(A) Applicability. Unless exempted in accordance with an approved alternative landscaping plan (See § 166.02-08), all development shall provide a perimeter buffer to separate that use from adjacent uses in accordance with the standards in this subsection. The buffer shall have the width, amount of vegetation, and other features to properly mitigate the negative effects of contiguous incompatible uses.
(B) Types of buffers. Table 166.04, Buffer Types, describes the four different types of buffers and their configurations. In cases where a buffer includes a wall or fence, the wall or fence shall comply with the standards of § 166.09, Fences and Walls.
Buffer Type (1) | Minimum Width (feet) | Minimum Opacity (2) | Min. Tree Height at Maturity (feet) (3) | Plant Count (# per 100 linear feet) (4) | Maximum On-Center Spacing (feet) (5) | Min. % Evergreen Species | |||
Trees | Shrubs | Trees | Shrubs | Trees | Shrubs | ||||
Buffer Type (1) | Minimum Width (feet) | Minimum Opacity (2) | Min. Tree Height at Maturity (feet) (3) | Plant Count (# per 100 linear feet) (4) | Maximum On-Center Spacing (feet) (5) | Min. % Evergreen Species | |||
Trees | Shrubs | Trees | Shrubs | Trees | Shrubs | ||||
A | 10 | 40% - 60% | 10 | 2 | 10 | 50 | 10 | 30% | 50% |
B | 12 | 60% - 80% | 20 | 2.85 | 16.5 | 35 | 6 | 40% | 60% |
C | 16 | 80% - 100% | 30 | 5 | 25 | 20 | 4 | 50% | 75% |
D | 48 | 100% | 30 | 5 | 25 | 20 | 4 | 50% | 75% |
NOTES: (1) Each buffer type may be supplemented with a wall or fence provided installation of such features shall not damage or destroy existing vegetation located within the perimeter buffer. Use of a fence or wall meeting the standards of § 166.09, Fences and Walls, will reduce the minimum buffer width by 50% and the plant count by 75%. (2) This figure measures the amount of visual separation provided by the buffer. A 100% opaque buffer should result in complete visual separation from grade to a minimum height at maturity within the time frame specified in § 166.02-03(C)(1), Minimum Size. (3) Shrubs shall be at least three feet tall at time of planting. (4) Existing viable vegetation meeting the minimum size requirements of § 166.02-03(C)(1), Minimum Size, shall be retained and credited towards the plant count requirements. (5) Measured in linear feet on-center. Maximum spacing may be increased through approval of an alternative landscaping plan (See § 166.02-08). This figure is the maximum unobstructed distance between two shrubs at the time of planting. | |||||||||
(C) Buffer type application. Table 166.05, Buffer Application, below, specifies the type of perimeter buffer that must be installed by a developing use based upon the adjacent base zoning district.
BASE ZONING DISTRICT | ADJACENT BASE ZONING DISTRICT (1) | |||
RSF, RTF | RMF, DC | IC, MC | CC | |
BASE ZONING DISTRICT | ADJACENT BASE ZONING DISTRICT (1) | |||
RSF, RTF | RMF, DC | IC, MC | CC | |
RSF, RTF | N/A | B | C | D |
RMF, DC | B | N/A | A | B |
IC, MC | C | A | N/A | A |
CC | D | B | A | N/A |
NOTES: (1) Letters in the cells correspond to the buffer types depicted in Table 166.04, Buffer Types. (2) N/A = Not Applicable | ||||
(D) Responsibility for buffer installation.
(1) Vacant parcels. Where a developing parcel is adjacent to a vacant parcel, the developing parcel shall provide a minimum of one-half of the perimeter buffer required adjacent to the vacant land.
(2) Existing land uses. Where a developing parcel is adjacent to an existing use, the developing parcel shall provide the full perimeter buffer required adjacent to the existing use in accordance with Table 166.05, Buffer Application, unless a portion or all of a perimeter buffer that complies with the standards of this section already exists between the lots. Where all or part of a perimeter buffer exists, but the buffer does not fully comply with the standards of this section, the developing parcel shall be responsible for providing all the additional planting material necessary to meet the standards of this section.
(E) Location of buffers. Perimeter buffers required by this section shall be located along the outer perimeter of the lot or site and shall extend to the lot boundary line or right-of-way line; however, the perimeter buffer may be located along shared access easements between parcels in nonresidential developments.
(F) Development within required buffers.
(1) The required buffer shall not contain any development, impervious surfaces, or site features that do not function to meet the standards of this section or that require removal of existing vegetation, unless otherwise permitted in this ZDO.
(2) Sidewalks and trails may be placed in perimeter buffers if damage to existing vegetation is minimized to the maximum extent practicable.
(3) Overhead and underground utilities, if allowed by the city, are permitted in buffers, but shall minimize the impact to vegetation to the maximum extent practicable. In cases where required landscaping material is damaged or removed due to utility activity within a required buffer, the landowner shall be responsible for replanting all damaged or removed vegetation necessary to ensure the buffer meets the standards in the ZDO.
(G) Off-site easements for perimeter buffers. Permanent off-site landscaping easements may be used to satisfy a portion of the perimeter buffer requirements in accordance with an alternative landscaping plan, § 166.02-08, provided the size or shape of the developing lot restricts the ability to develop the site while also meeting the requirements of this section. Such easements shall be recorded prior to or in conjunction with approval of a site plan, § 162.03-06, or subdivision preliminary plat, § 162.03-07(D), as appropriate.
(Ord. 05-10, passed 3-23-10)