Title
AN ORDINANCE AMENDING THE CITY OF FOLEY ZONING ORDINANCE
Summary
DESCRIPTION OF TOPIC: (who, what, when, where, why, and how much) NA
Budgetary Impact: NA
Non-Capital Item:
____ Budgeted under account #_______________ (discussion item)
____ Not budgeted, requesting transfer of $__________ from Account #______________ to Account #_____________.**Request to Transfer Departmental Budget Dollars form must be attached**
____ Not budgeted requiring increase to account #___________ in the amount of $____________.**Request to Increase Departmental Budget Dollars form must be attached**
Capital - Departmental **Capital Purchase Worksheet form must be attached**
____ Budgeted under account #______________ for $_________ and described in budget as ________________________. Additional amount needed, if any: Increase in budget of $_________ OR, transfer of $________ from Account #____________ to Account #_____________**Request to Increase OR Request toTransfer Departmental Budget Dollars form must be attached**
____ Not Budgeted - account #____________ requires budget increase of $_____________.**Request to Increase Departmental Budget Dollars form must be attached**
Capital Project - **If requesting to start a project, a Capital Project Worksheet form must be attached**
In current year Capital Projects Plan:
____ Yes, described as Pavilion, planned amount $___, requesting $___ as total project estimate, including contingencies, under account #400-5090-5117 Pavilion.
_____ No, requesting $___________ as total project estimate, including contingencies, under account #____________________.
_____ Yes, requesting an increase of $___________ to an already approved project titled ________________________ that is being tracked under Account No. ___________________.
_____ No, requesting an increase of $__________ to an already approved project titled _______________________ that is being tracked under Account No. _________________.
Body
WHEREAS, the City of Foley, Alabama, adopted Ordinance No. 387-87 on June 15, 1987, ordaining a new Zoning Ordinance and Zoning Map for the City of Foley which has subsequently been amended, and
WHEREAS, the City of Foley Planning Commission has recommended changes within the current Zoning Ordinance, and the City Council of the City of Foley deems it necessary, for the purpose of promoting the health, safety, morals and general welfare of the City to amend said Ordinance, and
WHEREAS, all requirements to the laws of the State of Alabama, with regard to the preparation of the report of the Foley Planning Commission and subsequent action of the City Council have been met,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FOLEY, ALABAMA while in regular session accepted the following changes:
8.5.C.1. Architectural Details - Include but are not limited to: porch railings; columns (size, taper, base, molding); dormer windows; bay windows; balconies; shutters; and similar.
8.5.C.3. Landscaping - Sod alone does not constitute landscaping for the purpose of this section. See 10.5.G.7 Site Specific Landscaping Requirements to effectively incorporate the duplex into the surrounding neighborhood.
ARTICLE X - ZONING SITE DESIGN REQUIREMENTS
10.1.F. Legal non-conforming off-street parking facilities may continue until they are expanded by more than 5% of the existing parking capacity at which time the entire parking area must be brought into conformity with all aspects of this ordinance.
10.1.G. The owner, tenant, agent of either, and any other person in charge of premises shall be jointly and severally responsible for the compliance with the parking sections of the ordinance as well as the maintenance of all landscaping, landscaped areas and incidentals as required by this ordinance. All trees and other plant material shall be kept in a healthy, living state and grounds shall be kept free of rubbish, refuse, and debris. Grass and shrubbery shall be kept neatly trimmed in accordance with applicable municipal ordinance.
10.1.2 RESIDENTIAL LOTS THAT MAY BE USED FOR OFF-STREET PARKING
The Board of Adjustment and Appeals may allow property zoned for residential use to be used by an abutting non-residential enterprise for off street parking if the Board determines that the residential property will not be substantially or permanently injured and that the neighboring residential area will not be adversely affected by the use of the residential lot for parking. The owner or occupant of the land on which the non-residential enterprise is conducted must own the residential lot; no fee may be charged for parking on the residential lot; and the residential lot may not be used for off-street loading. The abutting lots may be separated by a street or alley. The Board may require certain conditions and safeguards for the adequate protection of the adjoining property and subject property.
10.1.3 OFF-STREET LOADING
On the same lot with every structure or use hereafter erected or created, there shall be provided and maintained space for loading and unloading of materials, goods, or things, and for delivery and shipping, so that vehicles for these services may use this space without encroaching on or interfering with the public use of streets and alleys by pedestrians and vehicles.
