" for the purposes of this Bufferyard Requirements Schedule). Note #2: The property perimeter screening may count as Parking Area perimeter screening. Note #3: The term O.C. - means "on center" unless otherwise noted. Note #4: Wall, fence and earthen mound screening details provided in Section 929.05. | |||
(Ord. 03-2025. Passed 2-11-25.)
929.05 BUFFERYARD MATERIALS AND STANDARDS.
(a) Qualifying new development and expansion projects shall provide bufferyards as provided in the Bufferyard Requirements Table.
(b) No principal structures, accessory structures, parking areas, storage or any temporary structure or use shall be placed in any bufferyard area.
(c) Existing vegetation shall be preserved as approved by the Planning Commission.
(d) Nursery stock identification tags shall not be removed from any planting prior to inspection and approval of final installation by the City.
(e) Bufferyard Screening Options. The following items are suitable for screening use individually or in combination with other permitted methods provided they create a dense screening effect, subject to review and approval by the Planning Commission.
(1) Walls and Fences. When walls or fences are used to fulfill screening requirements, they shall be detailed on the plan. Fences shall provide solid screening and only be constructed using vinyl materials as approved by the Planning Commission. Wall materials shall be approved by the Planning Commission on a case-by-case basis.
(2) Plant and Shrub Materials. All plants are to be living and part of the acceptable plants list identified in this Chapter or identified as acceptable plant material for hardiness in this USDA Agricultural Zone and as approved by the Planning Commission.
A. Plant Materials. Plant materials used in conformance with the provision of this Section shall conform to the standards of the American Association of Nurserymen and shall have passed any required state inspections.
B. Shrubs, vines and ground covers can be planted as bare root as well as balled and burlapped or containers.
(3) Trees. All trees are to be living and part of the acceptable tree lists identified in this Chapter or identified as acceptable plant material for hardiness in this USDA Agricultural Zone and as approved by the Planning Commission.
A. Trees shall be balled and burlapped or in containers. Shrubs, vines and ground covers can be planted as bare root, balled and burlapped or containers.
B. All trees shall be measured from the top of the root ball to the top of the tree.
C. Deciduous Trees. Deciduous trees shall have a minimum caliper of at least three inches (3") with a single central leader, for large and medium trees, 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 bufferyard.
D. Evergreen Trees. Evergreen trees shall be a minimum of eight feet (8') in height at the time of planting and shall be unsheared, full and branched to the ground. Evergreen plantings shall be designed to provide an effective, dense screen within four (4) years of planting.
(4) Shrubs and Hedges.
A. Shrubs and hedges shall be at least thirty-six inches (36") in height at the time of planting.
B. All shrubs and hedges shall be designed to provide an effective, dense screen and mature height of at least six feet (6') within four (4) years after the date of the final approval of each planting.
C. 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.
(5) Grass or Ground Cover.
A. Grass of the Fescue (Gramineak) or Bluegrass (Poaceae) family shall be planted in species normally grown as permanent lawns in northeast Ohio.
B. In swales or other areas subject to erosion, solid sod, erosion reducing net, or suitable mulch and temporary seeding shall be used for immediate protection until complete coverage otherwise is achieved.
C. Grass sod shall be clean and free of weeds and noxious pests or diseases.
D. Grass shall be sown or placed in any area not landscaped or paved.
E. Ground cover shall be planted in such a manner as to provide seventy-five percent (75%) complete coverage after two growing seasons, but in no circumstance shall planting be more than twelve inches (12") on center to present a finished appearance.
F. Rocks, pebbles, sand and similar materials are not approved ground cover.
(6) Earth Mounds. Earth mounds may be used as physical barriers which block or screen a view. Differences in elevation between areas requiring screening does not constitute an earth mound. Earth mounds shall be constructed of earthen materials and shall conform to the following standards:
A. The maximum side slope design shall be 3:1 and shall identify that proper erosion prevention and control practices will be utilized.
B. Berms and earth mounds shall be designed with physical variations in height and alignment throughout their length.
C. Landscape plant material installed on berms and earth mounds shall be arranged in a pattern to achieve a natural appearance.
D. The landscape plan shall show sufficient detail, including a plan and profile of the berm or earth mound, soil types and construction techniques to demonstrate compliance with the above provisions.
E. Berms and earth mounds shall be located and designed to minimize the disturbance to existing trees located on the site or adjacent thereto.
