(A) Section organization. The Monticello landscaping and screening standards are organized into the following main divisions:
(1) Division (B), Purpose and Intent. Sets out the purpose and intent for the standards;
(2) Division (C), General Requirements for Landscaping. Includes the applicability provisions, requirements for landscaping plans, and standards for new plantings;
(3) Division (D), Landscaping Plan Requirements. Outlines the specific information that must be supplied to the city anytime a landscape plan is required by this chapter;
(4) Division (E), Standards for Site Landscaping. Introduces standards for foundation plantings around some buildings;
(5) Division (F), Alternative Landscaping Plan. Includes the procedures and standards for review of alternative landscaping plans;
(6) Division (G), Standards for Vehicular Use Area Landscaping. Includes the standards for landscaping around the perimeter and within vehicular use areas;
(7) Division (H), Standards for Perimeter Buffers. Includes the landscaping buffer standards applied to the edges of some base zoning districts;
(8) Division (I), Standards for Required Screening. Includes the screening requirements for site features like refuse, loading, and service areas ;
(9) Division (J), Zoning Specific Landscaping Standards. Includes specific landscaping standards specific to zoning district.
(10) Division (K), Landscaping Installation and Maintenance Standards. Includes the other standards for landscaping installation, timing, maintenance, monitoring for compliance, and incentives.
(B) Purpose and intent. It is the purpose of this section to promote and protect the public health, safety and general welfare by providing for the planting and maintenance of trees, shrubs, and other plants within the city. The intent of this section is to promote this purpose by:
(1) Ensuring and encouraging the planting, maintenance, restoration and survival of trees, shrubs, and groundcover;
(2) Ensuring the protection of community residents and visitors from personal injury and property damage, and the protection of the city from property damage, caused or threatened by the improper planting, maintenance or removal of trees, shrubs, or other plants;
(3) Mitigating against erosion and sedimentation;
(4) Reducing stormwater runoff and the costs associated therewith;
(5) Preserving and protecting the water table and surface waters;
(6) Reducing audible noise from automobiles and land uses;
(7) Restoring soils and land denuded as a result of construction or grading;
(8) Increasing the tree canopy to provide shade and moderate the effect of urban heat islands;
(9) Limiting glare created by exterior lighting;
(10) Reducing visual pollution from the urban environment and increasing privacy between incompatible uses;
(11) Protecting and enhancing property values and aesthetic qualities;
(12) Helping to differentiate streets and other areas of the public realm from private lands;
(13) Providing additional improvements to air quality through the carbon dioxide uptake process provided by trees and landscaping; and
(14) Providing visual screening, where appropriate.
(C) General requirements for landscaping.
(1) Applicability of landscaping standards.
(b) Exemptions. Development in the CCD shall be exempt from the perimeter vehicular use area landscaping standards in § 153.060(F)(3).
(c) Landscape plan. To ensure compliance with the standards of this section, a landscape plan demonstrating how landscaping will be planted on a development site shall be included as a part of any application when required by the Community Development Department.
(2) Planting standards. Plantings provided in accordance with this section shall comply with the following standards:
(a) Deciduous canopy or shade trees shall be a minimum of two caliper inches in size at the time of planting, as determined in the American Standard for Nursery Stock, ANSI Z60.1-2004, as amended.
(b) Evergreen canopy trees shall be a minimum of six feet in height above ground level at the time of planting.
(c) Understory or ornamental trees shall have a caliper of one-and-one half inches at time of planting, as determined in the American Standard for Nursery Stock, ANSI Z60.1-2004, as amended.
(d) Deciduous or evergreen shrubs shall be upright in nature and be a minimum of 24 inches in height at the time of planting.
(e) In cases where an aggregate caliper inch (ACI) requirement is utilized to derive a required amount of vegetation, and the ACI figure includes a fraction, an applicant may:
1. Utilize a tree or trees with a caliper inch measurement exceeding the minimum size at time of planting standard of § 153.060(C) in order to meet the required ACI; or
2. Round the ACI figure upwards until the figure corresponds with a whole number of trees meeting the minimum size at time of planting standard. When trees exceeding the minimum size at time of planting standard are proposed, the minimum calipers of such trees shall be clearly noted on the Landscaping Plan.
(f) In cases where application of landscaping requirements result in a fraction in the number of shrubs to be provided, the minimum number of shrubs or trees to be provided shall be rounded upwards to the next highest whole number.
(g) All landscape plant materials shall conform to the latest version of the American Standard of Nursery Stock (ANSI Z60.1, as amended). Plant material shall be of standard quality or better, true to name and type of species or variety.
(h) The use of native, drought tolerant vegetation is encouraged to reduce dependency upon irrigation.
