(A) Location and design. Buffers shall be provided on the outer perimeter of a lot or parcel, in accordance with the requirements and standards contained herein. Buffers shall not be located on any portion of any existing, dedicated, or reserved public or private street or right-of-way. The buffer is calculated as parallel to the property line. Design variations are allowed, however, if the average width of the buffer conforms to the standards listed in division (F) of this section. Where a required drainage, utility, or other easement is partially or wholly within a required buffer, the developer shall design the buffer to eliminate or minimize plantings within the required easement. Understory trees may be substituted for canopy trees if the buffer is located under existing power lines or if the canopy trees would be planted within 15 feet of overhead utility lines. Three understory trees shall be required for every one canopy tree to be substituted.
(B) Use of buffers.
(1) A buffer may be used for some forms of passive recreation; it may contain pedestrian, bike, or equestrian trails, provided that:
(a) No plant material is eliminated.
(b) The total width of the buffer is maintained.
(c) All other regulations of this chapter are met.
(d) Should the required buffer area contain any paved walkway or path, then the minimum average buffer width shall be increased by the width of the included paved portion.
(2) In no event, however, shall the following uses be allowed in buffer areas:
(a) Playfields.
(b) Stables.
(c) Swimming pools.
(d) Tennis courts.
(e) Other active recreation.
(3) Buffers adjacent to public rights-of-way may not include stormwater retention/detention facilities and/or septic tanks/drainfields. The design high water elevation of a stormwater retention/detention facility shall be no closer than five feet to a side property line unless the retention/detention facility is shared by adjoining nonresidential uses. The design high water elevation of a retention/detention facility shall be no closer than 25 feet to an abutting residential property line. Exfiltration facilities shall also meet the above described setbacks. At no such time shall retention in the buffers relieve the applicant of meeting the minimum landscaping requirements. If a retention/detention facility encroaches in a landscape buffer, the required landscaping must be maintained around the perimeter of the pond with the majority of the plantings placed near the property line.
(C) Required buffer widths. Requirements for buffers are based on the intensity of the proposed development or use, and the use which is developed or designated on all adjacent properties. In order to determine the type of buffer required for a proposed use, the following procedure shall apply:
(1) Identify the zoning classification of the site and all adjacent properties.
(2) Refer to divisions (D) and (E) of this section for the buffer type required on each boundary.
(D) Contiguous zoning classification. Buffer types required for boundaries that are contiguous are set forth in Table 1, below (i.e., not separated by streets or right-of-way).
TABLE 1
Development Zoning District | Abutting Zoning District | |||||
A-1 RCE R-1AAA R-1AA R-1A | R-2 R-M | R-3 | PO | C-1 C-2 | M-1A M-2A | |
Development Zoning District | Abutting Zoning District | |||||
A-1 RCE R-1AAA R-1AA R-1A | R-2 R-M | R-3 | PO | C-1 C-2 | M-1A M-2A | |
R-2, RM | B | A | A | B | B | C |
R-3 | B | A | A | (a) | B | C |
PO | B | B | (a) | A | A | A |
C-1 | C | C | B | A | A | A |
C-2 | D | C | C | A | A | A |
M-1A | D | D | C | A | A | A |
M-1A | D | D | D | A | A | A |
(E) Adjacent zoning classification separated by street or right-of-way. Buffer types required for boundaries that are adjacent, but separated by a local, collector, or arterial street or right-of-way, interstate highway, or railroad right-of-way are set forth in Table 2 below.
TABLE 2
Development Zoning District | Abutting Zoning District Separated by Right-of-Way* ** | |||||
A-1 RCE R-1AAA R-1AA R-1A | R-2 R-M | R-3 | PO | C-1 C-2 | M-1A M-2A | |
Development Zoning District | Abutting Zoning District Separated by Right-of-Way* ** | |||||
A-1 RCE R-1AAA R-1AA R-1A | R-2 R-M | R-3 | PO | C-1 C-2 | M-1A M-2A | |
R-2, RM | (b) | (a) | (a) | (a) | (b) | (b) |
R-3 | (b) | (b) | (a) | (a) | (b) | (b) |
PO | (b) | (b) | (a) | (a) | (a) | (a) |
C-1 | (c) | (b) | (b) | (a) | (a) | (a) |
C-2 | (d) | (c) | (b) | (a) | (a) | (a) |
M-1A | (d) | (c) | (b) | (a) | (a) | (a) |
M-1A | (d) | (d) | (d) | (a) | (a) | (a) |
*SPECIAL CONDITIONS: 1) Properties abutting Lake Mary Boulevard must comply with § 158.06. 2) Properties abutting Seminole Ave. shall provide a six-foot tall brick wall, or permacast wall with brick finish, along the landscape buffer adjacent to Seminole Ave. 3) See Subsection (F) for railroad ROW requirements. | ||||||
(F) Buffer type description.
(1) Buffer type A.
(a) Minimum average width, ten feet. M-1A and M-2A zones may be five feet.
(b) Required materials.
1. Landscaping: For each 100 linear feet, or fraction thereof, of boundary, the following plants shall be provided in accordance with the planting standards and requirements, § 157.07 of this chapter:
a. Two canopy trees.
b. Three understory trees.
2. The remainder of the buffer area shall be landscaped with grass, ground cover, or other landscape treatment.
3. Screen: A hedge or other durable screen at least two feet in height immediately upon planting shall be provided within the buffer area except in M-1A and M-2A zones where a hedge shall not be required.
(2) Buffer type B.
(a) Minimum average width, 35 feet.
(b) Required materials.
