(A) Screening and landscaping. Except in the B-1 Downtown Business District, if exempted by the Zoning Administrator, where any business or industrial use (i.e., structure, parking or storage) abuts property zoned for residential use, such business or industry shall provide screening along the boundary of the residential property. Screening shall also be provided where a business or industry is across the street from a residential zone, but not on that side of a business or industry considered to be the front (as determined by the Zoning Administrator). All the screening specifically required by this title shall be subject to § 205.10 (Traffic Site Visibility Triangle) of this title and shall consist of a greenbelt strip as provided for below.
(1) A greenbelt planting strip shall consist of evergreen trees and/or deciduous trees and plants and shall be a minimum of 20 feet in width and of a sufficient density to provide a visual screen and reasonable buffer. This planting strip shall be designed to provide visual screening to a minimum height of 6 feet. The grade for determining height shall be the grade elevation of the building or use for which the screening is providing protection, unless otherwise established by the Zoning Administrator. The planting plan and type of plantings shall require the approval of the Zoning Administrator.
(2) A fence may also be installed, but not in lieu of the greenbelt. The fence shall be constructed of masonry, brick, or wood, except as otherwise provided herein. Such fence shall provide a solid screening effect and shall be a minimum of 6 feet in height but shall not exceed 8 feet in height. The grade for determining height shall be the grade elevation of the building or use for which the screening is providing protection, unless otherwise established by the Zoning Administrator. The design and materials used in constructing a required screening fence shall be subject to the approval of the Zoning Administrator. Fences in excess of 8 feet in height may be permitted by a conditional use permit.
(B) Landscape plan. Prior to approval of a building permit, all new residential subdivisions, (excluding residential structures and subdivisions containing less than 4 dwelling units) institutional, commercial, and industrial uses, shall be subject to a mandatory landscape plan and specification requirements. A certified grading plan shall be provided prior to installation of any plantings to verify consistency with the approved grading and screening plan.
(1) Said landscape plan shall be developed with an emphasis upon the boundary or perimeter of the proposed site at points adjoining a public right-of-way, other property and the immediate perimeter of the structure.
(2) All landscaping incorporated in said plan shall conform to the following standards and criteria.
(a) Minimum size. All plants must at least equal the following minimum size in conformance with American Nursery Association standards.
Potted/Bare Root | Balled and Burlapped |
Potted/Bare Root | Balled and Burlapped | |
Shade Trees* | 2½ inch diameter | 2½ inch diameter |
Ornamental trees (flowering crabs, Russian olive, hawthorn, etc.) | 6 to 7 feet | 2 inch diameter |
Evergreen trees | - | 6 feet |
Tall shrubs and hedge material (evergreen or deciduous) | 3 to 4 feet | 3 to 4 feet |
Low shrubs, deciduous | 18 to 24 inch | 24 to 30 inch |
- Evergreen | 18 to 24 inch | 24 to 30 inch |
- Spreading Evergreens | 18 to 24 inch | 18 to 24 inch |
*Type and mode are dependent upon time of planting season, availability, and site conditions (soils, climate, ground water, manmade irrigation, grading, etc.).
(b) Spacing.
1. Plant material centers shall not be located closer than 3 feet from the fence line or property line and shall not be planted to conflict with public plantings, sidewalks, trails, fences, parking areas, and driveways based on the judgment of the Zoning Administrator.
2. Where plant materials are planted in 2 or more rows, plantings shall be staggered in rows unless otherwise approved by the Zoning Administrator.
3. Deciduous trees intended for screening shall be planted not more than 40 feet apart. Evergreen trees intended for screening shall be planted not more than 15 feet apart.
4. Where massing of plants or screening is intended, large deciduous shrubs shall be planted 4 feet on center or closer, and/or, evergreen shrubs shall be planted 3 feet on center or closer.
(c) Types of trees. Trees suitable for complying with this chapter shall be approved by the Zoning Administrator.
(d) Design (except for pond slopes which shall be subject to the review and approval of the City Engineer).
1. The landscape plan must show some form of designed site amenities (i.e., composition of plant materials, and/or creative grading, decorative lighting, exterior sculpture, etc.) which are largely intended for aesthetic purposes.
2. All areas within the property lines (or beyond, if site grading extends beyond) shall be treated. All exterior areas not paved or designated as roads, parking, or storage must be planted into ornamental vegetation (lawns, ground covers, or shrubs) unless otherwise approved by the Zoning Administrator.
3. Turf slopes in excess of 3:1 are prohibited.
4. All ground areas under the building roof overhang must be treated with a decorative mulch and/or foundation planting.
5. All buildings must have an exterior water spigot or irrigation system to ensure that landscape maintenance can be accomplished.
6. Trees and shrubs shall not be planted in the right-of-way except for designated parkways and streets as determined by the City Council.