(i) To curtail the spread of disease or insect infestation in a plant species, new tree plantings shall comply with the following standards:
1. When fewer than 20 trees are required on a site, at least two different species shall be utilized, in roughly equal proportions.
2. When more than 20 but fewer than 40 trees are required to be planted on site, at least three different species shall be utilized, in roughly equal proportions.
3. When 40 or more trees are required on a site, at least four different species shall be utilized, in roughly equal proportions.
4. Nothing in this division shall be construed so as to prevent the utilization of a larger number of different species than specified above.
(j) Required species.
1. All trees used in site developments shall be indigenous to the appropriate hardiness zone and physical characteristics of the site.
2. All deciduous trees proposed to satisfy the minimum requirements of this policy shall be long-lived hardwood species.
(3) Existing vegetation.
(a) It is the policy of the City of Monticello to preserve the natural forest and woodland areas throughout the city; and with respect to specific site development, to retain, as far as practicable, substantial tree stands which should be incorporated into the site.
(b) Existing healthy, well-formed canopy and understory trees as well as healthy shrubs shall be credited toward the requirements of this section, provided the vegetation meets the minimum size standards of this chapter, is protected before and during development of the site in accordance with § 153.061(B), Tree Protection During Construction, and is maintained thereafter in a healthy growing condition.
(4) Stabilization. All required landscape planting areas and required yards shall be stabilized and maintained with lawn, ground covers, mulches, or other approved materials to prevent soil erosion and allow rainwater infiltration.
(5) Berms.
(a) The slope of all berms shall not exceed a two-to-one ratio (horizontal to vertical), shall have a top width at least one-half the berm height, and a maximum height of four feet above the toe of the berm.
(b) All berms, regardless of size, shall be stabilized with a ground cover or other suitable vegetation.
(c) Berms proposed to be placed along street right-of-way shall be designed and constructed to provide adequate sight distances at intersections and shall not impair safe operation of vehicles.
(d) Berms shall in no case damage the roots or trunks of existing healthy vegetation designated to be preserved.
(6) Easements. Nothing except groundcover shall be planted or installed within any underground or overhead utility, drainage, gas easement, or within three feet of a fire protection system without the consent of the utility provider, easement holder, or the city, as appropriate.
(7) Ground cover when no landscaping or site plan is required. All areas not otherwise improved in accordance with approved site or landscaping plans shall be seeded or sodded with lawn cover, except for managed natural landscapes as defined in M.S. § 412.925. Other exceptions to this criterion may be approved by the Community Development Department as follows:
(a) Undisturbed areas containing existing viable natural vegetation which can be maintained free of foreign and noxious plant materials.
(b) Areas designated as open space or future expansion areas properly planted and maintained with prairie grass.
(c) Use of mulch materials such as bark, rock mulch over four mil poly, and wood chips in support of shrubs and foundation plantings.
(D) Landscaping plan requirements.
(1) Detailed landscape plans shall be required as specified in this chapter and in all cases where site plan approval is specified by either this chapter or the subdivision ordinance.
(a) The landscape plan should illustrate planned development on the site; and
(b) The landscape plan shall be produced on a separate sheet or sheets from other required plans such as grading, drainage, and utility plans.
(2) Detailed landscape plans shall include the following information:
(a) In general.
1. Name and address of developer/owner.
2. Name and address of architect/designer.
3. Date of plan preparation.
4. Dates and description of all revisions.
5. Name of project or development.
6. Scale of plan (engineering scale only, at one inch equals 50 feet or less).
7. North point indication.
(b) Site analysis.
1. Boundary lines of property with dimensions based upon certified survey.
2. Name and alignment of proposed and existing adjacent on-site streets.
3. Location of existing and proposed utility rights-of-way, easements, and lines (water, gas, electric).
4. Location of existing and proposed building.
5. Topographic contours of the minimum interval of two feet, extending at least 100 feet beyond the site boundaries.
6. Location of existing and proposed parking facilities, including curbing detail and traffic island delineators.
7. Location of existing and proposed water bodies.
8. Location of existing and proposed sidewalks, trail corridors, and fire lanes.
9. Other existing or proposed conditions which would be expected to affect landscaping.
10. Percentage of gross site area not covered by structures and pavement and percentage of gross site area covered by pervious and impervious surfaces.
(c) Landscape data.
1. Planting schedule (table) containing symbols, quantities, common names, botanical names, sizes of plant material, root specification (b.r., B & B, potted, etc.) and special planting instructions.