A. Where any structure is enlarged, or any use is extended so that the size of the resulting occupancy comes within the scope of this Section, the full amount of off-street loading space shall be supplied and maintained for the structure or use in its enlarged or extended size. Where the use of a structure or land or any part thereof is changed to a use requiring off-street loading space the full amount of off-street loading space shall be supplied and maintained to comply with this ordinance.
B. For the purpose of this Section, an off-street loading space shall be an area of at least twelve (12) feet wide by forty-five (45) feet long with fourteen and one-half (14 1⁄2) foot vertical clearance. Each off-street loading space shall be accessible from a street or alley, and arranged for convenience and safe ingress and egress by motor truck and/or trailer combination.
C. Off-street loading facilities supplied to meet the needs of one use shall not be considered as meeting the off-street loading needs of any other use.
D. No area or facility designated, designed or used to satisfy the off-street parking requirements of this Ordinance shall be used or counted towards the off-street loading requirements of this Ordinance.
E. Nothing in this section shall prevent one off-street loading zone to be used by more than one business, building, use or entity provided that the off-street loading facility is:
1. At least equal to the combined size and capacity requirements of all the several businesses, buildings, uses or entities who share the off-street loading facility;
2. Located on the same lot as all the businesses, buildings, uses and entities; and
3. Located and arranged so that it is capable of being conveniently used by all the users of the facility.
F. Plans for buildings or uses requiring off-street loading facilities under the provisions of this Article shall clearly indicate the location, dimensions, clearance, and access of all such required off-street loading facilities.
G. Off-street loading space shall be provided and maintained in accordance with the following schedule:
1. For each retail store, warehouse, wholesale establishment, industrial plant, factory, freight terminal, market, restaurant, mortuary, laundry, dry cleaning establishment, or similar use which has an aggregate floor area of:
a. Less than 10,000 square feet: 0 spaces.
b. 10,000 square feet or more, but less than 25,000 square feet: 1 space.
c. 25,000 square feet or more, but less than 60,000 square feet: 2 spaces.
d. 60,000 square feet or more, but less than 120,000 square feet: 3 spaces.
e. 120,000 square feet or more, but less than 200,000 square feet: 4 spaces.
f. 200,000 square feet or more, but less than 290,000 square feet: 5 spaces.
g. 290,000 square feet or more: 5 spaces plus an additional space for each additional 90,000 square feet over 290,000 or any portion thereof.
2. For each auditorium, convention hall, exhibition hall, museum, hotel, office building, sports arena, stadium, hospital, or similar use which has an aggregate gross floor area of:
a. Less than 10,000 square feet: 0 spaces.
b. 10,000 square feet or more, but less than 40,000 square feet: 1 space.
c. 40,000 square feet or more: 1 space plus an additional space for each 60,000 square feet over 40,000 square feet or any portion thereof.
3. For any use not specifically mentioned in this Section, the requirements for off-street loading for a use which is mentioned, and to which the unmentioned use is similar, shall apply, in the determination of the Community Development Director.
REMOVE SECTIONS 10.1.4 & 10.1.5
10.2 BUFFERS
Buffers shall be provided in accordance with the location and size requirements of Table 10.2.1 and Table 10.5.G.9.a and as described in this section. In cases where buffers are required or deemed necessary for the protection and/or separation of uses on abutting lots, the following provisions shall constitute the minimum requirements for each unless otherwise specified by the reviewing authority in individual cases. For the purposes of this Section, “fences” and “walls” shall have the same meaning, but shall not include the term “retaining wall”.
General Buffer/Screening Requirements
1. Buffers are in addition to any required Street Trees, Parking Lot Landscaping, Greenbelt Zones, and other City requirements.
2. 100 percent of the applicable buffer requirements shall be the responsibility of the developing land use, except when the new use is developed abutting an existing more intensive use developed prior to the adoption of these standards and for which no buffer is in place. In this case, the new use shall be responsible for providing a minimum of fifty (50) percent of the required buffer.
3. Whenever the proposed use abuts an existing use on a property that is designated for another use within the Comprehensive Plan’s Place Type Map, the approving authority may modify the required buffer in accordance with the projected use.
