[Amended 5-3-2016 by Ord.
No. 1718]
The landscaping and screening regulations provide additional
guidance on the development of sites within Papillion by addressing
landscaping and screening requirements. They are designed to improve
the appearance of the community; buffer potentially incompatible land
uses from one another; and conserve the value of properties within
the City of Papillion.
The provisions of this article shall apply to all new development
on each lot or site upon application for a building permit, except
for the following:
A.
Reconstruction or replacement of a lawfully existing use or structure
following a casualty loss.
B.
Remodeling, rehabilitation or improvements to existing uses or structures
which do not substantially change the location of structures, parking
or other site improvements.
C.
Additions or enlargements of existing uses or structures which increase
floor area or impervious coverage area by less than 20%. Where such
additions or enlargements are 20% or greater, these provisions shall
apply only to that portion where the new development occurs.
A.
Administration and enforcement.
(1)
The Planning Director shall administer and enforce this chapter.
The City Council may direct other persons to assist him/her.
(2)
If the Planning Director or his/her designee shall find that
any of the provisions of this chapter are being violated, he/she shall
notify, in writing, the person responsible for such violations, indicating
the nature of the violation and ordering the action necessary to correct
it. He/she shall take action authorized by this chapter to ensure
compliance with or to prevent violation of its provisions.
B.
Landscaping plan review required.
(1)
Landscaping plan review is required for all developments requesting
actions regarding a change of zone, building or other development
permits, and minor and major subdivisions. The review will be performed
by the Planning Director or his/her designee.
(2)
Landscaping plan review is initiated at the time of application
for a change of zone, a plat or permit. Compliance with these landscape
requirements must be complete prior to issuance of a certificate of
zoning compliance or certificate of occupancy for the structure.
(3)
No building permit shall be issued by the Planning Director
or his/her designee except in conformity with the provisions of this
chapter, unless he/she receives a written order from the Board of
Adjustment in the form of an administrative review or variance as
provided by this chapter.
(4)
No grading permit shall be issued by the Chief Building Official
or his/her designee without an inventory of existing trees.
C.
Submittal for landscaping plan approval. Submittal shall include
the following information:
(1)
Drawings at a scale no smaller than one inch equals 50 feet.
Drawings shall include North arrows, scale, street address, street
names, legal description, and the name and address of the person or
firm preparing the plan.
(2)
Calculations of the entire site area, the area required for
landscaping by this chapter, including street landscape borders, street
yards, public rights-of-way, buffer yards, and perimeter and interior
parking lot landscaping; and the required quantities of trees, shrubs,
ground cover, and other materials required within these landscaped
areas.
(3)
Overall site plan, indicating location of major site features,
structures, parking, site circulation, public streets and rights-of-way,
pedestrian circulation, site amenities, and other features.
(4)
Existing plant materials, including location, size, species,
and condition, and indication whether existing materials will remain
or be removed.
(5)
Planting plan, including location of all materials, size, and
scientific and common name of each material. The planting plan includes
the location and type of all ground covers, including nonliving materials,
and all other landscape features and structures.
(6)
Location and design of all screening elements required by this
chapter.
Landscaping shall be required adjacent to each street property
line as set forth below.
Required Landscaped Area in Street Yards
| ||
---|---|---|
Zoning District
|
Street Landscape Border2
(feet)
|
Minimum % of Area of First 100 Feet of Street Yard to
Be Landscaped
|
AG
|
35
|
80% of entire street yard
|
RE
|
35
|
75% of entire street yard
|
R-1
|
20
|
65% of entire street yard
|
R-2
|
20
|
55% of entire street yard
|
R-3
|
20
|
50% of entire street yard
|
R-4
|
15
|
50% of entire street yard
|
MH
|
351
|
65% of entire street yard
|
O
|
15
|
25%
|
LC
|
15
|
25%
|
CC
|
10
|
25%
|
CBD
|
No requirement
|
20%
|
GC
|
10
|
20%
|
LI
|
10
|
15%
|
GI
|
No requirement
|
10%
|
NOTES:
| |
1
|
The street landscape border is 20 feet for permitted uses other
than mobile home parks.
|
2
|
Paving is not permitted within the required street landscape border unless it complies with § 205-228B.
|
Buildings may be located in the street landscape border, provided
that the building setback requirements are met.
|
A.
