The landscaping and screening regulations provide additional
guidance on the development of sites within Seward 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 Seward
and its extraterritorial jurisdiction. The landscape and screening
provisions are further intended to expedite development approval by
including predictable, uniform standards for landscaping.
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.Â
Reconstruction or replacement of a lawfully existing use or structure
following a casualty loss.
B.Â
Remodeling, rehabilitation, or improvements to existing uses or structures
which do not substantially change the location of structures, parking,
or other site improvements.
C.Â
Additions or enlargements of existing uses or structures which increase
floor area or impervious coverage area by less than 20% of the building
established on the site on the effective date of this chapter. Where
such cumulative additions or enlargements are 20% or greater, these
provisions shall apply only to that portion where the new development
occurs.
Landscaping shall be required adjacent to each street property
line and shall extend to a minimum depth inward on private property
as set forth in the development regulations and summarized in Table
33A.
Table 33A
Required Landscape Depth Adjacent to Street Property Lines
| |
---|---|
Column 1
Zoning District
|
Column 2
Minimum Depth of Landscaping Adjacent to Street Property
Lines
|
AG
|
35 feet
|
RR
|
25 feet
|
R-1
|
20 feet
|
R-2
|
20 feet
|
R-3
|
15 feet
|
R-4
|
15 feet
|
R-5
|
30 feet
|
UC
|
10 feet or 10% of street yard for lots less than 120 feet deep
|
C-1
|
10 feet or 10% of street yard for lots less than 120 feet deep
|
C-2
|
10 feet or 10% of street yard for lots less than 120 feet deep
|
CBD
|
No requirement
|
BP
|
25 feet
|
I-1
|
10 feet or 10% of street yard for lots less than 120 feet deep
|
I-2
|
No requirement
|
A.Â
Official list of recommended and prohibited plant materials. Plantings
shall be used in required landscaped areas or bufferyards consistent
with the Official List of Recommended and Prohibited Plant Materials,
provided through the Office of the Zoning Administrator. All plant
materials shall conform in size, species and spacing with this article.
B.Â
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 may not be used within the minimum required
landscaped area, except for driveways and walkways.
These provisions apply when a use is established in a more intensive
zoning district (District A) that 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
bufferyard on his/her lot or site, as set forth in this section. Bufferyard
requirements apply only to those districts indicated in Table 33B.
Bufferyards are not required of single-family, two-family, duplex,
or townhouse use types in the more intensive zoning district.
Table 33B
Bufferyard Requirements
(feet)
| |||
---|---|---|---|
District B
(Less Intensive Adjacent District)
| |||
District A
(More Intensive District)
(Note 3)
|
AG, RR
(Note 1)
|
R-1, R-2, R-3
(Note 1)
|
R-4
(Note 1)
|
R-4
|
20
|
20
|
—
|
UC
|
15
(Note 2)
|
15
(Note 2)
|
15
(Note 2)
|
CBD
|
—
|
—
|
—
|
C-1
|
15
|
20
|
20
|
C-2, BP
|
25
|
25
|
20
|
I-1
|
40
|
40
|
30
|
I-2
|
100
|
100
|
100
|
Notes:
Note 1: Applies only to residential uses or preliminary plats
previously established in the zoning district.
|
Note 2: Buffering requirement applies to adjacencies between commercial and office use types and preexisting residential land uses in adjacent districts. Buffering requirement also applies to a commercial or office use type established in a UC District and adjacent to a preexisting residential use in the UC District. Vertical screening may also be required as set forth in Article 33.
|
Note 3: Buffer requirements do not apply to single-family, duplex,
or townhouse residential uses established in District A.
|
A.Â
The bufferyard dimensions set forth in Table 33B apply to zoning
districts which share a common lot line or are adjacent but separated
by an intervening alley.
B.Â
When a street separates adjacent zoning districts requiring a bufferyard,
the size of the bufferyard shall be one-half the required bufferyard
set forth in Table 33B.
C.Â
Each required bufferyard must be entirely landscaped and free of
paved areas, accessways, storage, or other disturbances.
A.Â
Application. Screening is required between adjacent zoning districts
indicated in Table 33B when one or more of the following conditions
in the more intensive zoning district is directly visible from and
faces toward the boundary of the less intensive zoning district:
(1)Â
Outdoor storage areas or storage tanks, unless otherwise screened.
