(a) Purpose. Buffer yards are required in certain instances to establish an appropriate transition between adjacent land uses that differ in intensity, use, and density by clarifying the delineation between properties and creating attractive and effective buffers between uses. The type and extent of the buffer yard will be dictated by the relationship between the two adjacent land uses, with the width, length, and density of the materials increasing as the difference between the adjacent land uses increases. The buffer yard shall serve to protect and preserve the aesthetic appeal and scenic beauty of the parcels, reduce the impact of noise, reduce storm-water runoff, and create visual spatial breaks between various land uses, and other incompatible elements and of adjacent properties.
(b) Applicability. This section is applicable to all commercial development upon land that is subject to site plan approval. Residential developments are only subject to this requirement in the instance that ten (10) or more dwelling units are greatly altered or constructed as part of one site plan.
(c) Types. There are four (4) pre-established types of buffer yards. Appendix A shall be used to dictate the type of buffer yard necessary and shall be included within the landscape plan. These yards are described as:
(1) Type A: A peripheral planting strip intended to separate uses, provide vegetation and greenery in potentially densely developed areas, and enhance the appearance of individual properties.
(2) Type B: A low-density screen intended to serve as an intermittent visual obstruction to partially block visual contact between uses.
(3) Type C: A medium density, semi-opaque, screen intended to substantially block visual contact between uses.
(4) Type D: A high-density, opaque, screen intended to substantially block visual contact between uses. This type of buffer is also intended to block noise that has potential to negatively impact adjacent uses.
(d) Buffer Yard Design Standards. Buffer yards shall be installed using the following requirements:
(1) Width. Each type of buffer yard is subject to a specific width. The width of the yard is measured based on a perpendicular angle to the adjacent property line.
(2) Length. Each type of buffer yard is subject to a specific length. The length of the yard must span the specific length in percent of the adjacent property line.
Table 1131.06(d) | ||||
Type A - Peripheral | Type B- Low Density | Type C - Semi-Opaque | Type D - Opaque | |
Buffer Yard width in feet | 5 | 10 | 15 | 20 |
Buffer Yard length along lot line (%) | 20% | 30% | 40% | 50% |
Plantings per buffer yard (1 buffer yard per 200 linear feet required) | 2-4 ornamental trees. 2-4 evergreen shrubs. 20 shrubs | 3-5 ornamental trees. 3-5 evergreen shrubs. 20-30 shrubs. | 2-4 shade trees, 1-2 ornamental trees, 2-3 evergreen trees, 20-30 shrubs. | 3-5 shade trees, 2-4 ornamental trees, 6 evergreen trees, 30 shrubs |
Fencing Materials | Optional. Minimum 3 feet fencing of wood, simulated wood, vinyl, or masonry. | Optional. Fencing of wood, simulated wood, vinyl or masonry at a minimum of 3 feet in height. Fencing can be placed anywhere within the buffer yard in a generally straight line. | Fencing of wood, simulated wood, vinyl or masonry at a minimum of 6 feet in height. Fence must encompass 80% of the buffer yard. Fencing shall be placed along the property line on the outside of the buffer yard. | Fencing of wood, simulated wood, vinyl, or masonry at a minimum of 6 feet in height. Fence must encompass the entirety of the buffer yard. Fencing shall be placed along the property line on the outside of the buffer yard. |
Ornamental Trees | Shade Trees | Evergreen Trees | Evergreen Shrubs | Shrubs |
Install caliper: 2.5 inches | Install caliper: 2.5 inches. | Install height 6 feet. | Install height: 2-3 ft. | Install height: 24-36 inches. |
Mature height: 7-20 feet | Mature height: 30-50 feet. | Mature height: 20-40 feet. | Mature height: 6-10 ft. | Mature height: 3-6 feet. |
(e) Responsibility and Maintenance. It shall be the responsibility or joint responsibility of the applicant, property owner(s), agents of the owner(s), and tenants of the property to provide and install the buffer yard required by Table 1131.06 (d). All landscaping materials must be maintained in good condition, present a healthy, neat and orderly appearance, and kept free of weeds, refuse and debris. Fences, steps, retaining walls and similar landscaping elements must be maintained in good repair. The applicant, property owner, and/or subsequent or successor owner, and their agents, including tenants, shall be jointly and severally responsible for the maintenance, repair and replacement of all landscape materials, fences, steps, retaining walls and similar landscaping elements, and refuse disposal areas. Irrigation systems, when provided, must be maintained in good operating condition to promote the health of the plant material and the conservation of water. If any of the above are found to be in disrepair according to the standards of the City's adopted property maintenance standards, the City will undertake enforcement initiatives in line with the City's nuisance and abatement procedures.
(f) Permitted Uses. The following activities are permitted within a buffer yard provided that none of the required plant material is eliminated or damaged, the total width of the yard is maintained, and the yard still accomplishes the appropriate level of screening: passive and active recreation, outdoor picnic and sitting areas, storm water retention basins, and general open green space.
(g) Modifications to Buffering and Screening Requirements. Buffer yards required by this Chapter shall be applied equally to all similarly situated properties. The Planning Commission is empowered to modify the above buffer yard and screening requirements when it determines that:
(1) Natural land characteristics, such as topography or existing vegetation on the proposed building site, would achieve the same intent as this Section.
(2) Innovative landscaping or architectural design is employed on the building site to achieve an equivalent screening and buffering effect.
(3) The required screening and landscaping would be ineffective at maturity due to the proposed topography of the site, and/or the location of the improvements on the site.
(4) The topography of adjacent and surrounding sites is such as to render required screening ineffective at maturity.
(5) It can be clearly demonstrated that it is highly improbable that the abutting property will be developed for residential purposes due to circumstances that have taken place since the adoption of the Master Plan and this Code.
(6) The Planning Commission may take into account site specific circumstances regarding existing and future land use when applying these standards and may impose or reduce the amount of screening necessary.
(Ord. 2015-9. Passed 8-25-15.)