The purpose of this chapter is to provide minimum standards involving the development of land 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 community through the reduction of noise, air and visual pollution, and headlight glare.

   The purpose of this chapter is to provide minimum standards involving the development of land to:

   (a)   Provide attractive views from roads and adjacent properties on a year-round basis;

   (b)   To screen from view visually undesirable uses on a year-round basis;

   (c)   To require screening between incompatible land uses on a year-round basis; and

   (d)   To protect the health, safety and welfare of the community through the reduction of noise, air and visual pollution, and artificial light glare on a year- round basis.

(Ord. 17-2013, passed 9-24-2013)

   This section shall apply to new property development and any collective substantial expansion of existing structures, except for individual single- family dwellings and two-family dwellings (duplexes). Substantial expansion of existing structures shall be defined as an increase of the existing structure by 20 percent or more.

(Ord. 17-2013, passed 9-24-2013)

   Any property to which this section applies shall submit a landscaping plan to the Planning Commission as part of the Site Plan Review process required in Chapter 1254. Screening plans shall be prepared by a nursery and/or certified by a design professional practicing within their areas of competence. The site plan shall contain the following information:

   (a)   Plans must be at a reasonable scale to indicate all types of proposed landscaping improvements at a minimum of 1" = 20' and shall include the following minimum information:

      (1)   North arrow and scale.

      (2)   The name of applicant/owner.

      (3)   The name, address and phone number of the person or firm responsible for the preparation of the buffering plans.

      (4)   The dates the plans are submitted or revised.

      (5)   All existing and proposed buildings and other structures, paved areas, planted areas, utility poles, fire hydrants, light standards, signs, fences and other permanent features to be added and/or retained on the site.

      (6)   All existing plant material to be removed or retained and all new landscaping materials to be installed.

      (7)   All existing and proposed streets, sidewalks, curbs and gutters, railroad tracks, drainage ditches and other public or semi-public improvements within and immediately adjacent to the site.

       (8)   All property lines and easements.

      (9)   Any other information which is deemed appropriate by the Zoning Officer.

   (b)   Details shall be shown for the planting of the types of trees, shrubs and ground cover within the screening or landscaped area.

(Ord. 17-2013, passed 9-24-2013)

   (a)   No site or development plan required under this Zoning Code shall receive final approval unless a landscaping plan has been submitted and approved.

   (b)   No Determination of Permissible Use Certificate shall be issued unless the following criteria are fully satisfied with regard to the approved landscape plan:

      (1)   Such plan has been fully implemented on the site; or

      (2)   Such plan, because of seasonal conditions, cannot be implemented immediately, but has been guaranteed by a postponed improvement agreement between the developer and the Municipality.

   (c)   The Zoning Officer may request the review and approval of the Planning Commission at any time.

   (d)   The Municipality reserves the right to request the review a landscaping plan by a landscape architect registered in the State of Ohio. In such case, the Municipality shall notify the applicant of its intent and that all costs associated with the review of the plan shall be passed on to the applicant.

(Ord. 17-2013, passed 9-24-2013)

   (a)   Maintenance of landscaping and screening. All landscaping materials shall be installed and maintained according to accepted nursery industry procedures. 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 and shall remove all noxious, invasive or poison type plants. 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 Building Official to refuse an occupancy permit, require replacement of the landscape material or institute legal proceedings to enforce the provisions of this section.

   (b)   Screening establishment. Once a screen has been approved by the Planning Commission and established by the owner, it may not be used, disturbed or altered for any purpose that would decrease its effectiveness.

   (c)   Quality and installation. All specifications for the quality and installation of trees and shrubs shall be in accordance with the most recent edition of

      (1)   All plant material shall be free from disease and damage.

      (2)   All plant material shall be planted in a manner that is not intrusive to utilities, pavement, pedestrian traffic or vehicular traffic.

      (3)   All required plant material shall be planted within one year or by the next planting season, as outlined in the latest edition of American Standards for Nursery Stock, after all construction activity in the area of the new planting has ceased.

   (d)   Size.

      (1)   Canopy trees shall be deciduous trees with a minimum of 12 feet overall height or a minimum caliper of 2-1/2 inches when installed, and have an expected height of at least 35 feet at maturity.

      (2)   Evergreen trees shall be a minimum of five feet in height when installed.

      (3)   Understory trees shall be a minimum of five feet in height in clump form or 1-1/2 inch caliper in single stem form when installed.

      (4)   Shrubs shall be at least 18 inches in height or 24 inches in spread when installed.

   (e)   Screens. The objective of providing a screen is to visually hide whatever is behind the screen. The screen shall be 100% opaque. The following standards for each screening material shall be required.

      (1)   Plant material height requirements. When plant material is used as screening it shall meet all height requirements in accordance with this chapter. Height requirements will be considered met when plants are selected whose height at maturity meet such requirements as certified by a licensed landscape architect or certified horticulturist.

      (2)   Planting requirements. To be counted towards screening requirements, evergreen trees and evergreen shrubs shall be planted close enough to fulfill the objective as defined in this section. Recommended spacing to achieve this is as follows:

         A.   Spreading evergreen trees should be planted eight feet on center. Narrow evergreen trees should be planted four feet on center. Designation of evergreen trees as spreading or narrow shall be certified by a licensed landscape architect or certified horticulturist.