Official List of Recommended and Prohibited Plant Materials. Plantings
shall be used in any required landscaped areas or buffer yards consistent
with the City of Papillion Landscaping Standards, provided through
the Planning Department. All plant materials shall conform in size,
species and spacing with this section of the chapter.
B.
Use of inorganic landscaping materials. No artificial trees, shrubs,
plants or turf shall be used to fulfill the minimum requirements for
landscaping. Inorganic materials, such as stone or decorative pavers,
may be used, provided that such material does not comprise more than
35% of the minimum required landscaped area. Other concrete and/or
asphalt pavement surfaces such as walkways and driveways may be located
within the minimum required landscaped area, provided that the landscaping
required within such area is installed on another portion of the same
lot.
C.
Supplements to the recommended list of plant materials. The Recommended
List of Plant Materials has been compiled using the latest research
data available. Plants other than those listed may be used to fulfill
minimum landscaping requirements as approved by the Planning Director.
To be considered for approval, a proposed plant material must be submitted
for review with the following information:
(1)
Common name and scientific name of plant material.
(2)
Habitat, geographic climate range and whether the plant is native
to this region.
(3)
Growing characteristics, including evergreen or deciduous, height
and spread at maturity.
(4)
Suitability for different landscape uses and applications.
(5)
Susceptibility to disease and tolerance of environment: heat,
drought, pollution stress.
(6)
Fruit-bearing characteristics which may be hazardous in pedestrian
and parking area.
D.
Encouragement of native landscaping materials. The use of suitable
native plant materials is encouraged to fulfill landscaping requirements.
Native plants, or those plants which occur naturally in this region,
have shown greater adaptability to the seasonal and climate changes
which occur in this region.
E.
Installation standards.
(1)
Basic plant materials standards shall include the following:
(a)
Evergreen trees: minimum height of six feet.
(b)
Shrubs: minimum two-gallon-size container, or the equivalent
height and/or spread.
(c)
Ground cover shrubs: minimum spacing, upon installation, of
18 inches on center.
(d)
Deciduous shade trees: minimum caliper (diameter) of two inches
as measured six inches above the ground.
(e)
Ornamental deciduous trees: minimum caliper (diameter) of two
inches as measured six inches above the ground.
(2)
All other specifications shall conform to the American Standards
for Nursery Stock, published by the American Association of Nurserymen
for that type of tree or shrub at the time of installation.
(3)
All plant material shall be installed free of disease and in
a manner that ensures the availability of sufficient soil and water
to sustain healthy growth.
(4)
All plant material shall be planted with a minimum of six inches
of organic soil and mulched to a depth of three inches.
F.
Minimum spacing of plant materials shall be as follows:
(1)
Tree spacing along streets: minimum of one tree for every 50
linear feet of street frontage.
(2)
Spacing of trees: spacing consistent with generally accepted
species spread dimension at maturity defined by American Standards
for Nursery Stock, or a minimum of one tree for every 50 feet, whichever
is less.
(3)
Ground cover shrubs: minimum spacing, upon installation, of
18 inches on center.
(4)
Ground cover turf: immediate and complete coverage of area within
the season.
(5)
Ground cover, creeping: spacing adequate to provide complete
coverage in three years.
G.
Supplemental installation requirements for shrubs.
(1)
Shrubs shall be installed in a manner that promotes ease of
maintenance and quality appearance.
(2)
All shrubs shall be installed in designed beds or naturalized
settings containing a minimum of three inches of organic or inorganic
mulch, contained by some form of edging, with an underlayment of landscape
fabric.
(3)
Shrub installations beyond mere shrub beds, such as may contain
ground covers, native perennials or seasonal annuals, may be approved
without these features at the discretion of the Planning Director,
upon demonstration of quality design and a maintenance contract/commitment.
The owner of the property, and his/her successors, heirs and
assigns, shall be responsible for the proper maintenance of all required
landscaped areas. Landscaping shall be maintained continuously, including
all necessary watering, weeding, pruning, pest control and replacement
of dead or diseased plant material. Replacement of dead and diseased
material shall be of the same type and size set forth on the approved
landscaping plan. Replacement shall occur within the present planting
season or may be deferred to the next planting season by the Planning
Director to accommodate unfavorable weather conditions. In no case
shall replacement time exceed one year.
