A. Purpose And Applicability: The purpose of this section 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, the protection of natural resources, and the installation and continued maintenance of landscaped areas within the city. Where necessary to interpret the precise meaning of technical landscaping terms used in this section, reference shall be made to "The American Standard For Nursery Stock", as published by the American Association of Nurserymen (AAN). All new development or redevelopment required to submit a site plan shall comply with the landscaping standards in accordance with table 8-7 of this section. (Ord. 03-O-9, 3-18-2003)
TABLE 8-7: LANDSCAPE STANDARDS APPLICABILITY TABLE
Applicability | ||||
Zoning District | Buffer Yards | Street Trees | Parking Lots | Other Landscaping |
Applicability | ||||
Zoning District | Buffer Yards | Street Trees | Parking Lots | Other Landscaping |
Agricultural And Residential Districts | ||||
A, RE | ||||
R-1, R-2, R-2U | ||||
R-3, R-3U, R-4, R-4U, M | ||||
Commercial Districts | ||||
C-1, C-2 | ||||
C-3 | ||||
Industrial Districts | ||||
I-1, I-2 | ||||
(Ord. 03-O-9, 3-18-2003; amd. 2006 Code)
B. Exceptions: Landscaping standards shall not apply to agricultural uses, or commercial remodeling projects that do not increase floor area, or commercial remodeling projects that increase the total floor area.
C. Landscaping Plan Required: A plan showing required buffer yards and landscaping of the buffer yards shall be submitted in support of a site plan or building permit for any development within a development area, except for farms, single-family dwellings and two-family dwellings. 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 landscape area and properly specify 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 (8") caliper or larger, measured two and one-half feet (21/2') above ground level that are proposed to remain; and
7. The boundaries and edge treatments of all landscaped and buffer yard areas.
D. Minimum Plantings And Sizes Of Landscape Materials:
1. Landscape Material Sizes: Landscape materials shall measure the minimum sizes at the time of planting as described below: (Ord. 03-O-9, 3-18-2003)
a. Trees:
(1) Large trees: Two and one-half inch (21/2") caliper measured at two and one-half feet (21/2') above ground level as shown in exhibit 8-6 of this section.
(2) Medium to small trees: One and one-fourth inch (11/4") caliper measured at two and one-half feet (21/2') above ground level and at least eight feet (8') tall at time of planting. Trees must be adequately secured and maintained for a period of no less than twelve (12) months after the time of planting. (Ord. 14-O-41, 10-7-2014)
EXHIBIT 8-6
b. Shrubs: Twenty four inches (24") tall from ground level to the top of the shrub.
2. Total Landscape Area Requirements: All subject development shall provide required screening, foundation landscaping, parking lot landscaping, buffer yards and street trees. If the total landscape area resulting from these provisions does not meet the requirements of table 8-8 of this section, the applicant shall provide supplemental landscaping. (Ord. 03-O-9, 3-18-2003)
TABLE 8-8: MINIMUM PERCENTAGE OF LOT TO BE LANDSCAPED
District | Minimum Percentage Of Lot Area To Be Landscaped |
A, RE, R-1, R-2 | 0 percent, plus required buffer yards and/or street trees (see table 8-7 of this section) |
R-2U, R-3, R-3U, R-4, R-4U | 15 percent |
C-1, C-2, I-1 | 15 percent |
C-3 | 0 percent, plus required street trees and parking lot landscaping as applicable pursuant to table 8-7 of this section |
I-2 | 15 percent |
(Ord. 03-O-9, 3-18-2003; amd. Ord. 07-O-16, 4-3-2007)
3. Required Numbers Of Plants: The minimum number of plants per one thousand (1,000) square feet of required landscape area shall comply with the standards in table 8-9 of this section.
TABLE 8-9: REQUIRED PLANTINGS
Type Of Plant | Number Of Plants Per 1,000 Square Feet Of Required Landscape Area
1 |
Trees | 1 large or 2 medium to small |
Shrubs | 4 |
Note:
1. See table 8-8 of this section for percentage of lot area to be landscaped.
E. Buffer Yard Standards: The following buffer yard standards shall apply to all subdivisions and to all multi-family, commercial and industrial projects for which site plans are required. Site plans shall include detailed drawings of enclosure and screening methods as provided. Table 8-10 of this section lists the types of buffer yards required between adjacent land uses. Exhibit 8-7 of this section illustrates the minimum widths and plantings for each type of buffer yard listed in table 8-10 of this section.
1. Buffer Yards Required: Buffer yards shall be required between parcels with different zoning designations and as otherwise required herein. The full buffer yard is required in addition to other landscaping requirements; provided however, that buffer yard plantings may be counted toward total landscape area requirements. The board may authorize a reduction of buffer yard requirements where the zoning on abutting property is not consistent with the adopted future land use plan.
2. Types Of Buffer Yards Required:
a. Table 8-10 (subsection E3 of this section) shows the type of buffer yard required to buffer an adjacent property based on its zoning district. Exhibit 8-7 (subsection E3 of this section) illustrates a typical buffer yard for each type. The applicant may choose to install any of the subtypes of buffer yards. (Ord. 03-O-9, 3-18-2003)
b. For example, if the proposed development is located in an R-4 (multi-family) zoning district and the "adjacent development" is zoned I-1 (industrial), then the applicant shall install a type D buffer. The applicant may choose between the D-1, D-2 or D-3 buffer yard design. If the applicant chooses a D-1 buffer yard, a minimum width of twenty feet (20') is required with a berm or fence and plantings of three (3) evergreen trees, two (2) deciduous trees and twenty (20) shrubs per one hundred feet (100') of common property line. (Ord. 03-O-9, 3-18-2003; amd. 2006 Code)
3. Table 8-10 And Exhibit 8-7:
TABLE 8-10: REQUIRED BUFFER YARDS
Proposed Development | |||||
Adjacent District | Single-/ Two-Family | Multi-Family | Office | Commercial | Industrial |
Proposed Development | |||||
Adjacent District | Single-/ Two-Family | Multi-Family | Office | Commercial | Industrial |
A Agricultural | B | B | B | B | Not required |
RE residential estates, R-1 single-family residential and R-2 (and R-2U) two-family/ duplex residential | Not required | B | C | D | E |
R-3 (and R-3U) limited multi-family residential and R-4 (and R-4U) multi-family residential | B | Not required | A | B | D |
C-1 neighborhood commercial | C | A | Not required | A | C |
C-2 general commercial | D | B | A | Not required | B |
I-1 light industrial and I-2 heavy industrial | E | D | C | C | Not required |
(Ord. 07-O-16, 4-3-2007)
Exhibit 8-7
F. Buffer Yard Location: 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 adjacent property. Buffer yards may be included within required building setbacks and shall be shown as landscape easements on the plat and site plan. (Ord. 03-O-9, 3-18-2003)
G. Screening And Fence Standards:
1. Screening Of Utility Areas And Equipment:
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 (6') high (plus or minus 8 inches), solid enclosure with a gate and shall be constructed of cedar, redwood, masonry or other compatible building material. The floor of the gated enclosure shall be a concrete pad which shall extend five feet (5') beyond the gate. Trash enclosures shall be located a minimum of fifty feet (50') from any RE, R-1, R-2 or R-2U zoning district. (Ord. 07-O-16, 4-3-2007)
b. Mechanical Equipment:
(1) Roof Mounted 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 any RE, R-1, R-2 or R-2U zoning district within one hundred fifty feet (150') of the subject lot as viewed from five feet (5') above ground level. Roof screens and parapet walls shall be coordinated with the building to present a unified appearance.
(2) Ground Level Equipment: All electrical and mechanical equipment, other than public utility equipment, that is 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 RE, R-1, R-2 or R-2U zoning district within three hundred feet (300') of the subject lot. Such screens and enclosures shall be coordinated with the building to present a unified appearance.
2. Fence Standards:
a. Height: Fences shall not exceed six feet (6') in height in residential districts except where used for public utilities, public or private schools, public or private recreation facilities or industrial properties, and where required for wrecking/disposal operations and junk or salvage yards.
b. Electric Fences: Electric fences are prohibited.
c. Barbed Wire Fencing: Barbed wire fences or barbed wire assemblies atop fences shall be permitted only in industrial districts and may be incorporated into fencing for utility substations regardless of the zoning district.
d. Front Yard Fences: No fence shall be allowed in the front yard, except:
(1) Picket fences not exceeding three feet (3') in height and sixty percent (60%) opacity;
(2) Wrought iron fences; or
(3) Brick or masonry fences not exceeding two feet (2').
3. Commercial And Industrial Equipment And Lot Screening:
a. Purpose: The intent of commercial and industrial lot screening is to ensure that items that cannot be enclosed within a building are screened on all sides from the view of adjacent rights of way and more restrictive zoning districts. (Ord. 03-O-9, 3-18-2003)
b. Boundary Landscaping: In all C and I districts, except the C-3 district, five feet (5') of boundary landscaping shall be provided along the abutting public right of way (the 5 foot boundary landscaping may include the public right of way) (except an alley). Such landscaping shall consist of a combination of ground covers and deciduous and evergreen shrubs and may include trees if they will not obstruct sight distances or vehicular or pedestrian circulation. No specific spacing shall be required for boundary landscaping if the landscaping is appropriate to the character of the site and the landscaped areas are of a size to allow proper owner maintenance. (Ord. 07-O-16, 4-3-2007)
c. Salvage Yards And Junkyards: The operator of a junkyard/salvage yard or industrial storage yard shall comply with all federal, state and local health and safety regulations.
d. Outside Storage: The outside storage of salvage or scrap materials, household goods or furniture, or business equipment or materials for more than twenty four (24) hours shall not be allowed except where permitted by this title and shall be in compliance with the following screening standards:
(1) Loading, Storage And Service Areas: Loading, storage and service areas shall be visually screened from view of residentially zoned properties with a decorative fence or wall, dense landscape plantings 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 surface of the object(s) being screened.
(2) Wrecking/Disposal Operations, Junkyards/Salvage Yards And Outside Storage Lots: Wrecking/disposal operations, junkyards/salvage yards and open storage:
(A) Shall be screened with a wall, or combination wall and berm, not less than eight feet (8') in height, which shall be of solid, one hundred percent (100%) opaque construction. The wall design and construction materials shall be approved by the board of appeals and planning in conjunction with the issuance of a special use permit.
(B) Shall be screened on all sides from the view of all surrounding uses and all streets and rights of way. Junkyards/salvage yards may be entirely enclosed within an approved building.
4. Parking Lot Landscaping: For any off street parking lot containing over ten (10) spaces, or for any combination of parking areas on a single lot providing more than ten (10) spaces, compliance with minimum landscaping shall be required. The landscaping shall consist of a combination of ground cover and deciduous and evergreen shrubs and trees. The required landscaping may be located within or adjacent to a parking lot, and no specific spacing shall be required; provided, that the landscaping is appropriate to the character of the site, and that the landscaped areas are sufficient in size to allow proper owner maintenance. A minimum of a type B buffer yard with a fence shall be provided where a parking lot abuts a single-family residence in an RE, R-1, R-2 and R-2U district.
H. Irrigation Design Standards: Irrigation systems are beneficial in efficiently adding water to the cultivated landscape. Irrigation systems, either manual or automatic, may be used for any landscape areas but shall be required for development projects that are larger than one-half (1/2) acre in size. Automatic systems, soaker, spray and drip irrigation systems should be used as applicable for the type of planting design.
I. Timing Of Installation Of Required Landscaping: All required landscaping materials shall be in place prior to occupancy, 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 (11/2) times the estimated cost of the landscaping, with the estimated cost to be certified by a landscaping provider. The cash escrow or irrevocable letter of credit may be forfeited if the landscaping is not completed within one year after the approval of the temporary occupancy. Forfeiture of any cash escrow or irrevocable letter of credit shall not relieve the owner of the responsibility to maintain the required landscaping.
J. General Landscaping And Site Maintenance:
1. The applicant, property owner and/or subsequent or successor owners and their agents shall be responsible for maintenance of any landscaping and any landscaped buffer yard on the property on a continuing basis for the life of the development as specified in this section. 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 this title.
2. Landscaped areas shall be kept free of trash, litter, weeds and other materials or plants not a part of the landscaping.
3. All required plant material shall be maintained in a healthy, growing condition as is appropriate for the season. Plant materials that exhibit evidence of insect pests, disease and/or damage shall be appropriately treated and dead plants promptly removed and replaced within the next planting season.
K. Planting List For Parkways: Table 8-11 of this section lists trees that may be planted in medians or within the parkway adjacent to public streets. Other trees are subject to written approval by the director of public works prior to planting. The director of public works should be consulted prior to planting any trees in the right of way to ensure that the trees will not interfere with existing or planned public facilities.
TABLE 8-11: TREES SUITABLE FOR PARKWAY PLANTING
Species | Mature Height | Spread | Form | Character |
Species | Mature Height | Spread | Form | Character |
Ash, autumn purple white | 50 to 80 | 50 to 80 | Rounded/oval | Purple in fall |
Ash, Marshall seedless green | 50 to 60 | 30 | Upright/rounded | Yellow in fall |
Bald cypress | 60 to 80 | 20 to 45 | Conical | Deciduous conifer |
Flowering crab | 15 to 30 | 15 to 25 | Rounded/oval | Fragrant flower |
Ginkgo | 50 to 60 | 40 | Open/pyramidal | Yellow in fall |
Kentucky coffee | 60 to 75 | 45 to 65 | Irregular/oval | Provides light shade/native |
Kousa dogwood | 20 to 30 | 20 to 30 | Rounded | Spring flower |
Linden, glenleven | 40 to 60 | 30 to 60 | Rounded | Fragrant flower |
Linden, littleleaf | 60 | 30 to 40 | Upright/oval | Fragrant flower |
Macho Amur cork | 35 to 40 | 30 to 40 | Rounded | Thrives with ample root space |
Maple, Amur | 15 to 20 | 15 to 20 | Oval | Red in fall |
Maple, hedge | 30 to 40 | 25 to 35 | Rounded/oval | Very adaptable |
Oak, English | 75 | 75 | Rounded | Columnar varieties available |
Oak, red | 60 to 75 | 40 to 50 | Rounded | Red in fall |
Oak, shingle | 50 to 60 | 50 to 60 | Rounded | Attractive summer foliage |
Oak, white | 50 to 80 | 50 to 80 | Rounded | Majestic |
Pear, aristocrat | 35 to 40 | 25 to 35 | Pyramidal | Superior branch structure |
Pear, Cleveland select | 35 to 40 | 15 to 20 | Upright | Fragrant flower/good fall color |
Serviceberry | 25 | 15 | Oval | Spring flower/red in fall |
(Ord. 03-O-9, 3-18-2003)