4. Whenever the proposed use abuts an existing use in a district in which such neighboring use is nonconforming, the approving authority may modify the required buffer in accordance with the type(s) of use permitted by the nonconforming use’s zoning classification or projected by the Comprehensive Plan’s Place Type Map, whichever is less.
5. Whenever the proposed use abuts a vacant property, the buffer required shall be based on the zoning of the abutting property or the use projected by the Comprehensive Plan’s Place Type Map, whichever is less.
6. If the use relationships between two (2) abutting lots change so that a lesser buffer would be required, the width of the buffer may be reduced accordingly.
7. Stormwater handling areas; golf courses, playfields, stables, swimming pools, tennis courts and other recreational facilities; parking and other vehicular use areas; buildings, dumpsters, and outdoor storage are prohibited in required buffers.
8. Where desirable and upon receipt of a written agreement between the affected property owners, a pedestrian access way is encouraged as part of a required buffer, to allow access to and from compatible abutting uses.
9. Buffer requirements may be more stringent if located adjacent to a wetland or stream bank. Refer to City of Foley Land Development Ordinance for wetland and stream bank buffer requirements.
10. Screening, and/or landscaping as appropriate, is required to shield the view of equipment from the street.
a. Rooftop mounted HVAC (or similar) equipment should be placed behind parapet walls or other methods of screening to minimize unsightly rooflines.
b. Ground equipment (HVAC units, electrical panels, etc) should be shielded from view and placed behind screening, walls, and/or landscaping whenever possible.
c. Dumpsters. While coordination with the Commercial Sanitation Department is required to assure location provides for accessible pickup, dumpster enclosures should not be planned adjacent to external streets unless there are no other alternatives acceptable to the City. Where no other location is available, landscaping shall be used in conjunction with the enclosure to minimize visibility. Complimentary materials and colors for the enclosure should be utilized to further blend into the site.
Remove section header 10.2.2 BUFFER DESIGN REQUIREMENTS, but not contents
A. Buffer Reductions and Exemptions
1. Adjacent to a Park or Greenway
Any required buffer abutting an existing or proposed park or greenway plan location shall be waived in its entirety, if the property owner dedicated that land to be set aside for the required full buffer width to the City for incorporation into the park or greenway. Such land dedication shall be deemed acceptable only upon approval of the Mayor and City Council.
2. Fences/Walls and Berms
In accordance with the following standards, the width and planting quantities of a required buffer may be reduced by up to fifty (50) percent if a wall together with landscaping is used or up to twenty-five (25) percent if a berm together with landscaping is used:
a. Any wall shall be constructed in a durable fashion of brick, stone, other masonry materials, wood posts and planks, or metal or other materials specifically designed as fencing materials, or any combination thereof, as may be approved by the reviewing authority. No more than twenty-five (25) percent of the wall surface shall be left open, and the finished side of the wall shall face the abutting property. Chain-link fencing with plastic, metal, or wooden slats or with fabric mesh shall not be permitted.
b. Walls shall be a minimum of six (6) ft high and shall avoid a stockade appearance. This can be accomplished through any or a combination of the following methods:
● adding an evergreen hedge on the finished side of the wall,
● using supports of a different material
● by undulating the plane of the wall.
c. Walls over 100 linear feet shall have no more than fifty (50) percent of their length in a straight line, unless the entire wall is set back five (5) ft or more from the lot line, with evergreen planting provided within such setback
d. Berms shall be a minimum of four (4) ft in height with a maximum slope of three to one (3:1). Berms in excess of six (6) ft in height shall have a maximum slope of four to one (4:1) as measured from the exterior lot line. Berms shall be landscaped and stabilized to prevent erosion.