7. All plants required as part of an approved landscaping plan shall be maintained and kept alive. Dead plants shall be replaced in accordance with the approved landscape plan.
(e) Landscape guarantee. All new plants shall be guaranteed for 12 months from the time planting has been completed. All plants shall be alive, of good quality, and disease free at the end of the warranty period or be replaced. Any replacements shall be warranted for 12 months from the time of planting.
(C) Residential buffer yards. Except for lots of record, the following additional lot requirements and screening provisions shall be required for parcels abutting major collector or arterial streets as designated by the Center City Comprehensive Plan.
(1) Lot and setback requirements.
(a) For double frontage lots, the following standards shall apply:
R-1 | R-2 | R-3 | |
Lot depth | 120' | 170' | 140' |
Rear setback | 40' | 50' | 45' |
(b) For corner lots where the side yard abuts a major collector or arterial street, the following standards shall apply:
R-1 | R-2 | R-3 Single-Family | R-3 Two-Family | |
Lot width | 75' | 110' | 95' | 105' |
Side setback | 30' | 40' | 35' | 35' |
(c) Within the R-4, Multiple-Family Residential District, the following principal building setbacks shall apply:
Arterial streets | 50 feet |
Major collector streets | 40 feet |
(2) Easement. A drainage and utility easement shall be established over the full depth and width of the required buffer yard encompassing all plantings and the slopes of earth berms required by this section. No structure shall be installed within the easement other than a fence as may be allowed.
(3) Screening plan required. For applicable subdivisions, a comprehensive buffer yard plan shall be submitted. The plan shall identify all proposed buffer screening in both plan and sectional view. A certified grading plan shall be provided prior to installation of any plantings to verify consistency with the approved grading and screening plan.
(4) Timing/responsibility of installation. Weather permitting, all buffers, berms, and/or plantings shall be constructed or planted prior to the issuance of a final certificate of occupancy.
(5) Maintenance.
(a) Maintenance of the buffer yard berms, plantings, and/or fences shall be the responsibility of the individual property owners or, if applicable, the homeowners’ association.
(b) The color of the screening wall or fence shall be uniform along its entire length. Any modifications to the screening wall or fence shall require the approval of the Zoning Administrator.
(c) All repairs to the screening wall or fence shall be consistent with the original screening wall or fence design in regard to location and appearance.
(d) Replacement of landscape materials or plantings in a buffer yard area shall be consistent with the approved buffer yard screening plan.
(e) All repair or plant replacement shall be done within 45 days of written notification from the city or if applicable, the homeowners’ association.
(6) Design standards.
(a) Buffer yards. Except where natural vegetation is acceptable, buffer yards shall contain a combination of earth berms, plantings, or privacy fencing of a sufficient density to provide a minimum visual screen.
(b) Plantings. All designated buffer yards must be sodded except in areas of steep slopes where natural vegetation is acceptable as approved by the Zoning Administrator. All plantings within designated buffer yards shall adhere to the following.
1. Plant material centers shall not be located closer than 5 feet from the fence line or property line, and shall not conflict with public plantings, sidewalks, trails, etc.
2. Landscape screen plant material shall be in 2 or more rows. Plantings shall be staggered in rows unless otherwise approved by the Zoning Administrator.
3. Shrubs shall be arranged to lessen the visual gaps between trees. Along arterial streets, all plantings of deciduous trees shall be supplemented with shrubs such that the buffer yard contains a continuous band of plants.
4. Deciduous shrubs shall not be planted more than 4 feet on center, and/or evergreen shrubs shall not be planted more than 3 feet on center.
5. Deciduous trees intended for screening shall be planted not more than 40 feet apart. Evergreen trees intended for screening shall be planted not more than 15 feet apart.
(c) Walls and fences. All walls and fences erected within designated buffer yards shall meet the following conditions.
1. Walls and fences formally approved as part of the subdivision and site plan process shall conform to all of the requirements of this section.
2. At least 50% of the street side of a screening fence shall be landscaped with plant materials. Plant materials shall be at least equal to the fence height.
3. Fences may be exposed no more than a maximum length of 20 feet between landscaping areas or clusters.
4. For interior lots, a gate constructed of the same material as the fence shall be provided in the wall or fence to allow for maintenance of the street side boulevard.
(d) Earth berms. Earth berms within designated buffer yards shall adhere to the following.
1. Except in areas of steep slopes or where other topographic features will not permit, as determined by the City Engineer, an earth berm installed in a designated buffer yard shall be installed with a minimum height of 4 feet.
2. The slope of the earth berm shall not exceed a 3:1 slope unless approved by the City Engineer.
3. The earth berm shall contain no less than 4 inches of topsoil.
(Ord. 2011-06-07A, passed 6-7-2011)