[Ord. No. 849 § 425.1, 10-16-2007]
A.
Purpose. The purpose of these buffer yard and screening requirements
is to promote the public health, safety and welfare by establishing
efficient, effective minimum standards for buffering between land
uses of different intensities, screening of land uses and utility
and equipment areas that may create a negative impact, for the protection
of natural resources, and the installation and continued maintenance
of landscaped areas within the City.
B.
Interpretation Of Landscaping Terms. Where necessary to interpret
the precise meaning of technical landscaping terms used in these regulations,
reference shall be made to "The American Standard For Nursery Stock"
as published by the American Association of Nurserymen (AAN).
[Ord. No. 849 § 425.2, 10-16-2007]
A.
A plan showing required buffer yards and landscaping of the buffer
yards shall be submitted together with a site plan or application
for a building permit for any development, except for farms, or the
development of one (1) single-family dwelling or two-family dwelling.
All landscaping plans for buffer yards and related areas shall include
the following information:
1.
The locations, varieties, number and size of plants to be planted
within required landscaped buffer yard areas;
2.
Topographic information showing the final site grading and drainage
for the landscape area, and specifically identified planting for areas
needing slope protection;
3.
Impervious surfaces, including sidewalks, pavement areas and
building footprints;
4.
Property boundaries;
5.
Mature sizes of plant materials shall be drawn to scale;
6.
Existing trees which shall be preserved, eight-inch caliper
or larger, measured two (2) feet above ground level, that are proposed
to remain; and
7.
The boundaries and edge treatments of all landscaped and buffer
yard areas.
[Ord. No. 849 § 425.3, 10-16-2007]
[Ord. No. 849 § 425.4, 10-16-2007]
The following standards shall apply to all multi-family dwellings
and all commercial and industrial projects which site plans also shall
include detailed drawings of enclosure and screening methods as provided.
The buffer yards required between land uses are shown in Exhibit 425-A
and diagrams of the buffer yards are shown in Exhibit 425-B. Upon
a determination of the required buffer yard types, applicant has the
option of selecting a preferred buffer yard type alternative, though
the final buffer yard type alternative will be determined pursuant
to the development review process.
|
Exhibit 425-A: Required Buffer Yard Types
| ||||||
|---|---|---|---|---|---|---|
|
Adjacent Development
|
Proposed Development
| |||||
|
Agriculture
|
Single-Family
|
Two-Family; Multi-Family
|
Office
|
Neighborhood Commercial
|
Highway Commercial
| |
|
Agriculture
|
Not Required
|
B
|
B
|
C
|
D
|
E
|
|
Single-family
|
B
|
Not Required
|
B
|
D
|
E
|
E
|
|
Two-family; Multi-Family
|
B
|
B
|
Not Required
|
C
|
D
|
D
|
|
Office
|
C
|
D
|
C
|
Not Required
|
C
|
C
|
|
Neighborhood Commercial
|
D
|
E
|
D
|
C
|
Not Required
|
A
|
|
Highway Commercial
|
E
|
E
|
D
|
C
|
A
|
Not Required
|
|
Exhibit 425-B: Buffer Yard Types Alternatives
|
[Ord. No. 849 § 425.5, 10-16-2007]
Buffer yards and open spaces shall be provided on the site of
the new development regardless of existing setbacks, buffer yards
or open space otherwise provided on the existing developed site unless
the Planning and Zoning Commission shall have determined, upon application,
that provision of the required buffer yard would be a hardship and
a satisfactory waiver of the required buffer yard has been executed
by all owners of property abutting the portion of the development
site on which the buffer yard is required. Buffer yards may be included
within required building setbacks and shall be shown as landscape
easements on the plat and site plan.
[Ord. No. 849 § 425.6, 10-16-2007]
A.
Solid Waste Collection Areas. Solid waste receptacles, shipping pallets,
bundled cardboard and similar waste materials stored for collection
shall be enclosed on all sides and screened from public view of adjoining
residential properties or any street right-of-way with a six-foot
solid enclosure with a gate. The enclosure shall be constructed of
cedar, redwood, masonry or other material compatible with the structure.
The floor of the gated enclosure shall be a concrete pad which shall
extend five (5) feet beyond the gate. Trash enclosures shall be located
a minimum of fifty (50) feet from any residential zoning district.
B.