Remove section 10.2.3 BUFFER LANDSCAPING REQUIREMENTS and contents
Table 10.2.1 BUFFER TYPE BY DEVELOPING USE
(Use Table 10.5.F.2 for Landscape requirements by Buffer Type)
|
Developing Use |
Abutting Use |
|
|
SF & Duplex |
TH & MF |
MH1, RV |
Institution/ Office |
Business |
Parks & Greenways |
|
RESIDENTIAL |
Type of Buffer Required |
|
SF & Duplex |
none |
none |
None |
none |
none |
none |
|
Zero Lot Line Dwellings |
C |
none |
none |
none |
none |
none |
|
Townhouses & Multi-family |
C |
none |
C |
none |
none |
C |
|
MH & RV Park (see also RV Park section for further requirements) |
C |
C |
C |
C |
C |
C |
|
OFFICE / INSTITUTION |
|
Clinics/Offices up to 50,000 sf |
C |
C |
C |
none |
none |
C |
|
Clinic/Offices greater than 50,000 sf |
B |
B |
C |
none |
none |
C |
|
Institutional |
Low/Med B High A |
Low/Med B High A |
C |
C |
C |
C |
|
BUSINESS |
|
Amusement. Outdoor entertainment & retail |
C |
C |
C |
none |
none |
C |
|
Retail, shopping centers, & restaurants up to 50,000 sf |
B |
B |
C |
none |
none |
C |
|
Retail, shopping centers, & restaurants greater than 50,000 sf |
B |
B |
C |
none |
none |
C |
|
INDUSTRIAL |
|
Warehousing & Storage |
A |
A |
B |
C |
C |
B |
|
Light Manufacturing |
A |
A |
B |
C |
C |
B |
|
Other Light Industrial |
A |
A |
B |
B |
B |
B |
|
Heavy Industrial |
A |
A |
A |
A |
A |
A |
Remove Table 10.2.5 REQUIREMENTS BY TYPE OF BUFFER AND SITE ACREAGE
10.4.B.3.a.iii Chain-link fencing with plastic, metal, or wooden slats, or with fabric mesh is prohibited.
10.5 LANDSCAPING
A. Purpose
The intent of this section is to establish minimum standards for the provision, installation, and maintenance of landscape plantings, buffers, and tree preservation in order to achieve a healthy, beautiful, and safe community. Green areas create and preserve an ecological balance, control erosion, sedimentation and storm water runoff, provide shade and reduce heat and glare, abate noise pollution, and buffer incompatible land uses. It is critical that a balance be maintained between developed areas and natural/landscaped areas with appropriate existing and/or newly planted trees and other vegetation.
B. Applicability
The provisions of this Article shall be required for all residential projects involving the construction of planned developments (including duplexes, apartments, town homes, condominiums, RV parks, etc.), subdivisions with five or more dwellings or lots less than 20,000 SF , business, commercial, industrial, and/or institutional structures; and all existing structures which increase the gross floor area by thirty (30) percent or more within the City of Foley limits, unless expressly exempted by law or the list below.
1. Exemptions: The following are exempt from the landscaping and buffer requirements of this Article:
a. Single Family Residence
b. Accessory Dwelling Unit on a residential lot
c. Public utility construction activities within the public rights-of-way.
C. General Considerations
1. All landscape materials and trees depicted on an approved landscape plan shall be installed prior to the issuance of a Certificate of Occupancy, or approval of a Final Site Plan or Final Plat.
2. Maintenance: The owner, tenant, agent of either, and any other person in charge of premises shall be jointly and severally responsible for the maintenance of all landscape areas which shall be maintained so as to present a healthy, neat and orderly appearance at all times and shall be kept free from refuse and debris. Maintenance shall include the replacement of all dead plant material. Dead plant material shall be replaced within a time appropriate to the growing season of the species in question, not to exceed six months. Grass and shrubbery shall be kept neatly trimmed in accordance with applicable municipal ordinance.
3. All landscaped areas shall be protected from vehicular encroachments by curbs, wheel stops, or other permanent barriers.
4. Stormwater management and drainage controls required by the City Engineering Department shall be coordinated with landscaping improvements and integrated into the overall site design.
5. To protect trees and other plantings during construction, refer to Subdivision Regulations Section 5.8.G as adopted by reference.
D. Place Type-Specific Considerations
1. Downtown Node areas as identified by the Comprehensive Plan’s Place Types Map could face setback and development standards that render on-site landscaping impractical. In these cases the Planning Commission may approve alternative strategies which include the installation of street trees or landscape features within the City right-of-way (e.g., tree wells or curb extensions), or an alternative program dedicated to planting and maintaining trees and streetscape landscaping within appropriate areas of the Downtown core.
E. Modifications and Special Design Criteria
1. Modifications may be granted to these buffer and landscape requirements where:
a. Topographical or environmental constraints make full compliance impractical
b. An alternative landscaping plan providing equal or better screening and conservancy is proposed
c. A rural or conservation-based Place Type justifies reduced planted landscaping and more natural preservation with the sporadic addition of vegetation to achieve appropriate levels of screening.
All requests for exception or modification shall be accompanied by a written justification accompanying the landscape plan which will be subject to staff and/or planning commission review and approval.
2. More stringent design and landscape standards may be required by the Planning Commission in any district if it is determined the design would be more compatible with the development and/or more beneficial to the aesthetics of the City.
F. Planting Requirements
1. Trees
Refer to the Subdivision Regulations Appendix C for a list of approved native species of Canopy and Understory trees
a. Tree Planting Criteria
i. A minimum of four (4) different approved native species (refer to SubRegs Appendix C for list) shall be planted on each site. Two (2) species shall be overstory/canopy (large) trees and two (2) species shall be understory (medium) trees in order to promote species richness.
ii. Large (overstory/canopy) trees shall have at least three (3) inches or greater in caliper and ten (10) feet in height at planting.
iii. Medium (understory) trees shall have at least three (3) inches in caliper and eight (8) feet in height at planting.
iv. Multi-stemmed understory trees shall be a minimum of ten (10) feet in height and must have at least three (3) stems; each with a minimum caliper of ¾ (three-forth) inches.
v. All newly planted trees shall be located in a (twelve by six foot) 12’ x 6’ area at least seventy two square feet.
vi. On-site relocated trees may be credited toward these requirements.
vii. It is recommended that trees be obtained from a licensed source.
b. Tree Replacement Provisions
With the exception of Live Oak trees, the developer shall plant two (2) replacement trees for each significant tree (defined as a tree above 8 inches in caliper) proposed to be removed. The replacement trees shall be shade or flowering trees and shall be at least two and one half (2 ½) inches or greater in caliper and ten (10) feet in height at planting. The quantity of Live Oak trees to be replanted after removal shall be calculated by adding the calipers of all live oaks proposed for removal divided by six (measured in inches).
c. Credits and Calculation Procedures for Existing Significant Protected Trees
All plans submitted to the Planning Commission shall have an accurate tree survey denoting each tree above eight inches in caliper, its location, elevation and both proper scientific and common name. The landscape plan shall show the placement and species of the number of required new replacement trees. Calculations of trees to be protected and the quantity of credits to be applied shall be provided along with the calculations of trees to be removed and justification of proposed removal.
Measurements (all calculations shall be rounded up for a final count)
i. Trees which are from 1” to 4.5” (one to four and one-half inches) in caliper shall be measured 6” (six) inches above the root zone at the base of the tree.
ii. Trees which are over 4.5” up to 8” (four and one-half inches up to eight inches) in caliper shall be measured one foot above the root zone.
iii. Trees which are greater than 8” (eight inches) in caliper shall be measured 4’ (four feet) above the root zone.
d. Tree Credits
i. Tree credits may only account for preserved trees which can be integrated into the design and calculations for the overall landscape plan.
ii. All credited trees shall be at least 8” (eight inches) in caliper measured as provided above.
iii. Tree credits shall not apply to trees for frontage areas or parking and impervious materials. These tree credits shall only be applied to those trees which are required for the perimeter tree requirements.
iv. One tree credit may be applied for every six inches in total caliper of trees. The credit shall be calculated as follows: sum of calipers of preserved trees divided by six (measured in inches).
v. Existing trees located within a greenbelt area may be credited at a rate of one to one.
vi. In addition to the required tree planting requirements, all trees ten inches (10”) in caliper or greater shall be protected if not located within the footprint of the building.
vii. If a tree ten inches (10”) or larger is not protected and is either removed or damaged during construction, then two additional trees will be required to be planted for every six inches in total caliper of the trees to be removed. Said ten inch caliper tree shall be measured four feet above the root zone at the base of the tree. Calculation: Total tree calipers of trees to be removed divided by six (measured in inches).
