B.
Procedure. To determine the type of buffer yard required on a lot or between two lots or between a lot and a street, the following procedure shall be used:
(1)
Identify whether any portion or lot line of the site constitutes a zoning district boundary (If it does, determine the zoning on both sides of the property.);
(2)
Determine whether the adjoining lot is vacant or developed;
(3)
Classify any street adjacent to the proposed use as an arterial, collector, local, or other street; and
A.
Proposed use adjacent to vacant lot. When a proposed use adjoins a vacant lot for which a buffer yard is required by the presence of a zoning boundary, the proposed use shall provide 1/2 of the required buffer.
B.
Second use to develop.
(1)
The second use to develop shall, at the time it develops, provide all additional plant material and/or land necessary to provide the total required buffer yard.
(2)
If the adjoining use had developed prior to April 9, 1987, without a buffer yard, the second use is responsible for installing the total required buffer yard.
C.
Existing plant material. Existing plant material and/or land located on the first developed lot that meets the requirements of this Chapter 18:1 may be counted as contributing to the total required buffer yard.
D.
Adjacent lots. All or a portion of a required buffer yard may be provided on an adjacent lot, provided that both property owners execute a recordable instrument to that effect, which shall be reviewed and approved by the Planning Director.
[Amended 9-7-2004 by Ord. No. 04-25; 1-18-2005 by Ord. No. 04-47; 1-24-2012 by Ord. No. 11-17; 10-9-2012 by Ord. No. 12-09; 8-12-2025 by Ord. No. 25-08]
A.
General buffer yard and street buffer requirements. The letters in the tables below establish buffer yard requirements and standards along adjacent zoning districts and streets, unless otherwise set forth in Subsections B through E of this section. For example, a B buffer yard is described in the Table of Buffer Yard Standards as being 15 feet wide and containing two plant units, as described in § 18:1-70, per 150 linear feet.
District Boundary Buffers | |||||||
|---|---|---|---|---|---|---|---|
Developing Property Zoning District | Adjacent Zoning District | ||||||
AG, CS | E | SE, SR, NC | UR,VC, GVC, GNC, SHVC | SC | SI, UC, TC, SIBE | LIHS | |
AG, CS | -- | -- | -- | -- | -- | -- | -- |
E | A | -- | B | C | D | E | E |
SR, SE | -- | A | -- | A | D | E | E |
UR, VC, GVC, GNC, SHVC | B | C | B | -- | C | D | D |
SC | D | D | D | C | -- | A | A |
SI, UC, SIBE, GGMC | D | E | E | D | A | -- | -- |
LIHS | L | L | L | L | L | L | -- |
NC | B | B | -- | B | A | A | A |
Street Buffers | ||||
|---|---|---|---|---|
Developing Property Zoning District | Arterial Street | Collector Street | Local Residential Street | Other Street |
AG | -- | -- | -- | -- |
CS | S | A | -- | -- |
E, SE, SR | D | C | S | S |
UR | D | C | C | C |
VC, GVC, GNC, SHVC | B | S | B | S |
SC | B | S | B | S |
SI, SIBE | D | C | E | S |
UC, TC, GGMC | B | B | D | S |
LIHS | L | L | L | L |
NC | C | C | C | C |
Table of Buffer Yard Standards | ||
|---|---|---|
Buffer Yard | Number of Plant Units (per 150 linear feet) | Buffer Yard Width (feet) |
A | 1 | 15 |
B | 2 | 15 |
C | 3 | 20 |
D | 4 | 20 |
E | 5 | 20 |
S | 2 | 10 from edge of street right-of-way |
L | 8 | 40 |
B.
Exception; property line not exactly 150 feet. In cases where the property line requiring a buffer is less than 150 feet in length, a minimum of one plant unit is required. For property lines requiring a buffer that is more than 150 feet in length, but not an even multiple of 150 feet, the required amount of plant units shall be calculated and determined by the Planning Director.
C.
Exception; commercial or industrial use. In cases where a commercial or industrial use is proposed adjacent to a residentially zoned property with an existing residential use, the Planning Commission may require earthen berms and/or opaque or semiopaque fencing in addition to the required plant units.
D.
Major cluster subdivision: In all zoning districts outside of the growth area, regardless of the district boundary a major cluster subdivision shall plant a vegetative buffer along the perimeter of the property line prior to the issuance of any permit
(1)
The buffer is to provide for immediate buffering capacity and additional protection for the existing and continuing agricultural uses on adjacent properties and minimally consist of the following:
(a)
Mix of native species;
(b)
30 feet in width; and
(c)
All plant material shall conform to the plant size specifications as established by the American Standard for Nursery Stock ANSI Z60.1-2014, as amended, and shall be planted to the following specifications:
[1]
A minimum of two staggered rows of evergreen trees that at installation, shall be at least six feet in height, planted on centers of six to 12 feet depending on plant type. Evergreen tree species shall be a varied mixture of compatible types and achieve a height of eight feet in a minimum of two years.
[2]
Deciduous shade trees with a minimum size at installation of two-inch caliper shall be interspersed with the evergreens, planted on center no greater than 100 feet.
[3]
understory trees with a minimum size at installation of one-inch caliper or six feet in overall height each planted on center no greater than 100 feet.
[4]
Shrubs, 18 per every 100 feet, intermediate or tall, with a minimum size at installation of 24 inches in height or 30 inches in spread.
(e)
Existing healthy vegetation within the required buffer area may be used to satisfy the specific buffer standards.
[1]
In the event that healthy vegetation which is intended to meet the buffer planting requirements is cleared, damaged, or destroyed, the vegetation shall be replaced with the same species or with an approved substitute. The removal of any existing vegetation shall void any credit received and a revised landscape plan shall be submitted.
E.
Buffer design. Notwithstanding the other provisions of this section, the design of a required buffer shall ensure that neighboring properties and public rights-of-way are adequately screened from adverse external effects of proposed adjacent uses.
A.
In general. A buffer yard: