§ 154.09(E) LANDSCAPE BUFFERING REQUIREMENTS

   Development subject to the requirements of this section shall provide buffering in accordance with this subsection.

   (1)   Buffer Types

   Table 154.09-3 describes 3different buffering standards in terms of opacity. Where a particular buffer type is required in Table 154.09-4, the requirements may be met with the combination of minimum buffer width and planting requirements specified under either Option 1 or Option 2 in the table below.

TABLE 154.09-3: BUFFER TYPES
Option 1: Minimum Width 35 Feet	Option 2: Minimum Width 15 Feet
Buffer Type A: Opaque - This perimeter buffer functions as an opaque screen and prevents visual contact between uses and creates a strong impression of total separation.
24 ACI of canopy and/or understory trees + 40 shrubs + 8 evergreens   Per 100 linear feet	One 6-foot high solid fence + 12 ACI of canopy and/or understory trees   Per 100 linear feet
Buffer Type B: Semi-Opaque - This perimeter buffer functions as a semi-opaque screen.
15 ACI of canopy and/or understory trees + 25 shrubs + 7 evergreens   Per 100 linear feet	One 4-foot high solid fence or hedge + 18 ACI of canopy and/or understory trees + 4 evergreens   Per 100 linear feet
Buffer Type C: Light - This perimeter buffer functions as an intermittent visual obstruction, and creates the impression of spatial separation without eliminating visual contract between uses.
12 ACI of canopy and/or understory trees + 12 shrubs + 3 evergreens   Per 100 linear feet	18 ACI of canopy and/or understory trees + 18 shrubs + 7 evergreens   Per 100 linear feet
ACI = Aggregate Caliper Inches

 

   (2)   Required Buffers

      (a)   Table 154.09-4 specifies the type of landscape buffer that a new development shall provide between it and adjacent properties, based on the use of the development site and that of adjacent properties. The buffer type is indicated by a letter corresponding to 1 of the 3buffer types depicted in Table 154.09-3.

      (b)   Landscape buffers shall only be required along lot lines that are adjacent to lots located within the Tipp City municipal boundaries or are located adjacent to residential subdivisions, regardless if the subdivision is within the Tipp City municipal boundaries.

      (c)   No buffer shall be required in the CC District or for single-family or two-family dwellings and subdivisions.

      (d)   When reviewing a special use application, the Planning Board may require additional buffer treatments or may waive certain requirements based on a case-by-case basis.

TABLE 154.09-4: REQUIRED BUFFERS
Adjacent to:	Any lot in a CD, R-1A, R-1B, R-1C, or R-2 Zoning District	Any lot in an R-3 Zoning District	Any Lot with a Public or Institutional Use	Any Lot in a OS, GB, HB, Zoning District	Any Lot in a LI, LD, or GI Zoning District
Proposed Use:
Multi-family dwellings and uses in the Group Living Use Category	C	None Required
Any Public and Institutional Use	B	C	None Required
Any use in the OS, GB, or HB District with less than 50,000 square feet in gross floor area	B	B	C	None Required
Any use in the OS, GB, or HB District with 50,000 square feet or more in gross floor area	A	A	B	None Required
Any use in the LI or LD Zoning District	A	A	B	C	None Required
Any use in the GI Zoning District	A	A	A	B	None Required

 

   (3)   Modifications of Buffer Requirements

   Modifications to the buffer requirements may be permitted if approved through the alternative equivalent compliance procedure. See § 154.03(G).

   (4)   Buffer Establishment

   Once a buffer has been approved by the Zoning Administrator and established by the owner, it may not be used, disturbed or altered for any purpose unless otherwise permitted by the city.

   (5)   Location of Buffers

      (a)   The landscape buffer shall be provided along the entire lot line between the 2  adjacent uses identified in Table 154.09-4.

      (b)   Buffers required by this section shall be located completely on the lot subject to the buffer requirement and only along the outer perimeter of the lot where it abuts another lot, and shall extend to the lot line or right-of-way line.

      (c)   The only exception to paragraph (b) above is if a landscape buffer, required by this code, is established on the adjacent lot and:

         (i)   Is permanently protected as a buffer in accordance with the provisions of this code and cannot be removed or disturbed in the future; and

         (ii)   Is sufficiently landscaped to meet the requirements of this section.

   (6)   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 code.

      (b)   Sidewalks, trails, and other elements associated with passive recreation may be placed in required buffers if all required landscaping is provided.

      (c)   Signs may be located in the required buffers.

      (d)   Structures shall not be permitted within required buffers.

      (e)   Driveways, access roads, and similar uses may cross perpendicularly across a required buffer but shall be designed to limit disturbance of vegetation and shall have a maximum width of 24 feet.

      (f)   Overhead and underground utilities required or allowed by the city are permitted to cross a required buffer.

(Ord. 5-14, passed 3-17-2014)