2. Shrubs
a. Shrubs shall be evergreen and at least thirty (30) inches tall at installation with an average height of five (5) to six (6) ft to be expected as normal growth within four (4) years.
b. Twenty-five (25) percent of shrubs may vary from this standard. The permitted variations are that such shrubs:
i. May be deciduous;
ii. May be two (2) ft tall when planted, provided an average height of three (3) to four (4) ft is expected as normal growth within four (4) years; and
iii. When planted on a berm, may be of a lesser height, provided that the combined height of the berm and planting is at least six (6) ft after four (4) years.
c. Shrubs pruned into tree form variations shall not be credited toward tree planting requirements. These include, but are not limited to the following: Ligustrum, Indian Hawthorn, Tree Yaupon and Camellia.
3. Ground Cover Plantings
Ground Covers are intended to provide a continuous “blanket” covering for an area and as such should be planted in groups and at a spacing no greater than eighteen (18) inches on center. Ground cover planting shall be established with pots sized four inches or greater.
4. Ornamental Grass
Any of a variety of grasses and other grass-like plants grown in gardens and landscapes for their aesthetic qualities of color, texture, shape, and movement. Clumping or bunching varieties grow in compact tufts that slowly expand in diameter. Ornamental grass plantings shall be established with pots sized 1 gallon or greater.
5. Turf Areas
In turf areas, grass shall be composed of solid sod. Seed and mulch shall not be accepted at final inspection.
G. Site Specific Landscape Planting Requirements
1. Off Street Parking Areas of Six (6) or more spaces
In order to create shade, reduce heat, define circulation, and visually soften large paved areas the following items are required for parking lots within the city. Framing primary drive entrances and site access points with landscaping helps to reinforce gateway visibility, protect pedestrians, and soften turning movements at key entries.
a. One tree shall be planted for every two thousand (2,000) square feet of the total site’s impervious area including parking areas and building areas for all development with the exception of a retail car lot. For a retail car lot development, one tree shall be planted for every seventy five hundred (7,500) square feet of impervious surface area.
b. At least fifteen percent (15%) of the total interior area intended for off-street parking shall be suitably landscaped within the perimeter of the parking area. Such landscaping shall be protected from vehicular encroachment by the use of curbing.
c. Interior portions of the parking area at intervals of ten (10) parking spaces shall be broken by provision of 9 ft x 18 ft landscaped islands. Such landscape islands shall include the placement of one (1) shade or flowering trees at least three (3) inches or greater in caliper and ten (10) feet in height at planting.
d. Terminal ends of all parking rows shall include landscaping with one (1) shade tree.
e. Parking lot perimeters adjacent to public streets should include a five (5) foot perimeter landscape strip with one (1) canopy tree every 40 feet and continuous evergreen shrub massing at 30-36 inches tall to soften the edges.
f. Cross-visibility at the intersection of any combination of streets, alleys or driveways, landscaping shall be so planted and maintained as to provide unobstructed visibility between the heights of two and one-half (2 ½) feet and fifteen (15) feet within an area defined by projecting lines parallel to and twenty five (25) feet from the point of intersection of curb lines projected.
2. Foundation Plantings
Foundation Plantings are not required in densely urban commercial settings such as the Comprehensive Plan’s “Nodes” Place Type, but are intended for larger developments with intensive impervious surfaces such as parking areas.
a. For buildings over 5,000 sq ft, foundation landscaping should be required along any façade facing a street or primary customer entrance.
b. At least 50% of the façade should include a 3-foot-deep planting bed with shrubs and groundcover.
c. Entrances should be highlighted with planters or ornamental landscaping.
3. Building Frontage Landscape Requirements
Applicable to both Commercial and Multifamily Residential developments, these frontage based planting areas are in addition to, not a replacement for, perimeter or buffer landscaping. Care should be taken so that landscaping doesn’t obstruct building visibility or entrance, but instead enhances pedestrian scale and site legibility.
a. For every 25 linear feet of street- or driveway frontage:
i. One (1) ornamental or understory tree
ii. Five (5) shrubs or clumps of ornamental grass
b. Beds should be at least 3 feet deep, within 10 feet of the building, and not rely on turf for ground coverage.
c. Areas with active entrances or storefronts could substitute with planters or trellises.
d. In “Core Neighborhood” or “Village Center” place types, these requirements should be met using tree wells or streetscape-specific planters consistent with existing designs.