(2)Â
Loading docks, refuse collection points, and other service areas.
(3)Â
Major machinery or areas housing a manufacturing process.
(4)Â
Major on-site traffic circulation areas or truck and/or trailer
parking.
(5)Â
Sources of glare, noise, or other environmental effects.
(6)Â
Bailing or stockpiling of cardboard or other shipping or packaging
materials.
(7)Â
Surface parking lots with 150 or more stalls directly adjacent
to less intensive districts.
B.Â
Opaque barrier. A six-foot opaque barrier shall be provided which visually screens the conditions listed in Subsection A from less intensive uses as follows:
(1)Â
A solid wood, PVC, and/or masonry fence or wall at least six
feet in height.
(2)Â
A landscaping screen, using evergreen or deciduous materials,
capable of providing a substantially opaque, hedge-like barrier and
attaining a minimum height of six feet within three years of planting.
(3)Â
A landscaped earth berm with a maximum slope of three to one,
rising no less than six feet above the existing grade of the lot line
separating the zoning districts.
(4)Â
Any combination of these methods that achieves a cumulative
height of six feet.
C.Â
Effect on drainage. Screening shall not adversely affect surface
water drainage.
D.Â
Permitted interruptions of screening. 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.
[Added 12-16-2003 by Ord.
No. 39-09]
Unless otherwise noted, each unenclosed parking facility with
a paved surface of 6,000 square feet or more shall comply with the
following regulations:
A.Â
Each unenclosed parking facility shall provide a minimum landscaped
buffer of 10 feet along any street property line.
B.Â
Each parking facility that abuts a residential district shall provide
a ten-foot landscaped buffer along its common property line with the
residential district.
C.Â
Any parking facility which abuts property in a residential district
shall provide a fence, wall, landscape screen, or earth berm not less
than four feet in height for the length of the common boundary. A
grade change, terrace, or other site feature which blocks the sight
line of headlights into a residential property may satisfy this requirement,
subject to the determination of the Zoning Administrator.
D.Â
Each unenclosed parking facility of over 6,000 square feet within
any street yard shall provide interior landscaped area equal to no
less than 5% of the total paved area of the parking facility. Parking
facilities within the I-1 and I-2 Districts shall be exempt from this
requirement.
E.Â
Interior landscaping shall be credited toward the satisfaction of
overall landscaping requirements set forth in this section.
F.Â
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.
A.Â
In any landscaped area for commercial uses only required by the minimum
depth requirements, the bufferyard requirements, or the parking lot
interior landscaping requirements, one tree of an approved species
with a minimum caliper size of two inches shall be planted and maintained
for each 500 square feet of required landscaped area. Existing trees
approved for preservation shall be counted toward satisfaction of
this requirement.
B.Â
Any tree of an approved species planted or maintained with a caliper
of three inches or above shall count as 1.5 trees toward the satisfaction
of the requirements of this section. An approved existing tree with
a caliper of eight inches or above preserved on a site shall count
as 2.00 trees toward the satisfaction of the requirements of this
section.
A.Â
Time of application. The provisions contained in this article shall
be applied for each individual lot or site when an application for
a building permit on such lot is made. A landscape plan shall be submitted
with each application for a building permit. Such plan shall be reviewed
by the Zoning Administrator for compliance with the provisions of
this article.
B.Â
Maintenance of required landscaping.
(1)Â
Upon installation of required landscape materials, each owner
shall take appropriate actions to ensure their continued health and
maintenance. Required landscaping that does not remain healthy shall
be replaced consistent with this article and the approved landscaping
plan for the project.
(2)Â
Underground irrigation shall be provided for all required landscaped
areas in multifamily, commercial, or office developments.
C.Â
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, and shall be consistent with the provisions
of the City's vision clearance triangle regulations.[1]
D.Â
Earth berm locations. All earth berm locations shall be reviewed
by the Zoning Administrator or his/her designee to determine how the
berms shall relate to drainage and public utilities.
E.Â
Exceptions. A development may continue to comply with the bufferyard
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 which would otherwise
require compliance with bufferyard or screening provisions.