(A) A buffer shall be required on any parcel proposed for development which borders a different zone district, as indicated in division (E) of this section. Where the adjacent zone district is more intensive, the required buffer shall be installed only on the property which is in the more intensive district.
(B) The specified buffer shall be required on the subject parcel even if the adjacent parcel is unimproved land. A performance bond may be submitted in lieu of the required buffer where adjacent land is unimproved. The buffer shall be installed when the adjacent property begins development and completed prior to any occupancy of the adjoining use.
(C) When any developed parcel existing as of the date of this chapter, or as amended, is changed to a less restrictive zone district, any required buffer shall be installed in compliance with this section within six months of the effective date of the rezoning. This provision shall not apply to rezonings initiated by the village.
(D) If two zoning districts requiring a buffer zone are separated by a street, the design of the required buffer zone shall be reduced by one level; for example, a required major buffer shall be reduced to a moderate buffer. Notwithstanding the foregoing, the minimum buffer installed shall be a minor buffer, unless a buffer would otherwise not be required by division (E), below.
(E) The following chart defines the required buffers between adjacent zone districts:
BUFFER ZONE | ADJACENT DISTRICT | ||||
R-1 | R-2 | C-1 | C-2 | I | |
BUFFER ZONE | ADJACENT DISTRICT | ||||
R-1 | R-2 | C-1 | C-2 | I | |
R-1 | NR | Moderate | Major | ||
R-2 | NR | Minor | Major | ||
C-1 | Moderate | Minor | NR | Minor | Major |
C-2 | Moderate | Minor | NR | Moderate | |
I | Major | Moderate | NR | ||
NR = None Required | |||||
(F) Buffer zone development standards.
(1) Required buffer zones shall comply with and be maintained to the following standards:
Buffer Requirements | Major | Moderate | Minor |
Minimum width | 30 feet | 20 feet | 10 feet |
Equivalent of 2 rows of approved canopy trees staggered at a maximum of: | 20 foot interval | 30 foot interval | |
6 foot high continuous obscuring screen | Required | ||
(2) If the adjacent district is located across a street and across a required front yard, then the buffer shall be placed at a point that is between the side yard and front yard, parallel to the street right-of-way.
(3) The required six foot high continuous obscuring screen may be comprised of plant material, berming, screen walls or fences, or any combination of these elements in addition to the required plant materials.
(4) If berming is used for all or part of the obscuring screen, all required plant materials shall be placed on the top and both sides of the slope. Where necessary the minimum buffer width shall be increased to accommodate side slopes of a maximum of three feet in width to one foot in height.
(5) If a screen wall or fence is used for all or part of the obscuring screen the equivalent of four shrubs is required per 20 linear feet on each side of the wall or fence, unless the wall or fence is constructed on the property line, in which case all required plantings may be placed on the interior of the lot.
(6) The balance of the required buffer shall be covered with grass or approved ground cover in accordance with this section.
(7) Any plant material, berm, obscuring screen or other landscape feature shall be installed in such a manner so as not to alter drainage patterns on the site or on adjacent properties; obstruct vision for reasons of safety, ingress or egress; or cause damage to utility lines (above and below ground) and public roadways.
(8) Should the Village Council (or Zoning Administrator when Village Council action is not required) determine, upon inspection, that adequate landscaping screening on a site already exists or that a landscaping screen is not required, the Council or Zoning Administrator may waive or reduce the requirements of this section. Criteria which shall be used when considering a waiver or reduction shall include, but shall not be limited to:
(a) Topography variations.
(b) Existence of natural vegetation.
(c) Existing and proposed building placement.
(d) Sight distances.
(e) Adjacent land uses.
(f) Existence of floodplain and areas of poor soils.