This section shall provide an alternative to satisfy a landscaping
or screening condition of occupancy, a landscaping or screening condition
of issuance for a certificate of occupancy, and/or a landscaping or
screening condition of issuance for a certificate of zoning compliance,
as identified throughout this article. Accordingly, the City Council
shall accept a landscaping or screening letter of credit, cash escrow,
or other performance guaranty submitted to the Chief Building Official
or designee in a form acceptable to the City in an amount of 120%
of the estimated cost of the required landscaping or screening improvement.
Any such guaranty shall comply with the following requirements:
A.
The guaranty shall be submitted in a form approved by the Chief Building
Official or designee. The guaranty shall be in writing and shall identify
the amount of the guaranty, the required terms, and the permitted
time allowed for the installation of the required landscaping or screening
improvement. The guaranty shall expire in no less than 18 months from
the date of its issuance or as otherwise required by the Chief Building
Official or designee.
B.
The permitted time allowed for said installation shall be limited
to one year after occupancy, the issuance of a certificate of occupancy,
the issuance of a certificate of zoning compliance, or the commencement
of operations, whichever comes first; however, this time period may
be extended by the City Council upon written recommendation by the
Chief Building Official or designee.
C.
In the event the required landscaping or screening improvement is
not installed by the expiration of the permitted time, the developer
or owner of the land at issue shall grant the City of Papillion permission
to enter upon the land to install the required landscaping or screening,
and the City shall retain the corresponding guaranty.
These provisions apply when a use is established in a more intensive
zoning district (District A) which is adjacent to a less intensive
zoning district (District B). The owner, developer or operator of
the use within District A shall install and maintain a landscaped
buffer yard on his/her lot or site, as set forth in this section.
Buffer yard requirements apply only to those districts indicated in
the Buffer Yard Requirements Table.
A.
The buffer yard dimensions set forth in this section apply to zoning
districts which share a common lot line or are adjacent but separated
by an intervening street or alley.
B.
When a street or alley separates adjacent zoning districts requiring
a buffer yard, the size of the buffer yard shall be 1/2 the required
buffer yard set forth in this section. No buffer yard is required
where the separating street right-of-way exceeds 75 feet in width.
C.
Each required buffer yard must be entirely landscaped and free of
paved areas, accessways, storage or other disturbances.
Buffer Yard Requirements
(feet)
| |||||||
---|---|---|---|---|---|---|---|
District B: Less Intensive Adjacent District
| |||||||
AG
|
RE
|
R-1
|
R-2, R-3
|
R-4
|
MH
| ||
District A
|
R-4
|
30
|
30
|
30
|
20
|
NA
|
NA
|
More Intensive District
|
O, LC
|
15
|
15
|
15
|
15
|
10
|
10
|
CC
|
30
|
40
|
40
|
30
|
20
|
20
| |
GC
|
30
|
30
|
40
|
30
|
20
|
20
| |
LI
|
30
|
30
|
40
|
30
|
30
|
30
| |
GI
|
50
|
50
|
50
|
50
|
50
|
50
|
NOTES:
| |
1.
|
Buffer requirements do not apply to single-family or duplex
residential uses established in District A.
|
2.
|
Buffer requirements adjacent to AG and RE Districts apply only
when the AG and RE Districts have residential uses established either
by use or approved subdivision, or are designated for residential
uses by the City's Comprehensive Plan.
|
A.
Application. Screening is required between adjacent zoning districts
indicated in the buffer yard requirements when one or more of the
following conditions in the more intensive zoning district is directly
visible from and faces either the boundary of the less intensive zoning
district or a public right-of-way:
(1)
Outdoor storage areas or storage tanks, unless otherwise screened.
(2)
Loading docks, refuse or trash collection points or dumpsters,
and other service areas.
(3)
Major machinery or areas housing a manufacturing process.
(4)
Major on-site traffic circulation areas or truck and/or trailer
parking.
(5)
Sources of glare, noise, or other environmental effects.
(6)
Bailing or stockpiling of cardboard or other shipping or packaging
materials.
B.
Screen design. A screen of at least six feet in height, including
walls, fences, berming, or landscaping shall be provided that prevents
direct visibility of the conditions listed in this section from less
intensive uses or public streets. The screen may include the following:
(1)
A wood, brick, stone, concrete masonry, PVC, stucco or concrete
fence or wall at least six feet in height, with a minimum opacity
of 75%.