F. No part of any berm or earth mound which is elevated more than thirty inches (30") above natural grade shall be located within ten feet (10') of any right-of-way or property line.
G. Adequate ground cover shall be used and maintained.
H. Topsoil shall be placed over the earth mounds at a depth of four inches (4") to facilitate vegetation growth on the mound.
(f) Bedding Surface.
(1) Any landscaped area shall not contain bare soil.
(2) Ground area shall be covered with hardwood mulch, grass or vegetative ground cover.
(3) Aggregated stone or decorative rock may be approved by the Planning Commission.
(4) All plant material will be mulched with shredded hardwood mulch, or approved equal.
(Ord. 03-2025. Passed 2-11-25.)
929.06 INSTALLATION AND MAINTENANCE OF BUFFERYARDS AND LANDSCAPING.
(a) Landscape and Bufferyard Maintenance Plan Required. The applicant must provide a plan note on the Final Development Plan submittal detailing a maintenance plan which indicates how the established bufferyards and landscaping will be maintained.
(b) Maintenance Standards.
(1) All landscaping materials shall be installed and maintained according to accepted nursery industry procedures.
(2) The owner of the property shall be responsible for the continued property maintenance of all landscaping materials, and shall keep them in a proper, neat and orderly appearance, free from refuse and debris at all times.
(3) All unhealthy or dead plant material required as part of any approved landscaping or bufferyard element within a Final Development Plan shall be replaced in a timely manner.
(c) Bufferyard Establishment.
(1) Once a bufferyard has been approved by the Planning Commission and established by the owner, it may not be used, disturbed or altered for any purpose.
(2) No temporary or permanent structures shall be located in any required bufferyard areas.
(3) Approved walls may be placed in the bufferyard areas.
(d) Timing of Vegetation Installation. The required landscaping and bufferyard material shall be fully installed on the site by completion of construction and shall be subject to a final inspection by the City.
(1) If not feasible due to seasonal conditions, within one planting season after completion of construction. The Planning Commission may grant an extension of the time to install required landscaping features.
(e) Enforcement. Violation of these installation and maintenance provisions shall be grounds for the Building Commissioner to refuse the issuance of a building permit, require replacement of the landscape material or institute legal proceedings to enforce the provisions of this Chapter.
(Ord. 03-2025. Passed 2-11-25.)
929.07 EASEMENTS AND SETBACKS.
(a) Placement in 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.
(b) Site Distance.
(1) Landscaping and temporary or permanent structures shall not be located in any manner that may block the adequate sight distance at street or driveway intersections.
(2) In the case of a street intersection, landscaping and permanent or temporary structures shall not be placed in an area located between points thirty-five feet (35') measured from the edge of curb line along both intersecting streets.
(3) The Planning Commission may require a more restrictive setback distance for landscaping and structures as needed to ensure adequate site distance is provided.
(Ord. 03-2025. Passed 2-11-25.)
929.08 LANDSCAPING FOR SERVICE STRUCTURES AND MONUMENT SIGNS.
(a) Service Structure Defined. For the purpose of this Chapter, "service structures" shall include, but not be limited to, loading docks, propane tanks, dumpsters, electrical transformers, utility vaults which extend above the ground, ground mounted utility equipment and electrical and other equipment or elements providing service to a building or a site located in any non-residential zoning district.
(1) Structures may be grouped together. However, screening height shall be based upon the tallest of the structures, unless otherwise set forth in this Chapter or in the Codified Ordinances.
(b) Location of Screening. A continuous planting of evergreens or solid brick wall must enclose any service structure on all sides, unless such structure must be frequently moved or accessed, in which case screening material shall be one foot more than the height of the enclosed structure, but shall not be required to exceed ten feet (10') in height.
(1) Whenever a service structure is located next to a building wall, perimeter landscaping material shall be of an average height sufficient to meet the height requirements set out in this Section.
(2) Whenever service structures are screened by plant material, such material may count towards the fulfillment of required site landscaping.
(3) No interior landscaping shall be required within an area screened for service structures.
Dumpster Screening
Illustration of a dumpster screened using a solid brick wall.
(c) Trash Receptacle or Dumpster Screening Guidelines. These guidelines are intended to supplement the standards set forth in Section 723.09 of the Codified Ordinances. In the event of a conflict of standards, the standards set forth in this Zoning Code shall control.
