A. General Landscape Provisions:
1. Harmonious With Existing Environment: Landscape plans shall be harmonious with the existing environment and architectural design and shall demonstrate a recognizable pattern or theme through the choice and location of materials for the overall development of the project.
2. Easements: Overstory trees and large upright evergreen trees shall not be planted within public utility easements. Understory trees, shrubs, and ground covers are permissible within said easements except that a corridor wide enough for truck access to utility lines must be preserved through the easement. Whenever possible, buffers should not overlap utility easements.
3. Existing Vegetation And Natural Features: Existing significant and worthwhile vegetation and natural features such as land forms shall be preserved and incorporated into development to the greatest extent possible.
a. At the discretion of the Director of Development Services, credit for the preservation of existing vegetation and natural land forms may be given towards fulfilling the planting requirements of this chapter. Credit for said preservation must be requested at the time of development application and all such vegetation to be preserved must be clearly identified on the landscape plan. Vegetation must be of a desirable variety and in an overall healthy condition and form to be considered suitable for preservation.
b. Credit for preservation of vegetation may only be given for required landscaping in the area of the vegetation being preserved. For example, vegetation in the middle of a site could be counted towards open space landscaping requirements but would not be counted towards fulfilling buffering requirements.
4. Pedestrian Linkage: Whenever possible, pedestrian linkages shall be provided to public open spaces and/or the City trail system.
5. Visibility At Street Intersections: Landscaping, berms, walls and fences shall not obstruct pedestrian, bicycle or vehicular traffic visibility at street intersections or access points to/from streets.
6. Minimum Vegetation Requirements: Minimum vegetation requirements for one category or landscaping purpose are in addition to another.
7. Landscaped Areas: All areas of a site not intended for buildings, permanent water bodies, or paved surfaces for off street parking areas, sidewalks, or pedestrian trails shall be vegetated.
a. Vegetation shall be of turf or plants. Turf shall be of a species suitable to the area. All vegetation, including turf, must be well established and healthy at the time of inspection by development services in order to receive a final occupancy permit.
b. Areas around permanent water bodies, including stormwater detention facilities shall not become unkempt and unmaintained areas. Such areas shall be treated with appropriate landscaping to enhance their presence. In addition, measures such as the use of jets to move the water shall be implemented to aid in preventing the buildup of algae on the water surface.
c. A three inch (3") thickness of mulch material shall be installed around all plants. The implementation of mulch shall be limited to planting beds and the area immediately around base of trees and shrubs as allowed below. Organic mulch materials such as fibrous wood are preferred over inorganic mulches. Large expanses of mulched areas without plants are not acceptable. The mulching of plants shall adhere to the following guidelines:
(1) Deciduous trees shall have a ring of mulch up to a distance of twenty four inches (24") beyond the trunk.
(2) Evergreen trees shall have a ring of mulch up to a distance of twelve inches (12") beyond the widest spreading branches of the plant.
(3) Shrubs shall have a ring of mulch up to a distance of eight inches (8") beyond the widest spreading branches of the plant.
(4) Areas with ground covers and/or planting beds shall be mulched until such time that the plants have grown together to completely cover any bare soil.
(5) When possible, plants within lawn areas should be grouped and mulched as one bed for ease of mowing.
8. Mulch Materials: More extensive use of mulch materials for design intent may be allowed with the specific approval of the city council or board of adjustment as applicable. All use of organic or inorganic mulch materials shall be shown and identified on the landscape plan.
B. Vegetation: The use and incorporation of plant materials shall adhere to the following guidelines, standards, and design principles:
1. Vegetation should be located to simulate nature with groupings and massing rather than linear or symmetrical lines unless such lines are for intentional design intent.
2. Plant size at maturity should dictate spacing, however, spacing may be altered for design intent provided care is given not to overcrowd plants.
3. All plants shall be commercially grown and shall meet all requirements set forth by the current edition of the "American Standards For Nursery Stock" (ANSI).
4. As much as possible, plant materials that are native or adaptable to local climactic and moisture conditions should be implemented.