2. Existing trees and shrubbery, locations, common names, and approximate size.
3. Planting detail (show all species to scale at normal mature crown diameter or spread for local hardiness zone).
4. Typical sections in details of fences, tie walls, planter boxes, tot lots, picnic areas, berms, and the like.
5. Typical sections of landscape islands and planter beds with identification of materials used.
6. Details of planting beds and foundation plantings.
7. Note indicating how disturbed soil areas will be restored through the use of sodding, seeding, or other techniques.
8. Delineation of both sodded and seeded areas with respective areas in square feet.
9. Coverage plan for underground irrigation system, if any.
10. Exterior lighting plan (as applicable).
(E) Standards for site landscaping.
(1) Purpose and intent. Site landscaping material is intended to soften the visual impact of building foundations and provide for the even dispersal of trees across a development site.
(2) No exceptions. The site landscaping provisions of § 153.060(H) shall be required for all development.
(3) Distinguished from other required landscaping. Site landscaping, for the purpose of this section, is exclusive of required perimeter buffer and screening landscaping. Plantings required to meet vehicular use area and perimeter vehicular use area landscaping standards can be counted towards meeting site landscaping requirements.
(4) Site landscaping standards. Site landscaping shall be supplied in the amounts identified in Table 4-4: Required Site Landscaping Plantings. Site landscaping shall meet the minimum size standards for new planting specified in § 153.060(C)(2), Planting Standards.
TABLE 4-4: REQUIRED SITE LANDSCAPING PLANTINGS | |
Use Type [1] | Required Plantings Per Site [2][3][4] |
TABLE 4-4: REQUIRED SITE LANDSCAPING PLANTINGS | |
Use Type [1] | Required Plantings Per Site [2][3][4] |
General Standards | |
Single-family detached and Multi-family dwellings with less than five (5) units [5] [6] | 4.0 ACI of canopy trees OR [7] |
Multi-Family Dwellings with five (5) or more units | 16.0 ACI of canopy trees (including at least 3 evergreen trees) per acre + at least 2 shrubs per each 10 feet of building perimeter, or as may be otherwise specified in the zoning district |
Civic & Institutional Uses | 14.0 ACI of canopy trees (including at least 2 evergreen trees) per acre + at least 1 shrubs per each 10 feet of building perimeter |
Office & Commercial Uses | 10.0 ACI of canopy trees (including at least 1 evergreen tree) per acre + at least 2 shrubs per each 10 feet of building perimeter |
Industrial Uses | 4.0 ACI of canopy trees (including at least 1 evergreen tree) per acre + at least 1 shrub per every 10 feet of a building wall facing a public right-of-way |
District Specific Standards | |
TN District lot standards (all plantings must be in the front or side yards, and all shrub and flower plantings must be in the front yard) | See § 153.060(J)(2) |
CCD lot standards | See § 153.060(J)(3) |
IBC District lot standards | See § 153.060(J)(4) |
NOTE: ACI = Aggregate Caliper Inches [1]: See Table 5-1, Uses By District. [2]: At least ½ of the required shrubs shall be of an evergreen variety. [3]: Each evergreen tree meeting the minimum size standards of this section shall count as two caliper inches towards the total number of required canopy tree caliper inches. [4]: Credits towards required landscaping are available for the retention of non-specimen trees per the provisions of § 153.61(D), Tree Preservation Incentives. [5]: Required landscaping trees shall be planted within the boulevard. [6]: Lots in the T-N District shall not adhere to these standards, but instead to the specific standards listed in § 153.61(J)(2). [7]: Required Plantings for corner lots shall be double the listed requirements (8.0 ACI of canopy trees) | |
(5) Shrub placement. Required shrubs shall be placed around the building perimeter, a minimum of three feet from the building, with emphasis placed on screening building foundations visible from the public right-of-way. Required shrubs may be planted up to ten feet from the building, or up to 15 feet from the building if there is a sidewalk located between the planting area and the building wall.
(6) Tree placement. Trees serving as site landscaping shall be dispersed across a site in accordance with good planting practice and the following priority listing:
(a) In yards between a building façade and a street right-of-way where no vehicular use area landscaping is required;
(b) Between a building and an adjacent lot with an existing use that provides more than 50% of the vegetative material associated with a required perimeter buffer;
(c) Between a building façade and an abutting lot with the same or a more intense zoning district classification (where no perimeter buffering is required);
(d) Within open-space set-aside areas with no existing or reforested trees;
(e) Adjacent to on-site areas of pedestrian or vehicular circulation where no other vegetative material is required (e.g., drive-thrus or stacking lanes); or
(f) Other areas near accessory structures or accessory uses.
(F) Alternative landscaping plan.
