1108.0203 Buffer and Screening Requirements.

   A.   Intent. The intent of this section is that effects of incompatible land uses on abutting properties be reduced by requiring screening and buffering between the uses in order to minimize the harmful impacts of noise, dust and debris, headlight glare, and other objectionable activities by an adjoining or nearby use. The buffer provides transition between the incompatible uses by requiring a landscape yard of a minimum specified depth along the shared side and/or rear property lines. The purpose of the screen is to provide a year round visual obstruction.

   B.   Applicability. Except as stated in Section 1108.0300, the buffer and screening requirements of this section apply to all development that requires Major or Minor Site Plan Review. (See Section 1111.0800.)

   C.   Requirements. Refer to Table 1108.0203 to determine any screening requirements for the proposed development. First identify the type of zoning for the proposed development (along the left side of the table) and each adjoining property (along the top of the table). Find where the zoning of the proposed development and each adjoining property intersect on the matrix. If a screen is required, a capital letter will indicate the type of buffer to be applied.

Table 1108.0203 - Screening Requirements Matrix

		Existing Zoning
		Industria l	CR	CN, CO and IC	RM	RS and RD	CM, CS, PO, DO and HO
Zoning of Subject Site	Industrial	♦	B	B	A	A	B
	CR	B	♦	B	A	A	B
	CN, CO, and IC	B	B	♦	A	A	♦
	RM	A	A	A	♦	B[1]	♦
	RS and RD	A	A	A	B[1]	♦	♦
	CM, CS, -PO, -DO and HO	See Section 1108.0300, "Urban Commercial Landscape Standards."
		♦ = No screen or buffer required [1] Type A buffer required along rear property line

 

   D.   Landscape Buffer Standards. For all landscape buffers (Type A, and B):

      1.    One and a half understory trees or one evergreen tree may be substituted for one canopy tree for up to 50 percent of the required canopy trees.

      2.    A fence, wall, or berm 6 feet to 8 feet in height may be used and can substitute for shrub requirements except for a Type A landscape buffer with a minimum width of 10 feet.

      3.    All landscape material required for the buffer must be confined to the required width of the boundary buffer.

      4.    Plant material shown in the illustrations for the buffer width is for illustrative purposes only. The actual landscape design for placement and spacing of the plant material will vary per buffer area, although the landscape design and installation must equal the required amount of plant material per buffer.

      5.    If the buffer is part of the site drainage system, the ground cover and soil must be capable of filtering stormwater runoff prior to discharge into the City's storm sewer system.

   E.   Type A Landscape Buffer.

 

Minimum Buffer Width	100 Linear Feet	Landscape Material Requirements
		Canopy Trees	Shrubs
10 feet	Solid fence or wall required	4	15
25 feet		4	20

 

   F.   Type B Landscape Buffer.

 

Minimum Buffer Width	100 Linear Feet	Landscape Material Requirements
		Canopy Trees	Shrubs
10 feet		4	15

 

   G.   Dumpster/Trash Receptacle Screening.

      1.    Screening must be a minimum height of 6 feet.

      2.    All four sides of the dumpster must be screened.

      3.    The screen should incorporate access to the dumpster by using a wooden fence or other opaque device to serve as a gate.

      4.    Screening materials can be any combination of evergreen plantings, fence or wall structure.

      5.    A dumpster may not be in any required setback or landscape buffers and shall be located as far away from residential areas as possible.

      6.    Dumpsters and trash receptacles serving commercial or industrial uses may not be located in Residential Districts.

      7.    Dumpsters may not be located in the public right-of-way as stated in Section 1361.10(b)(10) of the Building Code.

   H.   Outdoor Storage Screening. In all Commercial and Industrial Districts, fencing to screen from public view open storage areas, except display areas for customer viewing when abutting a Commercial or Industrial District, shall be required in accordance with the following criteria:

      1.    The fencing shall be at least 6 feet high, but not higher than 10 feet, except that, when adjacent to a Residential District or residential use, fencing no higher than 3 1/2 feet high shall be installed within the front setback.

      2.    The fence type may be shadow box, chain link with slats, stockade, or another type approved by the Plan Commission.

      3.    Wherever possible a Type A landscape buffer should be used to soften the appearance of the fence. (See Section 1108.0203E.)

      4.    No part of any fencing may extend into the public right-of-way.

      5.    See Section 1104.1600 for Storage of Towaway Vehicles screening standards.

   I.   Stormwater Facilities.

      1.    No rip-rap, crushed stone, concrete or other impervious materials may be exposed above the average pool elevation for any retention pond.

      2.    Trees and other plant material can be planted along the stormwater facility.

      3.    Buffers or landscape screening areas that are part of the stormwater runoff system must comply with the City's stormwater discharge control policies pursuant to Chapter 941 of the Streets, Utilities and Public Services Code as administered by the Department of Public Utilities.

(Ord. 170-04. Passed 3-23-04.)