5. For visual interest and to limit the spread of disease or insects, multiple plant species and genus shall be used. Unless otherwise specifically allowed by the appropriate approval body for design intent, each type of vegetation (deciduous overstory, deciduous understory, evergreen, shrubs, etc.) required shall be comprised of a minimum of three (3) varieties to limit the spread of disease or insects and prevent the total loss of a vegetation type within a site.
6. At least thirty five percent (35%) of trees required on site (sum of open space, buffer, parking lot trees required) shall be evergreen species to ensure year round visual interest and aid in the effectiveness of screening.
7. Trees shall not be planted in any space with less than five feet (5') clearance in any direction with the exception of trees planted in tree wells in paved areas and specifically designed for such purpose.
8. Trees shall not be planted within six feet (6') to the back of curb of any vehicle travel lane or four feet (4') to any paved area, including sidewalks and trails.
9. No plants other than ground covers or perennials with a maximum height of fifteen inches (15") shall be planted within five feet (5') of fire hydrants. Fire hydrants shall be shown on the landscape plan.
10. No plants other than ground covers or perennials with a maximum height of fifteen inches (15") shall be planted within five feet (5') of fire department connections. Fire department connections shall be shown on the landscape plan.
11. Trees that will overhang pedestrian areas shall be pruned to provide a minimum clear height of eight feet (8').
12. Trees that will overhang vehicle travel areas shall be pruned to provide a minimum clear height of fourteen feet (14').
13. The following minimum plant sizes and dimensions are required at the time of planting:
a. Deciduous overstory trees shall have a minimum trunk diameter of two inches (2") measured six inches (6") above the root collar and shall have a minimum five feet (5') of clear trunk. Clump varieties (2 or more stems) are allowed and each stem shall measure a minimum diameter of two inches (2").
b. Deciduous understory trees shall have a minimum trunk diameter of one and one-half inches (11/2") measured at six inches (6") above the root collar and shall have a minimum three and one-half foot (31/2') clear trunk. Clump varieties (2 or more stems) are allowed and each stem shall measure a minimum diameter of one inch (1").
c. Deciduous shrubs that reach a mature height greater than five feet (5') shall be installed at a minimum of three feet (3') in height.
d. Deciduous shrubs that reach a mature height between three (3) and five feet (5') shall be installed at a minimum of two feet (2') in height.
e. Deciduous shrubs that reach a mature height of less than three feet (3') shall be installed at a minimum height of fifteen inches (15").
f. Evergreen trees shall be installed at a minimum height of six feet (6').
g. Evergreen shrubs shall be installed at a minimum height of two feet (2').
h. Evergreen ground covers (mat evergreens) shall measure a minimum spread of fifteen inches (15").
i. Climbing vines and ornamental grasses shall have been grown in a quart container for a minimum of one year.
j. Ground covers and perennials shall be a minimum of a four inch (4") container, #SP4, round or square.
k. Annuals may be as "plug" or "pack".
C. Berms: Berms shall adhere to the following guidelines, standards, and design principles:
1. Berms shall be designed in an undulating manner so as to give the appearance of being naturally formed unless nonundulating forms are for intentional design intent and approved by the appropriate reviewing body.
2. Berms shall not have a negative impact on stormwater management for a development or the surrounding area. The requirement for stormwater management does not negate the requirement for berms.
3. Berms required for screening purposes shall be an average of three feet (3') in height and may be required to be higher if berm height and associated landscaping is deemed to not be sufficient to adequately provide required screening.
4. Berms shall have a slope no greater than three to one (3:1).
5. Berms shall be planted with permanent ground cover (turf or other plants) to stabilize the slope and prevent erosion. Rocking of berms as a ground cover material is prohibited; however rock boulders (8 inches or greater in size) may be implemented within the side slopes to aid in stabilizing the soil, obtain additional berm height, and/or for visual interest.
D. Fences: See subsection E, "Buffers", of this section and see also section 9-14-11, "Fences And Walls", of this title, in the accessory structures chapter.
E. Buffers: Landscape buffers are intended to visually screen and mitigate the impacts of development on adjacent properties including headlight glare, noise, and unsightly views.