(1) Purpose. In cases where development conditions require a deviation from the landscaping standards in this section or the tree protection standards in § 153.061, Tree Protection, an alternative landscaping plan shall be required. Submission of an an alternative landscaping plan shall be required for managed natural landscape. Nothing in § 153.060(F) shall prohibit a development configuration that meets or exceeds the landscaping and tree protection standards in this chapter or the allowances of M.S. § 412.925.
(2) Justification. Alternative plans, materials, or methods may be justified due to:
(a) Natural conditions, such as streams, natural rock formations, or topography;
(b) The likelihood that landscaping material would be ineffective at maturity due to topography, placement, or other existing site conditions;
(c) Lot size or configuration;
(d) The presence of utility or other easements;
(e) The potential for interference with public safety;
(f) Installation and maintenance of managed natural landscapes; and
(g) Other situations where strict adherence to the landscaping or tree protection standards in this Chapter are determined to be impractical by the Community Development Department.
(3) Allowable deviations. The Community Development Department shall approve any managed natural landscape that satisfies the definition thereof in M.S. § 412.925. The Community Development Department may also approve any alternative landscape plan if it meets the purpose and intent of § 153.060, Landscaping and Screening, or § 153.061, Tree Protection, as appropriate. Allowable deviations from the standards of this section include, but are not limited to the following:
(a) Reduced planting rates due to public facilities. An adjustment to planting locations or reduction of up to 20% in the type or total number of required caliper inches may be allowed when underground connections to public facilities, public utilities, or public easements or right-of-way cause difficulty in meeting the required standards.
(b) Reduction in standards due to nature of parcel. A reduction in the count, spacing, or species variety standards by up to 20% may be allowed where the reduction is desirable in terms of protection of existing natural resources, better consistency with the goals of the comprehensive plan, or a site design that exceeds the quality of what would otherwise result under a strict application of the standards in this chapter, in the opinion of the Community Development Department.
(c) Installation of managed natural landscapes and/or a native landscapes restoration plan.
1. Installation of a managed natural landscape shall be allowed when in conformance with the definitions of M.S. § 412.925.
2. Managed natural landscapes shall not be exempt from any applicable minimum planting requirements of this chapter for required site landscaping, perimeter buffer yard, required screening, and vehicular use area plantings.
3. For managed natural landscapes, property owners are encouraged to review Minnesota Board of Soil and Water Conservation natural landscape resources and meet with representatives of the Community Development Department prior to developing the alternative landscaping plan.
4. For native landscape restoration, a reduction of up to 10% in the type or total number of required caliper inches may be allowed where the reduction is desirable as an incentive to encourage the use of native plantings and/or the restoration of native plantings on lands dedicated for open space.
(d) Planting on adjacent or alternative sites. In cases where required plantings cannot be easily sited on the subject parcel, alternative locations on adjacent or nearby parcels may be proposed.
(4) Alternative landscape plan informational requirements. Alternative landscape plans shall provide the same information required by a general landscape plan as outlined in § 153.060(D).
(G) Standards for vehicular use area landscaping. Except where exempted by § 153.060(G)(1) below, all vehicular use areas shall include landscaping both within the interior of the vehicular use area and around its perimeter, as a means of mitigating the parking area’s microclimate and visual impacts. Vehicular use area landscaping, including perimeter vehicular use areas, may be counted toward overall site landscaping requirements.
(1) Exemptions. The following uses shall be exempt from the requirements to provide vehicular use area landscaping:
(a) Single-family detached residential development;
(b) Two- to four-family dwellings;
(c) Off-street surface vehicular use areas with four or fewer spaces;
(d) Parking structures; and
(e) Vehicle display areas for commercial vehicle sales and rental uses.
(2) Interior vehicular use area landscaping standards.
(a) Where islands are proposed for drainage and stormwater management, such islands shall be landscaped in accordance with this section.
(b) All vehicular use areas shall provide and maintain landscaped planting areas within the interior of the vehicular use area in accordance with this section.
(c) Configuration. Interior planting areas shall be designed in accordance with the following standards:
1. Islan ds shall be locat ed at the end of parki ng bays and have a mini mum size of 180 squa re feet when adja cent to singl e load ed parki ng spac es, and a mini mum size of 360 square feet when adjacent to double loaded parking spaces (see Figure 4-1: Interior Parking Islands)
.