         B.   Evergreen shrubs should be planted at a maximum of four feet on center.

      (3)   Combination of materials. Plant material may be used in conjunction with fences, walls and berms but the overall effect shall be a continuous 100% opaque screen at maturity. Plants may be planted in rows or be staggered, but the overall effect shall be a 100% opaque screen.

      (4)   Fences and walls. Natural screening (plantings, berming, etc.) is preferred, however fences or walls can be used, where appropriate, to create an effective screen between incompatible uses.

         A.   Fences or walls used to fulfill screening requirements shall be detailed on the landscaping plan. They are to be of weather-proof materials. This includes pressure treating, staining or painting of lumber if it is not redwood or cedar and using aluminum or galvanized hardware. Chain link fences with or without wooded or synthetic slat material shall not be permitted to satisfy screening requirements.

         B.   Fences or walls to be used as screens shall be approved by the Planning Commission during review of the landscape plan and shall be in conformance with regulations as established in § 1296.24, Fences, Walls and Hedges.

(Ord. 17-2013, passed 9-24-2013)

   In order to provide protective screening and buffers for residential areas adjacent to nonresidential areas or for off-street parking lots located in the front yard or are adjacent to public rights-of-way, the Planning Commission shall require a wall, fence or greenbelt to be provided by the nonresidential property owner in accordance with the screening requirements set forth in § 1295.07, Screening Requirements. The Planning Commission shall also use the following criteria to evaluate proposed screening requirements:

   (a)   Screening areas shall be provided for the purpose of minimizing the conflict between incompatible land uses and improving the aesthetic and functional quality of new development.

   (b)   Where vegetative and/or topographic conditions that provide a natural screening and buffer exist prior to development of properties in question, every effort shall be made to retain such conditions. In such cases, additional screening may not be required, provided that provision is made for maintenance of such areas.

   (c)   The Planning Commission may waive the requirement for a wall, fence or greenbelt if equivalent screening is provided by existing or planned parks, parkways, recreation areas or by topography or other natural conditions.

(Ord. 17-2013, passed 9-24-2013)

 

 

   Figure 1295.07(a) - Boundary Screen

   Figure 1295.07(b) - Streetscape

   Figure 1295(c) - Springfield Pike Streetscape

(Ord. 17-2013, passed 9-24-2013)

   The Planning Commission shall have the authority to modify any of the aforementioned requirements in this chapter, in considering an individual site with respect to changes in elevation, environmental impact, durability of plant material, aesthetic appeal, and any other factor that will develop a compatible buffer or screen with the surrounding neighborhood at the time of application.

(Ord. 17-2013, passed 9-24-2013)

   (a)   Purpose. To ensure that landscape materials do not constitute a driving hazard, a clear sight triangle will be observed at all street and access drive intersections.

   (b)   Definition. A “clear sight triangle” is the triangular area formed by a diagonal line connecting two points located on intersecting lines of a right-of- way, easement of access, or pavement edge of an access drive, each point being 20 feet from the intersecting lines. See illustration in § 1295.09(d), Restrictions Within Clear Sight Triangles.

   (c)   Design. The entire area of the clear sight triangle should be designed as illustrated in § 1295.09(d), Restrictions Within Clear Sight Triangles, to provide the driver of the vehicle entering the intersection with an unobstructed view to all points nine feet above the roadway along the centerline. The recommended distance depends upon the design speed of the higher-order street and therefore is greater for arterial streets than for collectors.

   (d)   Restrictions within clear sight triangles.

      (1)   Within the sight triangle no landscape material with a mature height greater than 12 inches shall be permitted with the exception of trees which conform to the following standards. Trees shall be permitted within the sight triangles as long as, except during early growth stages, only the tree trunk (no limbs, leaves, etc.) is visible between the ground and nine feet above the ground, or otherwise does not present a traffic visibility hazard. Restrictions shall not apply to the following:

         A.   Existing natural grades which, by reason of natural topography, rise 12 or more inches above the level of the center of the adjacent intersection;

         B.   Fire hydrants, public utility poles, street markers, governmental signs, and traffic control devices.

      (2)   The restrictions contained in this section shall also apply to any areas outside the clear sight distance triangle that fall within the sight distance requirements of the Municipal Engineer.

(Ord. 17-2013, passed 9-24-2013)

   Service structures shall include but not be limited to: loading docks, propane tanks, and dumpsters, electrical transformers, above-ground utility vaults and other equipment or elements providing service to a building or a site. The screening height shall be based upon the tallest of the structures but in no case shall the screening be required to exceed eight feet in height.

   (a)   Location of screening. A continuous planting of evergreen, fence or wall must enclose any service structure on all sides, unless such structure must be frequently moved or accessed. In such cases, screening may not be required on the side of the service structure where frequent service is occurring.

A fully closable gate shall effectively screen the service structure at the point of service or access.

   (b)   Curbs to protect screening material. Whenever screening material is placed around any dumpster, 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 material and shall be designed to prevent possible damage to the screening when the container is moved or emptied.

(Ord. 17-2013, passed 9-24-2013)