[Ord. No. 06-04-01 §1001, 4-25-2006]
A.
The
purposes of the screening, buffering and landscaping requirements
contained in this Article are to:
1.
Enhance the environmental and visual character of the City through
landscaping.
2.
Protect and enhance property values by promoting quality living and
working environments which integrate landscaping as part of the development
design.
3.
Reduce or mitigate the negative effects of air and noise pollution
through natural plantings which absorb dust, carbon monoxide and which
screen the glare of lighting.
4.
Provide for the use of green buffers and/or structural buffers to
reduce the negative impacts of potentially incompatible land uses.
[Ord. No. 06-04-01 §1002, 4-25-2006]
A.
The
requirements of this Article shall apply to all public, private and
institutional developments approved after the effective date of this
Chapter with the following exceptions:
1.
Previously approved developments which have been issued a building
permit or have received final plat approval shall not be subject to
the landscaping, screening or buffering requirements.
2.
Individual single-family homes built on existing lots of record or
lots platted after the effective date of this Chapter shall not be
subject to the landscaping, buffering or screening requirements.
3.
Single-family subdivisions platted after the effective date of this
Chapter shall not be subject to the landscaping requirements. However,
such subdivisions may be subject to the screening and buffering requirements
herein.
[Ord. No. 06-04-01 §1003, 4-25-2006]
A.
No
building permits shall be issued for the improvement of any site,
the construction of any building or the establishment of any use for
which a landscaping plan is required until such plan has been submitted
and approved by the City Building Inspector.
B.
A certificate
of occupancy shall not be issued for any building or structure until
all screening, buffering and/or landscaping is in place in accordance
with the approved landscape plan.
C.
In
any case in which a certificate of occupancy is sought during a season
of the year which the City Building Inspector determines that weather
conditions make it impractical to plant trees, shrubs or other required
landscaping, a temporary certificate of occupancy may be issued, provided
that the applicant posts a letter of credit or deposits cash in an
escrow account in the amount of the estimated cost of such landscaping.
Such letter of credit or escrow deposit shall contain the following
conditions:
1.
The installation of all landscaping required by the landscape plan
shall be completed within six (6) months of the date of the application
for the temporary certificate of occupancy.
2.
The City shall have the right to draw upon the letter of credit or
escrow account to complete said landscaping if the applicant fails
to do so.
[Ord. No. 06-04-01 §1004, 4-25-2006]
A.
Where
a site plan is required, the landscape plan may be submitted concurrently
with the site plan. The City Building Inspector shall review the landscape
plan and shall approve them if the plans are in accordance with the
requirements of this Article. If the plans are not in accord, a written
statement shall be provided to the applicant setting forth the changes
necessary to bring the plan into compliance.
B.
Landscape
plans shall include the following information:
1.
The location of all trees or other vegetation to be preserved.
2.
The location of all plant and landscaping materials to be used, including
plants, paving or other landscape features.
3.
The types of all plant material (canopy, understory, ornamental,
evergreen, shrub, etc) to be used.
4.
Common names, quantity, spacing and size of all proposed material
at the time of planting.
5.
Location and description of other landscaping improvements, such
as berms, walls, fences, screens, paved area, street furniture, etc.
6.
The name and address of the person responsible for preparation of
the landscape plan.
C.
Wherever
possible, the landscape plan shall provide for the preservation of
existing trees. A landscape plan which includes the clear cutting
of existing trees shall be approved only if the developer establishes
through convincing evidence that the prohibition of clear cutting
would substantially and unreasonably restrict his/her ability to develop
the property and that the development will not be economically viable
unless clear cutting is permitted.
[Ord. No. 06-04-01 §1005, 4-25-2006]
A.
The
following standards and criteria shall apply to landscape materials
and installation.
1.
Quality. All trees and shrubs installed in conformance
with this Article shall have well-developed leaders and tops, roots
characteristic of the species and shall show evidence of proper pruning.
All plant materials shall be free of insects, diseases or mechanical
injury.
2.
Coverage. Grass, ground cover or other living landscape
material shall be used to cover all open ground. Mulch, bark or other
landscaping materials may be incorporated in the landscape plan where
appropriate.
3.
Maintenance. The applicant is required to guarantee
the plants for one (1) year or they must be replaced by the owner.
Property owner shall maintain all trees and vegetation planted in
accordance with this Article.
4.
Shrubs and hedges. Shrubs shall be a minimum of
eighteen (18) inches in height when measured immediately upon planting.