2. The maximum length of a parking bay to be bounded by interior planting islands shall be in accordance with Table 4-1.
TABLE 4-1: LANDSCAPED ISLAND REQUIREMENTS | |
Use Type
|
Maximum Number of Parking Stalls Between Islands
|
TABLE 4-1: LANDSCAPED ISLAND REQUIREMENTS | |
Use Type
|
Maximum Number of Parking Stalls Between Islands
|
Residential Uses | |
Multi-family Uses | 12 stalls between islands |
Commercial, Civic, and Institutional Uses | |
Commercial Uses | 24 stalls between islands |
Civic & Institutional Uses | 24 stalls between islands |
Industrial Uses | |
Industrial & Business Campus District Uses | 24 stalls between islands |
All Other Industrial Uses | 50 stalls between islands |
3. Landscaped planting areas shall be distributed throughout the parking area for the purpose of heat abatement.
4. Driveway and primary drive aisle medians shall have a minimum width of four feet for medians containing shrubs and six feet for medians containing both shrubs and understory trees.
5. Each interior planting island shall contain at least one canopy or understory tree per every 180 square feet, or portion thereof, of the total landscape island area.
6. Shrubs shall be planted within landscaping islands at a minimum rate necessary to ensure that at least 25% of the total land area occupied by landscaping islands is planted with shrubs.
(b) Protection of planting areas. Except as exempted by the Community Development Department, all planting areas shall be protected from vehicle damage by the installation of curbing, wheel stops, or other comparable methods. This standard shall not prohibit the use of planting areas as on-site stormwater management devices.
(3) Perimeter vehicular use area landscaping standards. Where a vehicular use area serving a use subject to these standards abuts a street right-of-way, vacant land, or any other development (except another vehicular use area), perimeter landscaping strips shall be provided and maintained between the vehicle use area and the abutting right-of-way or property line in accordance with the following standards (perimeter vehicular use area landscaping counts towards overall required site landscaping, see division (E)(3)).
(a) Location.
1. Perimeter landscaping strips shall be located on the same land where the vehicular use area is located, and shall be placed to assure visibility and safety of pedestrians on the public street, as well as those within the vehicular use area.
2. Perimeter landscaping strips may not be placed within future street rights-of-way as may be identified on the City’s Official Map.
(b) Minimum width. When a vehicular use area is located within 50 feet of a street right-of-way, the perimeter landscaping shall be located within a planting strip at least six feet wide. In all other instances, the strip shall be the minimum width necessary to assure required landscaping is not damaged by vehicles or other on-site activity. In no instance shall the strip be less than three feet wide.
(c) Protection of landscaping strip. Except as exempted by the Community Development Department, the perimeter landscaping strip shall be protected from vehicle damage by the installation of curbing, wheel stops, extra width in the landscaping strip, or other comparable methods. This standard shall not prohibit the use of perimeter landscaping strips as on-site stormwater management devices.
(d) Required Materials (see Figure 4-3). Each perimeter landscaping strip shall include at least eight aggregate caliper inches (ACI) of canopy trees per 100 linear feet of landscaping strip, and the remaining ground shall be landscaped (sod, mulch, etc).
(e) Adjacent to perimeter buffers. Perimeter landscape strips associated with a vehicle use area may be credited towards perimeter buffer standards [See § 153.060(H), Standards for Perimeter Buffers], provided the minimum buffer standards of this section are met.
(f) Adjacent to off-street surface parking on other lots. Where two or more off-street surface vehicular use areas are located adjacent to one another, but upon different lots, no perimeter landscaping strip shall be required between the two vehicular use areas.
(4) Incentives for improved design.
(a) The total aggregate caliper inch requirements for canopy and understory trees in § 153.060(F) may be reduced by 5% when:
1. At least 65% of the provided parking is located to the side or rear of the building;
2. At least 30% of the total required parking is subject to a shared parking agreement; and
3. When pervious parking surfacing is used for 20% or more of the total vehicular use area.
(b) The above incentives may be combined to achieve a cumulative reduction in the amount of required tree ACI.
(H) Standards for perimeter buffers.
(1) Purpose and intent. Perimeter landscape buffers are intended to mitigate potential negative effects of different contiguous uses.
(2) Applicability. Except for adjoining single-family detached residential uses, adjoining commercial and industrial uses occurring within the same zoning district boundary, and uses in the CCD district, all development shall provide a perimeter landscape buffer to separate it from uses in a different use classification in accordance with Table 4-2: Buffer Types, and Table 4-3: Buffer Type Application.
(3) Types of buffers. Table 4-2: Buffer Types, describes four different buffering types in terms of their function, opacity, width, and planting requirements. Where a particular buffer type is required in Table 4-3: Buffer Type Application, the requirement may be met with the combination of minimum buffer width and minimum screening requirements specified under either Option 1 or Option 2. Where an option utilizing a fence or wall is selected, the fence or wall shall comply with the standards of Section 4.3, Fences and Walls.