(2)
A vegetative screen, using evergreen and/or deciduous materials,
capable of providing a substantially opaque, hedge-like barrier of
at least six feet, with a minimum opacity of 75%.
(3)
An alternative vegetative screen that provides two overstory
deciduous trees and four evergreen trees per 100 linear feet of property
line.
(4)
A landscaped earth berm with a maximum slope of 3:1 that, if
used alone, rises to no less than six feet above the existing grade
of the lot line separating the zoning districts.
(5)
Any combination of these methods that achieves a cumulative
height of six feet.
C.
Screening shall not adversely affect surface water drainage.
D.
The finished side of any fence or wall providing screening shall
always be oriented toward the public street or adjacent property.
E.
Screening may be interrupted to provide access drives to service
areas or for loading purposes to buildings. Such breaks or interruptions
shall not exceed 20% of the length of the required screened area.
Unless otherwise noted, each parking facility shall comply with
the following regulations:
A.
Parking lot peripheral landscaping is required for all parking facilities.
Parking lot peripheral landscaping is defined as the continuous landscaped
area(s) at the physical edge around the parking facility.
(1)
Front/street side yards. Parking facilities may not be located in the street landscape border required by § 205-227. If no street landscape border is required, the parking facility shall provide a minimum ten-foot peripheral landscape area along all edges of the parking facility that are within or adjacent to a front or street side yard.
(2)
Rear yards/interior side yards. All parking facilities shall
provide a minimum five-foot peripheral landscape area along all edges
of the parking facility that are within or adjacent to a rear or interior
side yard unless:
(a)
The parking lot is interconnected with a parking lot on an adjoining
lot and cross access is permitted.
(b)
The edge of the parking lot abuts the primary access to principal
building.
(d)
The parking lot is located behind the principal building's building
line that is adjacent to a rear or interior side lot line.
B.
Each parking structure shall be considered a structure and subject
to the setback and landscaping requirements for its respective zoning
district.
C.
Parking facilities may not be located in a buffer yard required by § 205-231. If no buffer yard is required, each parking facility that abuts a residential use without an intervening street or alley shall provide a ten-foot landscaped buffer along its common property line with the residential use.
D.
Parking facility screening. Any nonresidential parking facility that abuts property in a residential district shall provide a screen compliant with the provisions of § 205-232B for the length of the common boundary. A grade change, terrace, or other site or design feature which blocks the sight line of headlights into a residential property may satisfy this requirement, subject to the determination of the Planning Director.
E.
Parking facility interior landscaping. Each unenclosed parking facility
of over 5,000 square feet shall provide an interior landscaped area
equal to no less than 5% of the total paved area of the parking facility.
No more than 200 continuous feet of parking may be provided in a single
row without an intervening planting bed or island. Planting beds may
also be used to define pedestrian or vehicular traffic flows within
the lot. The minimum size of a planting bed or landscaped island shall
be 150 square feet. Parking facilities within the LI and GI Districts
shall be exempt from any interior landscaping requirement. Licensed
automobile dealership display lots are not considered to be unenclosed
parking facilities for the purposes of this chapter and therefore
do not require interior landscaping as set forth in this section.
F.
Parking lots providing over 400 stalls shall be broken into blocks
or units defined by landscaping that include no more than 200 stalls
per block.
G.
Landscaping or screening installed in any required landscaped area
shall not obstruct the view from the off-street parking facility to
any driveway approach, street, alley, or sidewalk. Landscaping shall
further not obstruct any views among parking spaces and circulation
ways, or visibility between vehicles and pedestrians.
[Amended 4-4-2017 by Ord.
No. 1765
This section establishes the amount of landscaping required
in each of the landscape situations set forth by this chapter.
A.
Street landscape border: one deciduous tree and five shrubs; one deciduous tree and one evergreen tree; or 1.5 deciduous trees for each 500 square feet of street landscape border required by § 205-227. A minimum of one tree shall be provided for every 50 linear feet of arterial and collector rights-of-way.
B.