1. General Buffer Provisions:
a. No off street parking area, drive aisle, or building may encroach into any buffer area with the exception of a drive aisle connection from a street to an off street parking area. Said connection shall be the shortest path possible and shall impact the least amount of buffer area possible.
b. Required front, rear and side yard setbacks for single-family detached residential lots shall be measured from the interior or private side of a buffer boundary.
c. Required front, rear and side yard setbacks for all development except single-family detached residential shall be measured from the ultimate right-of-way line of adjoining roads or property boundary if no road; however, buildings and other structures may not be located within a buffer area.
d. All buffer components shall be located outside of the comprehensive plan ultimate right-of-way.
e. Of the required number of trees within a buffer, a minimum of fifty percent (50%) shall be evergreen.
f. The design of the buffer shall simulate natural tree stands with groupings and masses rather than linear or symmetric lines, unless the overall landscape design is of a more formal nature and deemed appropriate by staff during the development review process.
g. Vegetation should be thoughtfully placed to create the maximum amount of screening from the maximum number of viewpoints. Care should be taken to ensure that through views under tree canopies are appropriately mitigated.
h. Whenever practical, existing worthwhile trees and shrubs should be preserved and incorporated into the design of the buffer. Existing vegetation appropriate for preservation can be included to meet the total number of required trees and shrubs, if it is determined during the development review process that the existing trees will provide the necessary screening and buffering.
i. Earth berming may be required within buffers to achieve appropriate screening.
j. Care should be taken to avoid placing utilities in buffers and in not overlapping buffer areas with public utility easements. (Ord. 1839, 9-21-2009)
2. Conditions For Requiring A Buffer: The following conditions shall require a buffer between abutting districts and uses:
a. Any multi-family residential development greater than four (4) dwelling units per building and all commercial, office and industrial uses or any undeveloped Residential High Density District (RH), Residential Medium Density District (RM), Manufactured Housing District (MH) and all Commercial and Industrial Districts which abut any Single Family Residential Zoning District or single-family detached uses shall be buffered as required in this section.
b. Any multi-family residential and all commercial, office and industrial uses or any undeveloped Residential High-Density District (RH), all Commercial, Office and Industrial Districts which abut any Residential Medium-Density District (RM) or Manufactured Housing District (MH) shall be buffered as required in this section. (Ord. 2357, 5-6-2019)
c. Any commercial, office or industrial use and all Commercial, Office and Industrial Districts which abut any Residential District or residential use shall be buffered as required in this section.
d. All Industrial Districts which abut any Commercial District shall be buffered as required in this section.
e. Any property that is zoned Valley Junction Light Industrial District (VJLI) that abuts a residential property shall be buffered as follows:
(1) A ten foot (10') buffer park with a six foot (6') fence shall be required between residential and light industrial properties.
(2) Said buffer park shall be landscaped at one-third (1/3) of the landscaping requirements of a thirty foot (30') buffer park.
f. Any lot in any Single-Family Detached Residential District having both its front and rear lines abutting a public street or a private street (a double frontage lot) or a corner lot which is adjacent to a double frontage lot shall be buffered from the thoroughfare along its rear yard for a double frontage lot and its corner yard for a corner lot adjacent to a double frontage lot by one of the buffer methods set forth in this section and shall be required to include a berm within the buffer.
g. Any lot in any Residential District which abuts the interstate right-of-way or railroad right-of-way shall be buffered as required in this section.
3. Methods Of Providing Buffers: Buffers adjacent to single- family detached residential lots shall be established as easements unless otherwise established within a platted outlot. Buffer easements shall be recorded with the County at the time of establishment, prior to, or concurrent with the recordation of a final plat or the final approval and issuance of the building permit on site plans and special use permits. Buffers required under the provisions of this section or elsewhere in this title shall be accomplished by any one of the following methods:
a. Sixty Foot Buffer: A landscaped and bermed area of not less than sixty feet (60') in width comprised of landscape plantings.
The equivalent of one overstory or upright evergreen tree and three (3) shrubs shall be required per thirty five (35) linear feet of the sixty foot (60') buffer.
b. Thirty Foot Buffer: A landscaped and bermed area of not less than thirty feet (30') in width comprised of landscape plantings.