4. Civic Frontage Options
In core or village-scaled areas, there should be a 3'-5' civic frontage zone adjacent to sidewalks that includes:
a. Tree wells at regular intervals
b. Low seating walls, benches, or integrated public art
c. Plantings may also be located within the sidewalk edge or right-of-way (ROW), depending on available width and streetscape conditions, so long as they are coordinated with utilities and visibility requirements
5. Signage Planting Standards
Monument signs, including both residential and commercial entryway/median signs, should be integrated into landscape frontage areas, with the following specific criteria:
a. No monument signs may be left devoid of landscaping. Specific requirements shall not be mandated due to the many safety considerations regarding signs at intersections. At minimum, groundcover plantings and shrubs should be used in such a way as to enhance the sign placement and visibility.
b. No monument signs may be placed within required tree strips, trail corridors, or bioswale zones.
c. Must maintain minimum 5 ft clearance from tree trunks and 3 ft from shrubs.
d. Must not interfere with Vision Clearance Areas as defined within Article XXII - Sign Regulations.
6. Duplexes
A minimum of 10% of the total lot must be suitably landscaped in order to incorporate the higher density use into the surrounding neighborhood with the remaining area covered by sod. These requirements are in addition to any other required greenbelt, street tree, or other City regulation requirements. The following items are required as a part of the 10% landscaped area:
a. One (1) tree per 30 linear feet, or any portion thereof, of any street side building frontage.
b. Four (4) shrubs or clumping ornamental grasses shall be provided per required tree.
c. Landscape beds must be finished with ground cover plantings or mulch at least 2 inches deep after watering so that no bare ground remains.
7. Storm Water Detention/Retention areas
Where water depth and time of detention is sufficient to require safety fencing, such fencing shall be installed on the pond side behind appropriate landscape plantings to screen and soften the area from direct view of adjacent properties and streets.
8. Screening for Miscellaneous Commercial and Multifamily Residential uses
a. Due to the variety of applications and situations, specific screening/landscaping requirements are not provided in the ordinance, but such covering shall be provided for by the developer in the following situations:
i. Ground equipment (Water/Gas/Electric Meters, A/C or mechanical units)
ii. Garbage Collection, including dumpsters, recycle bins, compactors, or any other refuse handling area
iii. Maintenance sheds, equipment, etc on a Mixed Use or Multifamily site
b. Mail kiosk/shelter - Safety is the foremost concern for these areas. While landscaping should be used to soften and enhance the appearance of such structures, it shall in no way impede visibility. Appropriate pedestrian scaled lighting is a vital component to enhance security and usability of these areas. (Subdivision Regulation 5.7 is incorporated by reference)
c. Screens and any associated landscaping shall not impede or divert the flow of water in any drainage way.
9. Buffer Areas
Existing natural vegetation, which meets, in whole or in part, buffer planting requirements, may be applied toward the requirements of Table 10.5.G.9.a when properly documented in a tree survey.
Table 10.5.G.9.a - Buffer Landscape Planting Requirements by Buffer Type
|
Type of Buffer |
Site Area (In Acres) |
|
|
1 or less |
1 > 2 |
2 > 3 |
3 > 4 |
4 > 5 |
5 > 6 |
6 > 7 |
7 > 8 |
8 > 9 |
9 >10 |
>10 |
|
A |
width (ft) |
40 |
50 |
55 |
60 |
65 |
70 |
75 |
80 |
85 |
90 |
100 |
|
|
trees per 100 lf |
9 |
9 |
9 |
10 |
10 |
10 |
10 |
11 |
11 |
11 |
12 |
|
|
shrubs per 100 lf |
60 |
|
B |
width (ft) |
25 |
30 |
35 |
40 |
45 |
50 |
55 |
60 |
65 |
70 |
75 |
|
|
trees per 100 lf |
6 |
6 |
7 |
7 |
8 |
8 |
9 |
9 |
10 |
10 |
11 |
|
|
shrubs per 100 lf |
40 |
|
C |
width (ft) |
20 |
25 |
30 |
35 |
40 |
45 |
50 |
55 |
60 |
65 |
70 |
|
|
trees per 100 lf |
3 |
4 |
5 |
5 |
6 |
6 |
7 |
7 |
8 |
8 |
9 |
|
|
shrubs per 100 lf |
20 |