Where installed, hedges shall be planted so as to form a continuous,
solid visual screen which will be at least three (3) feet high within
one (1) year of planting.
5.
Trees. Trees referred to in this Article shall be
of a species common to or adapted to the climate and soil conditions
of this area. The selection of trees should take into consideration
the ease of maintenance, tolerance of City conditions and availability
from area nurseries. Caliper measurements shall be taken six (6) inches
above grade. Trees shall meet the following minimum standards:
a.
Canopy trees shall be deciduous trees that have a minimum height
of thirty (30) feet at maturity. All canopy trees shall have a caliper
width of two (2) inches at time of planting.
b.
Understory trees shall be deciduous trees that have a maximum height
of less than thirty (30) feet at maturity. All understory trees shall
have a caliper width of one and one-half (1½) inches at time
of planting.
c.
Ornamental trees shall be flowering deciduous trees. All ornamental
trees shall have a caliper width of one (1) inch at time of planting.
d.
Evergreen or conifer trees shall have a minimum height of twenty
(20) feet at maturity. All evergreen trees shall be at least four
(4) feet high at time of planting.
6.
Credit for existing trees. Any existing trees preserved
on a site in required bufferyards, interior or perimeter landscaped
areas and meeting the specifications in this Section may, at the determination
of the City Building Inspector, be credited towards meeting the tree
requirements of this Article. Any tree for which credit is given shall
be in a condition that allows for long term survival and shall be
in a location that conforms to the intent and standards of this Article.
The following conditions shall apply:
a.
Existing trees for which credit is given shall be protected during
construction. A temporary fence shall be constructed around the root
zone and no heavy equipment or building materials shall be used or
stored within the temporary fence area.
b.
Existing trees for which credit is given but which subsequently die
within one (1) year of issuance of certificate of occupancy, shall
be replaced with the required number of living trees in accordance
with the standards of this Article.
[Ord. No. 06-04-01 §1006, 4-25-2006]
A.
The
perimeter and interior of parking lots and vehicular use areas shall
be landscaped in accordance with the following requirements. Areas
used for parking or vehicular storage which are located under or within
buildings are exempt from these requirements.
1.
Perimeter landscaping — parking and vehicle use areas.
a.
Perimeter landscaping shall be provided where an off-street parking
lot or vehicular use area is within fifty (50) feet of a public right-of-way
and there is not an intervening building.
b.
Whenever an off-street parking lot or vehicular use area abuts a
public right-of-way, a perimeter landscaped area at least ten (10)
feet in depth shall be maintained between the abutting right-of-way
and the parking lot or vehicular use area.
c.
Perimeter landscaping shall contain one (1) canopy tree, one (1)
understory ornamental or evergreen tree and four (4) shrubs per one
hundred (100) linear feet of frontage. Where a perimeter landscaped
area is less than fifty (50) linear feet, four (4) shrubs and one
(1) canopy tree or two (2) understory ornamental or evergreen trees
shall be required. Where utility lines, easements or other conditions
not under the control of the developer limit the planting of canopy
trees, each required canopy tree may be replaced by two (2) understory
ornamental or evergreen trees.
d.
Required trees and shrubs may be clustered to allow for the most
effective use of landscaping. All other areas shall landscaped with
grass, groundcover or other appropriate landscape treatment.
2.
Interior landscaping — parking and vehicle use areas.
a.
For developments containing parking and vehicular use areas totaling
twenty (20) or more parking spaces, a minimum of five percent (5%)
of the parking or vehicular use area shall be landscaped. Gross parking
area shall be determined by calculating the total area used for parking,
including circulation aisles. Landscaped areas outside of the parking
lot may not be used to meet interior landscaping requirements.
b.
Interior landscaped areas shall be protected from damage by vehicles
through appropriate wheel stops or curbs.
c.
Interior landscaping shall contain one (1) canopy or understory tree
or two (2) ornamental trees for each twenty (20) parking spaces or
fraction thereof.
d.
Interior trees shall be planted within a planting island, with one
(1) planting island required for every twenty (20) parking spaces.
Planting islands shall be located so as to best relieve a continuous
expanse of paving. Planting islands for canopy trees shall be at least
one hundred (100) square feet for each understory tree and at least
two hundred (200) square feet for each canopy tree. Islands shall
be dimensioned in such a way as to be suitable for planting and to
prevent damage to plantings from opening car doors.
