It is recognized that the transition from one district to another district of contrasting and conflicting uses is across a line in theory, not in existence. Therefore, it is the intent of this chapter to require the actual provision of a physical barrier so as to reduce possible harmful or detrimental influence one zoning district’s use may have to an abutting and contrasting or conflicting zoning district’s use. The following are conditions for requiring a buffer:
1. Any lot for residential use, having both its front and rear lot lines abutting a public thoroughfare (a double frontage lot) shall require 25 feet adjoining the thoroughfare from which no access is planned or permitted.
2. Buffers shall be provided in accordance with the following table. Values are in feet:
AR, R-1, R-2 | R-3, R-3A, R-6 | R-4 | Commercial Except for C-2 | Industrial | |
AR, R-1, R-2 | -- | 25 | 25 | 30 | 40 |
R-3, R-3A, R-6 | 25 | -- | 25 | 30 | 40 |
R-4 | 25 | 25 | -- | 30 | 40 |
Commercial, except for C-2 | 30 | 30 | 30 | -- | 40 |
Industrial | 40 | 40 | 40 | 40 | -- |
3. The more intense use shall provide the buffer required above. In an instance where adjacent property is down zoned, thereby requiring additional buffer, the newly zoned property shall provide the additional required buffer.
4. The following shall be the minimum requirement. All buffers shall provide the plantings as prescribed below.
Buffer Material Requirements (Per 50 Linear Feet of Buffer)
25 feet | 1 overstory | 2 evergreen | 2 ornamental |
30 feet | 2 overstory | 3 evergreen | 2 ornamental |
40 feet | 2 overstory | 4 evergreen | 3 ornamental |
5. Whenever practical, existing trees and shrubs should be preserved and incorporated into the overall design of the buffer and can be included to meet the total number of required trees. A continuous earthen berm, minimum of three feet in height, shall be provided in addition to the required plantings.
6. Whenever practical, existing trees and shrubs should be preserved and incorporated into the overall design of the buffer and can be included to meet the total number of required trees. A continuous earthen berm, minimum of three feet in height, shall be provided in addition to the required plantings.
7. In addition to the required permanent landscape buffer, the City Council may require a fence or a heavily landscaped earth berm to provide additional screening. Such fence shall be constructed of substantial support elements, including, but not limited to, brick, poured concrete, and stone. Steel posts shall not be considered appropriate.
8. Required yards shall be measured from the lot lines as prescribed in this chapter. Buffer may be included in yards required by this chapter. No building, parking, or structures shall be permitted within any buffer, unless authorized by the City Council.
9. In a residential subdivision, the developer of the subdivision shall be required to install the buffer improvements as required by this section. The owner of the adjacent private property shall maintain the buffer in perpetuity.
10. In a situation that has landscape requirements other than those stated in the buffering requirements, the buffer requirements shall be in addition to any other required landscaping.
11. The need to establish the buffer as an easement shall be reviewed and identified during the development review process. Easements shall generally be required between different zoning districts and for buffering requirements of residential districts. It shall be assumed that the buffer will be established by an easement unless noted otherwise during the development review process and approved by the City Council. Buffer easements shall be recorded with the County at the time of establishment, prior to, or concurrent with the recording of a final plat or the final approval of a site plan.
12. For single-family residential subdivisions, the landscape buffer shall be submitted for review and approval as a public improvement, at the same time as the preliminary plat. For any type of development that requires a site plan review, the buffer plans shall be submitted as a part of the site plan submittal.