Minimum Screening Requirements Within the Perimeter Buffer [1][2][3][4] | ||
Buffer Type and Configuration | Option 1: Minimum Width of 20 feet | Option 2: Minimum Width of 10 feet [5] |
Minimum Screening Requirements Within the Perimeter Buffer [1][2][3][4] | ||
Buffer Type and Configuration | Option 1: Minimum Width of 20 feet | Option 2: Minimum Width of 10 feet [5] |
TYPE A - BASIC BUFFER | ||
This perimeter buffer functions as basic edge demarcating individual properties with a slight visual obstruction from the ground to a height of ten feet. | 2 ACI of canopy trees + 10 ACI of understory trees + 15 small shrubs per 100 linear feet | |
TYPE B – AESTHETIC BUFFER | ||
This perimeter buffer functions as an intermittent visual obstruction from the ground to a height of at least 20 feet, and creates the impression of special separation without eliminating visual contact between uses. | 8 ACI of canopy trees + 10 ACI of understory trees + 15 small shrubs per 100 linear feet | 2 ACI of canopy trees + 14 ACI of understory trees + 35 small shrubs per 100 linear feet |
TYPE C – SEMI-OPAQUE BUFFER | ||
This perimeter buffer functions as a semi-opaque screen from the ground to at least a height of six feet. | 12 ACI of canopy trees + 14 ACI of understory trees + 25 small shrubs per 100 linear feet | One 4-foot high berm or one 4-foot high solid fence + 2 ACI of canopy trees + 16 ACI of understory trees per 100 linear feet |
TYPE D – OPAQUE BUFFER | ||
This perimeter buffer functions as an opaque screen from the ground to a height of at least six feet. This type of buffer prevents visual contact between uses and creates a strong impression of total separation. | 18 ACI of canopy trees + 20 ACI of understory trees + 55 small shrubs per 100 linear feet | One 6-foot high solid fence + 12 ACI of canopy trees per 100 linear feet |
[1]: Any required perimeter buffer width can be reduced to five feet with the provision of a solid masonry wall at least five feet in height along with ten large shrubs per every 100 linear feet. [2]: Perimeter buffer widths (but not vegetation amounts) may be reduced in accordance with § 153.028(G) upon approval of an Alternate Landscape Plan under the provisions of § 153.060(F) if adhering to these requirements is not possible. [3]: In cases where an adjacent use is designed for solar access, understory trees can be substituted for canopy trees. [4]: Required plantings shall conform to the planting standards outlined in § 153.060(C)(2). [5]: Fences and walls shall comply with the standards in § 153.062, Fences and Walls. | ||
(4) Determination of required buffer type. Table 4-3 specifies the type of perimeter landscape buffer that new development shall provide between it and adjacent property, based on the uses present on the development site and that on the adjacent property. The buffer type is indicated by a letter corresponding to one of the four buffer types depicted in Table 4-2, Buffer Types.
Existing Use Type on Abutting Land [1] | |||||
Proposed Use Type | Single-Family Residential | All Other Residential | Civic and Institutional Uses | Office and Commercial Uses | Industrial Uses |
Existing Use Type on Abutting Land [1] | |||||
Proposed Use Type | Single-Family Residential | All Other Residential | Civic and Institutional Uses | Office and Commercial Uses | Industrial Uses |
Single-family residential | n/a | A | B | C | D |
All other residential | A | n/a | A | B | D |
Civic and institutional uses | B | A | n/a | A | D |
Office and commercial uses | C | B | A | n/a | C |
Industrial uses | D | D | D | C | n/a |
[1]: Letters in cells correspond to the buffer types listed in Table 4-2, Buffer Types. [2]: Multi-family, townhouse, multi-building campus or shopping center type developments shall provide buffers around the perimeter of the development instead of around individual buildings. | |||||
(5) Location of perimeter buffers.
(a)
Perimeter buffers required by this section shall be located only along the outer perimeter of the parcel where it abuts the adjacent impacted another parcel, and shall extend to the parcel boundary line or right-of-way line.
(b) In an industrial district, perimeter buffers are not required along lot lines abutting streets except as provided for in Tables 4-2 and 4-3 when abutting non-industrial districts. In such cases, the outdoor operation or storage components shall include perimeter buffers as necessary to screen outdoor use areas from off-site views.
(c) A perimeter buffer may be located along shared access easements between parcels in nonresidential developments.
(6) Responsibility for buffer installation.
(a) Vacant parcels. Where a developing parcel is adjacent to a vacant parcel and a perimeter buffer is required in accordance with this section, the developing parcel shall provide a minimum of one-half of the perimeter buffer required adjacent to the vacant land.
(b) Existing land uses. Where a developing parcel is adjacent to an existing use and a perimeter buffer is required in accordance with this section, the developing parcel shall provide the full perimeter buffer required adjacent to the existing use in accordance with Table 4-2, Buffer Types, and Table 4-3: Buffer Type 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.