First 100 feet of street yard landscaping: one deciduous tree and five shrubs; one deciduous tree and one evergreen tree; or two deciduous trees for each 1,000 square feet of street yard landscaping. The planting requirement for street yard landscaping shall be calculated by multiplying the area within the first 100 feet of the street yard by the minimum percentage of area of the first 100 feet of street yard to be landscaped established in § 205-227. For example, if the area of the first 100 feet of the street yard of a lot in the CC District is 10,000 square feet, then the calculation is 10,000 square feet divided by 1,000 square feet, which results in a subtotal of 10 planting units. The 10 planting units are then multiplied by 25% for a total planting unit requirement of 2.5 units. The 2.5 units are then rounded to whole number. As such, the lot is required to provide a total of three deciduous trees and five shrubs; three deciduous trees and three evergreen trees; or six deciduous trees.
C.
Buffer yard: one deciduous tree and two evergreen trees for each 1,000 square feet of buffer yard required by § 205-231. Vegetative screens shall be credited toward satisfaction of this requirement.
D.
Parking lot peripheral landscaping: one deciduous tree and five shrubs; one deciduous tree and one evergreen tree; or two deciduous trees for each 500 square feet of landscape area required by § 205-233A.
E.
Parking lot interior landscaping: one deciduous tree for each 20
parking spaces within the parking lot.
F.
Residential development: two deciduous shade or evergreen trees,
one in the front yard and one in the rear yard, shall be installed
per single-family, townhouse, duplex, attached single-family or two-family
dwelling unit. The trees shall be installed prior to occupancy.
G.
Multifamily developments. Multifamily (high-density residential area)
developments shall provide one deciduous shade or evergreen tree,
or two ornamental trees, and three shrubs for every dwelling unit.
H.
Variety of landscaping. A variety of tree and shrub species shall
be utilized to provide visual, four-season interest. Not more than
1/3 of the required number of trees and shrubs may be comprised of
any one species and at least 1/3 of the required plants should be
a coniferous or evergreen species.
I.
Credit for landscaping.
(1)
When a computation of required planting materials results in
a fraction of 0.5 or greater, the requirement should be rounded up
to the next whole number.
(2)
Landscaping that is credited toward satisfying the first 100
feet of street yard landscaping requirement shall not be credited
toward satisfying the street landscape border requirement.
(3)
All landscaping within a required buffer yard that is located
within the street landscape border shall be credited toward satisfying
the street landscape border requirement.
(4)
All landscaping within a required buffer yard that is located
within the first 100 feet street yard shall be credited toward satisfying
the first 100 feet of street yard landscaping requirements.
(5)
Parking lot peripheral and interior landscaping areas shall
not credit toward satisfying the first 100 feet of street yard landscaping
requirements.
(6)
Multifamily development landscaping requirements are in addition
to street landscape border, street yard or buffer yard landscaping
requirements.
(7)
For street landscape borders and the first 100 feet of street
landscaping only, boulders may be substituted for up to 5% of the
deciduous tree requirement according to the boulder substitution schedule.
Boulder Substitution Schedule
| |
---|---|
Dimension of Boulder
(inches)
|
Number of Boulders Required to be Equivalent to One Deciduous
Tree
|
12 by 18
|
5
|
18 by 24
|
3
|
24 by 36
|
2
|
Over 24 by 36
|
1
|
Each landscaping plan shall include an inventory of existing
trees on the site. Each tree of an approved species shall be replaced
by another approved tree according to the following schedule. All
replacement trees shall be consistent with the requirements of this
article.
Tree Replacement Schedule
| |
---|---|
Call per Measurement of Removed Tree
(inches)
|
Required Number of Replacement Trees for Each Removed
Tree
|
2 to 3
|
1
|
3.1 to 6
|
2
|
6.1 to 9
|
3
|
Over 9
|
4
|
A.
Obstruction of view. Landscaping or screening installed in any landscaped
area shall not obstruct the view from or to any driveway approach,
street, alley or sidewalk.
B.
Earth berm locations. All earth berm locations shall be reviewed
by the Public Works Director or his/her designee to determine the
effect of the berms on drainage and public utilities.
C.
Exceptions. A development may continue to comply with the buffer
yard and screening requirements in effect at the time of issuance
of its original permit, regardless of whether an adjacent lot or site
is subsequently rezoned to a less intensive district that would otherwise
require compliance with buffer yard or screening provisions.