Mechanical Equipment. Roof-mounted equipment, including ventilators
and satellite dishes, shall be screened from view or isolated so as
not to be visible from any public right-of-way or residential zoning
district within two hundred fifty (250) feet of the subject lot. Roof
screens and parapet walls shall be coordinated with the structure
to present a unified appearance. All electrical and mechanical equipment
located at ground level shall be screened from view or isolated so
as not to be visible from the right-of-way of an arterial street or
residential zoning district within two hundred fifty (250) feet of
the subject lot. Such screens and enclosures shall be coordinated
with the structure to present a unified appearance.
[Ord. No. 849 § 425.7, 10-16-2007]
A.
Fences For Non-Agricultural Land Uses. Opaque or solid fences shall
be placed no closer to the front lot line than the front yard setback
line established by the structure(s) erected upon said lot. Picket
fences and chain-link fences not exceeding four (4) feet in height,
wrought iron fences and other decorative fences may be located in
the front yard, provided that they do not conflict with the sight
triangle.
B.
Fences For Agricultural Land Uses. The use of property line fences
is encouraged to prevent livestock from crossing onto adjacent property.
The fencing shall be maintained in good repair.
C.
Height. Fences shall not exceed six (6) feet in height in residential
districts except where used for public utilities, public or private
schools, or public or private recreation facilities. Fences in the
"LR" District shall not exceed forty-two (42) inches in height.
D.
Electric Fences. Electric fences shall be permitted only for agricultural
land uses.
E.
Barbed Wire Fencing. Barbed wire fences or barbed wire assemblies
atop fences shall be permitted in the Office/Technology Center District
and for agricultural land uses, and may be incorporated into fencing
for utility substations, but shall be prohibited in all other districts.
[Ord. No. 849 § 425.8, 10-16-2007]
The intent of commercial and industrial lot screening is to
ensure that items which cannot be enclosed within a structure are
screened on all sides from the view of adjacent rights-of-way and
more restrictive zoning districts.
[Ord. No. 849 § 425.9, 10-16-2007]
A.
The outside storage of salvage or scrap materials, household goods
or furniture, or business equipment or materials for more than forty-eight
(48) hours shall not be allowed except where permitted by these regulations
and shall comply with these screening standards.
B.
Loading, storage and service areas shall be visually screened from
view of residentially zoned properties by use of a fence or wall,
dense landscape plantings and/or berms. Such screening shall provide
at least seventy-five percent (75%) overall visual screening of the
loading and service area(s) as viewed from vantage points on lines
perpendicular to the surfaces of the object(s) being screened.
C.
All commercial and industrial uses shall be screened with a wall,
or combination wall and berm, not less than eight (8) feet in height,
which shall be of solid opaque construction. The wall design and construction
materials shall be approved by the Planning and Zoning Commission.
D.
No yard or storage lot shall be placed on or maintained within a
required yard setback.
E.
Stored items shall not project above the screening.
F.
No dust, fumes, smoke, vibration or odor from any storage site shall
be detectable on neighboring properties.
G.
All sites shall be maintained free of vermin infestation and shall
be cleaned of litter and loose debris on a regular basis as established
by the Administrator based upon the storage use of the property.
H.
All sites shall be secured from unauthorized entry.
[Ord. No. 849 § 425.10, 10-16-2007]
All required landscaping materials shall be in place prior to
occupancy of a structure, weather permitting. In periods of adverse
weather conditions, temporary approval to occupy may be granted, subject
to the posting of a cash escrow or irrevocable letter of credit in
an amount equal to one and one-half (1 1/2) times the estimated
cost of the landscaping, with the estimated cost to be certified by
the landscape provider. The cash escrow or irrevocable letter of credit
shall be forfeited if the landscaping is not completed within one
(1) year after the approval of the temporary occupancy, subject to
a waiver permitted by these regulations. Forfeiture of any cash escrow
or irrevocable letter of credit shall not relieve the owner of the
responsibility to complete the required landscaping.
[Ord. No. 849 § 425.11, 10-16-2007]
A.
The applicant, property owner and/or subsequent or successor owners
and their agents shall be responsible for maintenance of any required
landscaping and any landscaped buffer yard on the property on a continuing
basis for the life of the development.
B.
All required landscaping shall be maintained in a neat and orderly
manner at all times. This shall include, but not be limited to, mowing,
edging, pruning, fertilizing, watering, weeding and other activities
common to the maintenance of landscaping. Failure to maintain the
landscape plantings shall be considered a violation of these regulations.
C.
Landscaped areas shall be kept free of trash, litter, weeds and other
materials or plants not a part of the landscaping.
D.
All required plant material shall be maintained in a healthy, growing
condition appropriate for the season. Plant materials which exhibit
evidence of insect pests, disease and/or damage shall be appropriately
treated, and dead plants promptly removed and replaced with the next
planting season.