The equivalent of one overstory tree or upright evergreen tree, two (2) understory trees and six (6) shrubs shall be provided per thirty five (35) linear feet of the buffer park.
4. Platted And/Or Zoned Prior To Adoption Date: On lots that have been platted and/or zoned prior to the adoption date hereof that can present evidence that the above buffer provisions would render the property unbuildable, the City Council may grant a waiver of the buffer requirements and permit a screen wall or fence of not less than six feet (6') in height.
5. Burden Of Provision Of A Buffer: The burden of provision and selection of the buffer shall be as follows:
a. Where two (2) different districts or uses, requiring a buffer between them, are both in an existing improved condition, the above requirement is not retroactive. Should a buffer be desired, it shall be by mutual agreement between property owners or as otherwise provided by law. However, in the event any or all of the improved property is abandoned, destroyed, demolished, etc., for the purpose of renewal, redevelopment, etc., that portion of such property being renewed, redeveloped, etc., shall be considered vacant land subject to the requirements herein.
b. Where districts or uses require a buffer between them, the burden of the buffer shall be assumed by the developer of the more intense land use and shall be installed when said property develops. The developer of the less intense land use may choose to provide a buffer in order to provide more effective screening to the more intense land use but shall not be required to provide a buffer. In the event a landowner adjacent to an already developed property changes the land use designation or zoning of their land to a less intensive use and therefore causes a buffer to be required where none would have been required before then the required buffer shall be shifted away from the owner of the already developed property and shall be placed upon the landowner whose actions are causing the need for a buffer.
6. Buffer Waiver: Where the line between two (2) districts or uses requiring a buffer follows a public street right-of-way, stream or other similar barrier, the requirement for a buffer may be waived by the City Council so long as the width of the barrier is at least equivalent to the width of buffer required and providing such waiver does not permit the exposure of undesirable characteristics of the land use to the public view.
7. Single-Family Residential Subdivisions: For single-family residential subdivisions, the plans for a landscape buffer shall be submitted for review and approval at the same time as the preliminary plat. (Ord. 1839, 9-21-2009)
8. Site Plan Review: 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. (Ord. 2274, 2-5-2018)
9. Fences: Fences may be allowed in lieu of a buffer or within buffers as indicated below. Fences shall be reviewed for aesthetic quality and for sturdiness of materials as described in section 9-14-11 of this title and must comply with all other code requirements.
a. An opaque fence may be allowed in lieu of a buffer if said buffer is located between two (2) dissimilar land uses and is not located alongside a public or private street.
b. With specific approval by the City Council, up to a maximum six foot (6') metal ornamental fence to be substantially similar to the example image below shall be permitted along the public side of a buffer (street side), as long as the associated final plat does not specifically restrict fences within a buffer. There shall be no other types of fences or materials (i.e. chicken wire, temporary fencing, etc.) attached to the fence. The right of way area between the fence and curb, including the public sidewalk, shall still be maintained by the property owner installing the fence.
The intent of this allowance is to allow fencing while controlling the visual clutter that can result in varying fence designs and materials. Therefore, for visual consistency, the same fence shall be installed for the length of the block. The first fence installed within the block shall determine the design and color of the fence.
Three Rail Flat Top
F. Streetscape And Building Wall Plantings:
1. A landscaped edge or streetscape should be provided along all streets upon which the public is permitted to travel regardless of whether they are public or private. There are no minimum landscaping requirements for streetscapes, however, landscaping placed along streetscapes shall be allowed to count towards required open space landscaping unless said landscaping is part of a required buffer.
2. Streetscapes are intended to be ornamental in nature bringing needed green to the City, shade and visual softening of pavement expanses.
3. Streetscapes should attempt to have a recognizable pattern that establishes a sense of place for a particular neighborhood or development.
4. Blank building walls uninterrupted by architectural features should be visually broken by vegetation.
G. Screening: The implementation of landscaping, berms, decorative walls and fences shall be used to screen undesirable views such as headlight glare, mechanical equipment, outdoor storage, loading areas, off street parking areas, etc.
