Section 6-12. - Buffer areas: (a) Definition. A buffer area is a unit of yard, together with plantings, fences, walls, and other screening devices required thereon. (b) Purpose. The purpose of a buffer area is to ameliorate any potential negative impact between adjacent land uses and streets, and promote land use compatibility. (c) Location. Buffer areas shall be located on the outer perimeter of a lot or parcel, extending to the lot or parcel boundary line. For purposes of complying with this section, they shall not be located on any portion of an existing street or right-of-way; however, they may occupy part or all of any required front, side or rear yard setback. Where specified by this section, buffer areas and/or buffer area structures shall be developed as an integral part of the proposed use. (d) Design standards. Three (3) types of buffer areas are required by this ordinance, Type A, Type B, and Type C. A description of each follows: (1) Type A Buffer Area required. The Type A area consists of low density landscaping between a proposed use and the adjacent street, providing separation between the two. The buffer area shall be a minimum width of five (5) feet. Per one hundred (100) lineal feet of frontage, the buffer area shall consist of a combination of not less than thirty-five (35) ornamental shrubs, two (2) canopy trees and four (4) understory trees. (2) Type B Buffer Area. The Type B Buffer Area is a medium density screen intended to block visual contact between uses and to create spatial separation. The buffer area shall be a minimum width of ten (10) feet. Per one hundred (100) lineal feet the screen shall consist of a combination of two (2) deciduous trees planted forty (40) to sixty (60) feet on center and eight (8) evergreen plants ten (10) feet on center. (3) Type C Buffer Area. The Type C Buffer Area is a high density screen intended to exclude all visual contact between uses and to create spatial separation. The buffer areas shall be a minimum width of fifteen (15) feet. Per one hundred (100) lineal feet the screen shall consist of a combination of two (2) deciduous trees planted forty (40) to sixty (60) feet on center and seventeen (17) evergreen plants or understory trees planted in a double-staggered row ten (10) feet on center. (e) Determination of buffer area requirements. Buffer areas shall be required under the following circumstances: (1) Type A Buffer Area required. Wherever a multi-family building, mobile or manufactured home park, or nonresidential use is proposed a Type A Buffer Area shall be provided along the street right-of-way boundary of the proposed use, separating it from the adjoining street, except for driveways and visibility angles. (2) Type B Buffer Area required. Wherever a mobile home park, multi-family building, miniwarehouse, institutional or commercial use is proposed for a site or lot adjoining a single-family use or lot or parcel zoned for single-family use, a Type B Buffer Area shall be provided along the boundary of the adjoining residential property line. (3) Type C Buffer Area required. Wherever an industrial, warehouse outdoor storage, or related use is proposed for a site or lot adjoining any residential use or residentially zoned district, a Type C Buffer Area shall be provided along the boundary of the adjoining residential property line. A Type C Buffer shall also be required for any new residential development or use to be located adjacent to any industrially used or industrially zoned property. (f) Buffer area specifications: (1) Minimum installation size. At installation or planting, all evergreen (understory) trees and/or shrubs used to fulfill buffer area requirements shall be not less than six (6) feet in height, and all deciduous (canopy) trees shall be not less than eight (8) feet in height, except for ornamental shrubs for Type A Buffer Areas. (2) Staggered planting. Where required, evergreen and deciduous plant material shall be planted in at least two (2) rows and in an alternating fashion to form a continuous opaque screen of plant material. (g) Substitutions. The following substitutions shall satisfy the requirements of this section: (1) Existing plant materials. Existing trees of four (4) inches DBH (diameter breast high) or more in diameter, within the required buffer area may be included in the computation of the required buffer area planting, with approval of the zoning administrator and/or staff horticulturist. (2) Fence or wall. Where, owing to existing land use, lot sizes, or configurations, topography, or circumstances peculiar to a given piece of property, the buffer area requirements of this section cannot reasonably be met, the developer(s) may request and the zoning administrator may approve the substitution of appropriate screening, in the way of a fence or wall structure along the property line of the proposed use in accord with provisions of this section. An 8-foot wooden privacy fence or wall may be substituted for a Type B or Type C Buffer Area. All fences and walls used as part of the buffer area requirements must have a finished side that is facing adjoining property. The interior side of the fence or wall may be finished as owner deems appropriate. (h) Exceptions. Where property is screened by an existing building or wall, no additional buffering shall be required. (i) Responsibility. It shall be the responsibility of the proposed new use to provide the buffer area where required by this ordinance, except that no new detached single-family dwelling or duplex shall be required to provide such buffer area. (j) Required maintenance. The maintenance of required buffer areas including fences and walls shall be the responsibility of the property owner. All such areas shall be properly maintained so as to ensure continued buffering. All planted areas shall be provided within an irrigation system or a readily available water supply to ensure continuous healthy growth and development. Dead trees shall be removed; debris and litter shall be cleaned; and berms, fences, and walls shall be maintained at all times. Fences and walls shall be maintained in good repair. Failure to do so is a violation of this ordinance, and may be remedied in the manner prescribed for other violations. (k) Use of buffer areas. A buffer area may be used for passive recreation; however no plant material may be removed. All other uses are prohibited, including off-street parking.
Posted on: Thu, 22 Jan 2015 14:30:43 +0000
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