1. Landscaping: For each 100 linear feet, or fraction thereof, of boundary, the following plans shall be provided in accordance with the planting standards and requirements, § 157.07 of this chapter.
a. Five canopy trees.
b. Seven understory trees.
c. Twenty-five shrubs.
2. The remainder of the buffer area shall be landscaped with grass, ground cover, or other landscape treatment.
3. Screen: A six-foot tall brick wall shall be provided on the development side of the buffer. A permacast wall may be utilized. Another decorative finish may be substituted for brick. If a finish other than brick is proposed, the applicant shall provide specific examples of the proposed finish and a justification for the substitution. Stucco or raw concrete is not permitted.
(3) Buffer type C.
(a) Minimum average width, 45 feet.
(b) Required materials.
1. Landscaping: For each 100 linear feet, or fraction thereof, of boundary, the following plants shall be provided in accordance with the planting standards and requirements, § 157.07 of this chapter.
a. Seven canopy trees.
b. Nine understory trees.
c. Thirty-five shrubs.
2. The remainder of the buffer area shall be landscaped with grass, ground cover, or other landscape treatment.
3. Screen: A six-foot tall brick wall shall be provided on the development side of the buffer. A permacast wall may be utilized. Another decorative finish may be substituted for brick. If a finish other than brick is proposed, the applicant shall provide specific examples of the proposed finish and a justification for the substitution. Stucco or raw concrete is not permitted.
(4) Buffer type D.
(a) Minimum average width, 60 feet.
(b) Required materials:
1. Landscaping. For each 100 linear feet, or fraction thereof, of boundary, the following plants shall be provided in accordance with the planting standards and requirements of § 157.07 of this chapter:
a. Nine canopy trees.
b. Eleven understory trees.
c. Forty-five shrubs.
2. Screen. A six-foot tall brick wall shall be provided on the development side of the buffer. A permacast wall may be utilized. Another decorative finish may be substituted for brick. If a finish other than brick is proposed, the applicant shall provide specific examples of the proposed finish and a justification for the substitution. Stucco or raw concrete is not permitted.
(5) Buffer type (a).
(a) Minimum average width, 15 feet.
(b) Required materials.
1. Landscaping: For each 100 linear feet, or fraction thereof, of boundary, the following plants shall be provided in accordance with the planting standards and requirements, § 157.07 of this chapter.
a. Three canopy trees.
b. Four shrubs understory trees.
2. The remainder of the buffer area shall be landscaped with grass, ground cover, or other landscape treatment.
3. Screen. A hedge or other durable screen at least two feet in height immediately upon planting. If adjacent to railroad right-of-way, a six-foot tall brick wall, permacast wall with brick or decorative finish shall be provided. A six-foot tall decorative or PVC fence may be utilized in lieu of a wall, however shrubs a minimum of 4-foot tall upon planting shall be provided for additional safety.
(6) Buffer type (b).
(a) Minimum average width, 25 feet.
(b) Required materials.
1. Landscaping: For each 100 linear feet, or fraction thereof, of boundary, the following plants shall be provided in accordance with the planting standards and requirements, § 157.07 of this chapter:
a. Five canopy trees.
b. Seven understory trees.
2. The remainder of the buffer area shall be landscaped with grass, ground cover, or other landscape treatment.
3. Screen. A four-foot high brick, or permacast with brick finish, wall shall be provided on the development side of the buffer. A three-foot high berm with a hedge at least two feet in height at the time of planting may also be used. If adjacent to railroad right-of-way, a six-foot tall brick wall, permacast wall with brick or decorative finish shall be provided. A six-foot tall decorative or PVC fence may be utilized in lieu of a wall, however shrubs a minimum of 4-foot tall upon planting shall be provided for additional safety.
(7) Buffer type (c).
(a) Minimum average width, 35 feet.
(b) Required materials:
1. Landscaping: For each 100 linear feet, or fraction thereof, of boundary, the following plants shall be
provided in accordance with the planting standards and requirements, § 157.07 of this chapter:
a. Seven canopy trees.
b. Nine understory trees.
2. The remainder of the buffer area shall be landscaped with grass, ground cover, or other landscape treatment.
3. Screen. A six-foot tall brick, or permacast with brick finish, wall shall be provided on the development side of the buffer. A three-foot high berm with a hedge at least two feet in height at the time of planting may also be used. If adjacent to railroad right-of-way, a six-foot tall brick wall, permacast wall with brick or decorative finish shall be provided. A six-foot tall decorative or PVC fence may be utilized in lieu of a wall, however shrubs a minimum of 4-foot tall upon planting shall be provided for additional safety.
(8) Buffer type (d).
(a) Minimum average width, 45 feet.
(b) Required materials:
1. Landscaping. For each 100 linear feet, or fraction thereof, of boundary, the following plants shall be provided in accordance with the planting standards and requirements of § 157.07 of this chapter.
a. Nine canopy trees.
b. Eleven understory trees.
c. Twenty-five shrubs.
2. The remainder of the buffer area shall be landscaped with grass, ground cover, or other landscape treatment.
3. Screen. A six-foot tall brick, or permacast with brick finish, wall shall be provided on the development side of the buffer. A three-foot high berm with a hedge at least two feet in height at the time of planting may also be used. If adjacent to railroad right-of-way, a six-foot tall brick wall, permacast wall with brick or decorative finish shall be provided. A six-foot tall decorative or PVC fence may be utilized in lieu of a wall, however shrubs a minimum of 4-foot tall upon planting shall be provided for additional safety.
(Ord. 1601, passed 12-20-18)