(1) All trash containers, dumpsters and/or trash collection areas shall be located in the rear yard area of a lot and shall be fully screened by means of a minimum six foot (6') high brick or stone wall with a solid gate for access to the receptacles. Such masonry wall materials shall architecturally match or be consistent with those exterior materials found on the principal building.
A. Fencing constructed of any material shall not be used to screen any trash containers, dumpsters and/or trash collection areas.
B. Wood products used as a screening material shall be prohibited.
(2) After screening is installed, all trash containers, dumpsters and/or trash collection areas shall not be visible from any public or private roadway.
(3) 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 (1') from the screening material and shall be designed to prevent possible damage to the screening when the container is moved or emptied.
(d) Landscaping Requirements for Monument Signs. These landscaping requirements shall apply to monument signs as regulated under Chapter 171 of the Codified Ordinances. A permanent monument sign shall require a single continuous landscaped area to be maintained beneath the sign in accordance with the following standards:
(1) The minimum landscaped island shall maintain a minimum width of three feet around the perimeter of the base of the sign, including all points where sign structural supports are attached to the ground.
(2) Where the required landscaped area is adjacent to a paved surface accessible to vehicular traffic, a raised, non-mountable curb suitable to prevent the encroachment of vehicles shall be required.
(3) The landscaped area shall include vegetative plantings aesthetically located and maintained. The use of concrete, asphalt, or any other paved surface inside the required landscaped area beneath the sign shall be prohibited.
(4) A construction level detail landscape plan and landscape maintenance plan shall be submitted with the sign application.
(Ord. 03-2025. Passed 2-11-25.)
929.09 STREET FRONTAGE LANDSCAPING.
(a) Any project located within the "GB", "AS", "RR", "RR-PUD" or "BRD" zoning district and meeting the applicability requirements of this Chapter shall provide landscaping along the perimeter of the front yard area when abutting any public right-of-way and public or private street.
(b) A minimum of ten percent (10%) of the front yard area shall be landscaped with a combination of trees, shrubs, planting beds or perennials.
(c) Street frontage landscaped areas shall contain a minimum of one (1) tree and three (3) shrubs for every twenty-five (25) lineal feet of frontage within the required landscape area.
(d) The minimum width of any street frontage landscape area shall be six feet (6') and shall be located adjacent to the edge of the public right-of-way or other suitable location as determined by the Planning Commission.
(Ord. 03-2025. Passed 2-11-25.)
929.10 PARKING LOT LANDSCAPING AND PERIMETER BUFFERING.
(a) Landscaping Required. In order to mitigate visual impacts on adjacent uses, particularly residential uses, and to protect the health, safety and welfare of the community through the reduction of noise, air and visual pollution, any change in use; or any new, or substantially expanded use; shall provide parking lot landscaping and perimeter buffering in compliance with the requirements of this Chapter.
(b) Landscape and Buffering Design Standards. Parking lot landscaping and perimeter buffering for any outdoor parking areas shall be provided as follows:
(1) Installation. Responsibility for installation shall be with the applicant who submitted a Development Plan request.
(2) Required Locations.
A. Perimeter buffering and landscaping shall be provided between the vehicle use area and the public right-of-way; between vehicular use areas and private street easements; in side and rear yards between non-residential and residential uses; and, in side and rear yards between multi-family uses and single family uses.
B. Interior landscaping for vehicular use areas shall be provided in all parking areas.
(3) Unless specifically approved by the Planning Commission, no structure shall be permitted in a required landscape area other than a wall, fence, or earth berm.
(c) Landscaping and Buffering Plan Required. When required by the Development Plan review requirements set forth in Chapter 925, a Landscaping and Buffering Plan shall be prepared and included in drawings submitted for Planning Commission approval as part of the regular Development Plan review process. The Landscaping and Buffering Plan shall be prepared by a landscape architect registered in the State of Ohio and shall include those applicable contents required in Section 929.03.
(d) Plan Approval. No Development Plan approval will be issued by the Planning Commission and no building permit will be issued by the Building Commissioner until the Landscaping and Buffering Plan has received final approval. Approval of the Landscaping and Buffering Plan is conditioned upon satisfaction of the following criteria:
(1) Landscaping and perimeter buffering material shall be fully installed on the site by completion of construction.