[Ord. No. 06-04-01 §1007, 4-25-2006]
Except where exempt in accordance with Section 405.550, landscaping requirements for residential uses shall be in conformance with the following table:
|
RESIDENTIAL TYPE
|
MINIMUM NUMBER CANOPY OR UNDERSTORY TREES*
|
MINIMUM NUMBER ORNAMENT OR EVERGREEN TREES*
|
|---|---|---|
|
Town houses, two-family, three-family
|
1 per dwelling
|
1 per dwelling
|
|
Multi-family dwellings
|
0.5 per dwelling
|
1 per dwelling
|
|
* Total number of trees to be located on lots and in common
open space.
| ||
[Ord. No. 06-04-01 §1008, 4-25-2006]
A.
This
Section establishes requirements for screening and buffering to minimize
the negative impacts of incompatible land uses on adjoining properties.
Whenever the installation of a bufferyard is required, the requirement
shall be in addition to any other applicable landscaping requirements
in conformance with this Article.
B.
Screening
shall be provided between uses in accordance with the following table:
|
PROPOSED USE
|
ADJACENT EXISTING USE
| |||||
|---|---|---|---|---|---|---|
|
Single Family
|
2-3 Family Town House
|
Multi-Family
|
Manufactured Housing Park
|
Commercial
|
Industrial
| |
|
Single-family
|
None
|
A
|
A
|
A
|
B
|
C
|
|
2 — 3-family town house
|
A
|
None
|
A
|
A
|
B
|
C
|
|
Multi-family
|
B
|
A
|
None
|
None
|
A
|
C
|
|
Manufactured housing park
|
A
|
A
|
None
|
None
|
A
|
C
|
|
Commercial
|
B
|
B
|
A
|
A
|
None
|
A
|
|
Industrial
|
C
|
C
|
C
|
C
|
A
|
None
|
|
( ) Buffer required when permitted non-residential
uses locate adjacent to existing residential uses.
| ||||||
|
"A" Bufferyard category required. See Subsection (D) for definition and standards.
| ||||||
D.
Bufferyard/Screening Standards. The developer of the proposed use shall be responsible for providing the screening when required in accordance with Subsection (B) and the following standards:
1.
Bufferyard A. This screen is intended to partially
block visual contact between adjacent uses and to create a strong
impression of separation of spaces. The following buffer area and
plantings are required per one hundred (100) linear feet.
2.
Bufferyard B. This screen is intended to provide
more intensive visual block between adjacent uses and to create a
stronger sense of separation of spaces. The following buffer area,
plantings and/or other structural screening are required per one hundred
(100) linear feet.
a.
Three (3) canopy trees, and
b.
Two (2) understory trees, and
c.
Two (2) evergreen trees, and
d.
Fifteen (15) shrubs, and
e.
Six (6) foot solid wood fence or six (6) foot solid masonry/brick
wall or six (6) foot solid evergreen hedge.
f.
As an option, the requirement for a six (6) foot fence, wall or evergreen
hedge may be replaced with a three (3) foot earthen berm with required
plantings and perennial groundcover sown on the berm.
g.
Minimum width of bufferyard area shall be twenty-five (25) feet.
3.
Bufferyard C. This screen is intended to provide
an opaque visual screen that excludes visual contact between adjacent
uses and creates a very strong impression of separation. The following
buffer area, plantings and/or other structural screen are required
per one hundred (100) linear feet.
a.
Four (4) canopy trees, and
b.
Four (4) understory trees, and
c.
Five (5) evergreen trees, and
d.
Twenty (20) shrubs, and
e.
Six (6) foot solid wood fence or six (6) foot solid masonry/brick
wall or six (6) foot solid evergreen hedge.
f.
As an option, the requirement for a six (6) foot fence, wall or evergreen
hedge may be replaced with a three (3) foot earthen berm with required
plantings and perennial groundcover sown on the berm.
g.
Minimum width of bufferyard area shall be forty (40) feet.
E.
Maintenance. Maintenance of the bufferyard/screening shall
be the responsibility of the following:
1.
The property owner on which the screening is located. If this option
is chosen, it shall be stated as a deed restriction placed on the
property.
2.
A homeowner's association with the authority to collect dues in an
amount sufficient to provide for such required maintenance. If this
option is chosen, a copy of the homeowner's association bylaws must
be filed with the Planning and Zoning Commission.
[Ord. No. 06-04-01 §1009, 4-25-2006]
The number and size of plantings required by this Article may
be reduced upon the approval of the Planning and Zoning Commission
where the applicant establishes that the location of driveways or
the physical characteristics of the property would not allow the plantings
required.