1. Off street parking areas: See subsection H of this section.
2. Outdoor storage: See chapter 10, "Performance Standards", of this title.
3. Mechanical units: See chapter 10, "Performance Standards", of this title.
4. Trash enclosures: See chapter 10, "Performance Standards", of this title.
5. Satellite dishes: See chapter 10, "Performance Standards", of this title.
6. Additional screening measures may be required at the discretion of the Director of Development Services to mitigate impacts and views not otherwise covered by this section.
H. Off Street Parking Areas: Vegetation in off street parking areas not only provides needed visual relief from large expanses of parking but also provides shade reducing the heat glare from parking areas thus improving pedestrian comfort. Views of off street parking areas from public rights-of-way shall be screened to a height of at least three feet (3'). Screening shall be as near to one hundred percent (100%) opacity as possible with careful attention paid to eliminate "through views" under tree canopies. In addition to the general landscaping regulations above, the following off street parking area landscaping requirements shall also apply:
1. The use of multiple small parking lots shall be encouraged rather than one large parking lot.
2. Multiple landscaped islands shall be used and combined with vegetation to effectively break up large expanses of parking. Location of islands should be carefully considered to provide shade to as much of the parking area as possible.
3. The location of islands shall allow for the easy and free movement of all emergency vehicles.
4. Landscaped islands shall be placed, at a minimum, every eighteen (18) stalls within a row of parking. Landscaped islands shall be, at a minimum, nine feet (9') wide and thirty four feet (34') in length for dual parking rows or a minimum of nine feet (9') wide and seventeen feet (17') in width for single rows.
5. Landscaped pods (tree diamonds) within a row of parking shall be evenly spaced between landscape islands, however, shall be spaced no farther than nine (9) parking stalls from another landscaped pod or landscaped island. Landscaped pods shall measure no less than six feet (6') to back of curb in each direction.
6. Linear islands running the length of a parking row shall be required for every six (6) rows of parking. Said islands provide visual breaks and may be used as pedestrian pathways for safe pedestrian movement through the parking area or as part of stormwater management measures. Linear islands shall measure a minimum of ten feet (10') from back of curb to back of curb.
7. The minimum vegetation required in off street parking areas shall be as follows:
a. Two (2) trees in each nine foot by thirty four foot (9' x 34') island.
b. One tree in each nine foot by seventeen foot (9' x 17') island.
c. One tree in each landscape pod.
d. Additional shrubs, ground covers, grasses, and flowers may be provided in landscaped islands or pods but are not required.
e. Vegetation required in off street parking areas shall be in addition to open space landscaping required, however, open space landscaping may be placed within off street parking areas.
f. Trees and shrubs provided in landscaped islands and pods beyond the number required for off street parking landscaping shall be counted towards fulfilling the site's open space landscaping requirements.
I. Open Space: On each lot there shall be a minimum percentage of open space unencumbered by buildings, off street parking areas, and other vehicle use areas as required in chapter 7, "Setback And Bulk Density Regulations", of this title. Open space areas may include landscaped areas, buffers, pedestrian sidewalks/trails, athletic fields, water features, open air plazas, pedestrian courtyards, etc. A minimum of two (2) trees and three (3) shrubs shall be required per three thousand (3,000) square feet of required open space; however, in no case shall less than two (2) trees and six (6) shrubs be provided. Of the required trees, fifty percent (50%) of the trees must be of an overstory or evergreen variety unless otherwise done for design intent and specifically approved by the appropriate reviewing body. Additional landscaped beds, ground covers, and ornamental grasses may be provided but are not required. Open space landscaping shall be in addition to any landscaping required for off street parking areas, buffer areas, or screening.
J. Waiver Of Requirements: A waiver or reduction in any of the requirements outlined in this chapter may be granted by the board of adjustment through the variance process. The city council may, following review and recommendation from the plan and zoning commission, choose to defer installation of required landscaping with cause provided the applicant has demonstrated how said landscaping may be installed on site in the future. (Ord. 1839, 9-21-2009; amd. Ord. 2464, 4-5-2021)