A. If not feasible due to seasonal conditions, within one planting season after completion of construction. The Planning Commission may grant an extension of the time to install required landscaping features.
(e) Perimeter Parking Lot Landscaping Standards. Parking lots containing five (5) net new spaces, or more, shall provide perimeter landscaping meeting the following minimum requirements:
(1) These perimeter landscape and buffer areas shall consist of earth mounds, decorative fences or masonry walls, vegetative screens or combinations of these sufficient to screen views of vehicular use areas.
(2) The minimum width of any perimeter landscape or buffer area shall be six feet (6').
(3) Perimeter landscaping shall be designed to provide a minimum of fifty percent (50%) opacity upon installation and minimum of seventy percent (70%) opacity at maturity.
(4) Perimeter landscape buffering shall contain evergreen and deciduous plant materials as approved by the Planning Commission in consideration of desired opacity and need for year-round screening.
(5) Material shall be kept neat and trimmed throughout the entire year.
(6) Curbs or parking stops shall be provided to prohibit bumpers and bodies of parked vehicles from over-hanging a perimeter buffer landscape area by more than two and one-half feet (2.5').
(7) In order to retain visibility along public rights-of-ways, trees shall have a clear trunk of at least five feet (5') above the ground. Shrubs and other landscape material shall not exceed three feet (3') unless approved by the Planning Commission.
(f) Interior Parking Lot Landscaping Standards. Interior landscaping which meets the following requirements shall be provided for parking lot areas containing more than six thousand square feet (6,000 sq. ft.) of paved area or more than twenty (20) vehicular parking spaces, whichever is less. Interior landscaping is required in addition to perimeter landscaping.
(1) For every ten (10) parking spaces or fraction thereof, the applicant shall provide not less than two hundred square feet (200 sq. ft.) of interior landscaped parking lot area containing at least one tree with a minimum caliper of three inches (3") and two (2) shrubs within each individual landscape area. For example, a parking area containing thirty (30) parking spaces would be required to install a minimum of six hundred square feet (600 sq. ft.) of landscape area containing a minimum of three (3) trees and six (6) shrubs.
(2) In order to assure that landscape areas are properly dispersed and to break up large expanses of parking pavement, no individual landscape area shall be larger than five-hundred square feet (500 sq. ft.) in size in vehicle use areas less than thirty thousand square feet (30,000 sq. ft.) and no individual area shall be larger than two-thousand square feet (2,000 sq. ft.) in vehicular use areas larger than thirty-thousand square feet (30,000 sq. ft.).
(3) In order to retain visibility, trees shall have a clear trunk of at least five feet (5') above the ground. Shrubs and other landscape material shall not exceed three feet (3') unless approved by Planning Commission.
(Ord. 03-2025. Passed 2-11-25.)
929.11 LANDSCAPE AND BUFFERYARD WAIVER.
(a) An applicant may request one or more modifications from the required landscape and bufferyard standards found in this Chapter.
(b) The applicant shall provide written justification for the requested waivers including how the goals and intent of this Chapter and any other applicable Chapter of this Zoning Code is satisfied if the landscape or bufferyard waiver request is permitted.
(c) The Planning Commission shall review the requested waiver using the following standard of review criteria:
(1) The specific conditions which are unique to the applicant's land.
(2) The manner in which the strict application of the provision of this Chapter would deprive the applicant of a reasonable use of the land in a manner equivalent to the use permitted other landowners in the same zoning district.
(3) The unique conditions and circumstances are not the result of actions of the applicant subsequent to the adoption of this Chapter.
(4) Reasons that the modification shall preserve, not harm, the public safety and welfare, and shall not alter the essential character of the neighborhood.
(5) A demonstration that the applicant has provided for a buffer that achieves the spirit and intent of this Chapter and the overall Zoning Code.
(d) The Planning Commission may also approve the use of existing trees within the proposed bufferyard area if native and hardy to zones 5-6 of the United States Department of Agriculture Plant Hardiness Zone Map.
(e) Timing to Install Landscaping and Bufferyard Features. The Building Commissioner may extend the time required for the installation of required landscaping and Bufferyard features to ensure the plantings are installed beyond the frost period. This timing flexibility shall also apply to landscaping requirements found in the Sign chapter and the off-street parking chapter.
(Ord. 03-2025. Passed 2-11-25.)