(7) Development within required buffers.
(a) The required buffer shall not contain any development, impervious surfaces, or site features (except fences or walls) that do not function to meet the standards of this section or that require removal of existing vegetation, unless otherwise permitted in this chapter.
(b) Sidewalks, trails, and other elements associated with passive recreation may be placed in perimeter buffers if all required landscaping is provided and damage to existing vegetation is minimized to the maximum extent practicable.
(c) Overhead and underground utilities required or allowed by the city are permitted to cross a required buffer in a perpendicular fashion, but shall minimize the impact to vegetation to the maximum extent practicable. 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 this chapter.
(8) Sight triangles. Fencing, berms, walls, and all other landscaping features shall adhere to the requirements of § 153.042(D)(2)(b), Corner Visibility.
(9) Credit for existing vegetation. Existing vegetation meeting the size standards of § 153.060(C)(2), Planting Standards, located within the perimeter buffer area may be preserved and credited toward the perimeter buffer standards.
(I) Standards for required screening.
(1) General requirements. In addition to the other forms of required landscaping, screening shall be required to conceal specific areas of high visual or auditory impact or hazardous areas from off-site views. Such areas shall be screened at all times, unless otherwise specified, regardless of adjacent uses, districts, or other proximate landscaping material.
(2) Items to be screened. The following areas shall be screened in accordance with this section:
(a) Anything specifically called out by this chapter as requiring screening.
(b) Large trash handling and recycling collection areas (e.g., dumpsters and cardboard recycling containers).
(c) All loading and service areas shall be screened and landscaped from abutting and surrounding residential uses and public rights-of-way.
(d) Allowed outdoor storage areas adjacent to a public right-of-way.
(e) New construction, demolition, or other site conditions that could be unsafe for pedestrians or vehicles.
(3) Screening methods. The following items are permitted for use as screening materials, and more than one method may be used on a lot or site.
(a) Vegetative materials that can provide a 90% opacity-year round screen and which are the minimum height necessary to screen the facility from offsite views; or
(b) An opaque fence or wall meeting the following requirements:
1. The fence or wall shall be consistent with the standards in § 153.062, Fences and Walls.
2.
The fence or wall shall be constructed of masonry, brick, wood, masonry free vinyl or steel constructed to be similar in appearance to materials commonly sold as fence material.
3. The fence or wall shall provide a solid screening effect and not exceed the maximum height allowed for fences or walls in the underlying zoning district, or be less than six feet in height.
4. The design and materials used in constructing a required screening fence shall be subject to the approval of the Community Development Department.
(c) Alternative screening materials that are not listed above or alternative configurations may be proposed as part of an alternative landscaping plan [see § 153.060(E)], if the alternative materials or configuration provide an equivalent or superior screening function.
(4) Configuration of vegetative materials. In cases where vegetative materials are used for screening in accordance with this division, the vegetative materials shall:
(a) Be planted around the perimeter of the site feature to be screened in a manner that screens the site feature from all off-site views;
(b) Be configured in two staggered rows or other arrangement that provides maximum screening;
(c) Be upright, large evergreen shrubs and capable of reaching at least six feet in height within three years of planting; and
(d) Be spaced no farther than three feet on-center.
(5) Rooftop screening.
(a) General roof penetrations. All roof vents, pipes and/or other roof penetrations (except chimneys), shall be fully screened, located on the rear elevations, or be otherwise configured to the maximum extent practicable to have a minimal visual impact as seen from a public street.
(b) Exceptions. Rooftop screening standards shall not apply to I-1 or I-2 zoned properties.
(c) Roof-based mechanical equipment.
1. Parapet walls or other techniques included as an integral part of the building design shall be used to totally screen any roof-based mechanical equipment from public rights-of-way or adjacent lands.
2. In cases where roof-based mechanical equipment are too tall to be screened by a parapet wall, or if changes in the surrounding grade make rooftops with parapets visible from public rights-of-way or adjacent lands, a rooftop screening system shall be used for screening (see Figure 4-4).
(J) Zoning specific landscaping standards.
(1) Residential Amenities (RA) District Landscaping Requirements. RESERVED.
(2) Traditional Neighborhood (TN) District Landscaping Requirements. Lots in the TN district shall adhere to the following additional landscaping requirements:
(a) No less than 60% of the square footage of the front yard area shall be planted in garden meeting the following requirements:
1.
Four caliper inches of canopy trees, which must be no less than three caliper inches at DBH at time of planting, plus two ornamental trees. Trees may be planted in front or side yard.
2. No less than one shrub per 20 square feet of front yard area.
3. No less than one deciduous flower planting per 20 square feet of front yard area.
(b)
No private driveway leading to a garage may be more than 24 feet in width at the front yard property line.
(c) Lot area that is not covered by shrubs and trees may be covered with lawn, gardens, and patios or decks.
(d) A landscaping plan must be approved by the Community Development Department prior to issuance of a building permit.
(e) A landscape security shall be provided to ensure the landscaping of each lot in accordance with this section.
(3) CCD District Landscaping Requirements.
(a) No less than 10% of any parcel shall consist of landscaping, including plant materials, decorative paved surfaces, landscape structures, public art, water features, or other similar site improvements. This percentage shall not include required landscaping within parking lots or circulation areas, but may include pedestrian areas on private property. Tree and shrub planting shall be as required by § 153.060(H), but may include trees planted within the public right-of-way abutting the property line toward meeting this replacement.
(b) Landscaping within parking and circulation areas shall be as required by § 153.060(F).
(c) All other landscaping requirements of § 153.060 shall apply within the CCD.
(4) Industrial and Business Campus (IBC) District Landscaping Requirements. All IBC lots must include and maintain an operational irrigation system for the full site at time of certificate of occupancy unless excluded by an approved alternative landscaping plan for native plantings.
(K) Landscaping installation and maintenance standards.
(1) Time for installation of required landscaping.
(a) Time limit. All required landscaping (including mulching and seeding) shall be installed in accordance with the required planting standards set forth in this section prior to issuance of a certificate of occupancy unless the Community Development Department grants an extension to this time limit in accordance with § 153.060(K)(1)(b) below.
(b) Extensions.
1. The Community Development Department may, for good cause shown, grant extensions to the above time limit, allowing a developer/owner to delay the installation of required landscaping. Circumstances that may warrant an extension include but are not limited to the following:
a. Unusual environmental conditions such as drought, ice, or over-saturated soil (deep mud);
b. It is not yet the appropriate planting season for the approved plant species;
c. Credible evidence that the approved plant species or required plant sizes are not commercially available and cannot be substituted within a reasonable time despite an applicant’s diligent effort to secure the required materials; or
d. Completion of utility work occurring in a proposed landscaped area is incomplete or delayed.
2. Upon receipt of a performance guarantee, the city may issue a temporary certificate of occupancy for a maximum period of up to 180 days.
(2) Maintenance of landscaping materials. The owner shall be responsible for the maintenance of all required landscaping. Such areas shall be maintained in accordance with the approved landscape plan or alternative landscape plan and shall present a healthy and orderly appearance free from refuse and debris. All plant life shown on an approved landscape plan or alternative landscape plan shall be replaced if it dies, is seriously damaged, or removed.
(a) Damage due to natural occurrence. In the event that any vegetation or physical element functioning to meet the standards of this section is severely damaged due to an unusual weather occurrence or natural catastrophe, or other natural occurrence such as damage by wild or domestic animals, the owner or developer may be required to replant if the landscaping standards are not being met. The owner shall have one growing season to replace or replant. The Community Development Department shall consider the type and location of the landscape buffer or required vegetation area as well as the propensity for natural re-vegetation in making a determination on the extent of replanting requirements.
(b) Protection during operations. The owner or developer shall take actions to protect trees and landscaping from unnecessary damage during all facility and site maintenance operations. Plants shall be maintained in a way that does not obstruct sight distances at roadway and drive intersections, obstruct traffic signs or devices, or interfere with the use of sidewalks or pedestrian trails.
(c) Maintain shape. All required trees (whether canopy, understory, or otherwise) shall be maintained in their characteristic natural shape, and shall not be severely pruned, sheared, topped, or shaped as shrubs. Trees that have been severely pruned, sheared, topped, or shaped as shrubs which no longer serve the intended buffering or screening function shall be considered as damaged vegetation in need of replacement in accordance with § 153.060(K)(2)(a) Damage Due to Natural Occurrence, and shall be replaced within one growing season.
(d) Natural death. The natural death of existing vegetation within any required landscape area does not necessarily constitute a violation and does not require re-vegetation to replace the plant material unless the required landscape area no longer complies with the required standards of this section. Further, the screening is expected to remain effective continually, so any plant material which dies or ceases to function as a screen shall be replaced or reinforced immediately to conform to city ordinance.
3) Agreement and security. A landscaping security shall be submitted with the building permit application. Such security guarantees that in exchange for building permit, the owner will construct, install and maintain all items shown on the approved plan and that they will replace and or correct any deficiencies or defaults that occur in the plan for a period of one complete year or two complete growing seasons subsequent to the complete installation according to approved landscaping plan.
(Ord. 799, passed 2-27-2023; Ord. 812, passed 10-9-2023)