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11-1 I P a g e Article 11 Landscaping and Buffers Table of Contents 11-1 Chapter 11.1 Purpose 11-2 Chapter 11.2 Applicability 11-2 Chapter 11.3 Landscape Between Buildings and Right-of-Way 11-2 Chapter 11.4 Buffers Required 11-4 Chapter 11.5 Screening and Buffer 11-4 Chapter 11.6 General Provisions 11-5 Section 11.6.1 ..Visibility 11-5 Section 11.6.2 ..Clearance 11-5 Chapter 11.7 Landscape Plan 11-5 Chapter 11.8 Approval of Landscaping and Other Materials 11-6 Chapter 11.9 Tree Planting 11-6 Chapter 11.10 Landscape Maintenance and Landscape Bond 11-7 ---PAGE BREAK--- 11-2 I P a g e Chapter 11.1 Purpose It is the purpose of this Article to provide environmentally sound landscape amenities and buffers which promote a positive community image by promoting quality development, enhancing property values, providing for landscaping improvements in the County and promoting orderly growth and aesthetic quality in the County. It is also the intent to promote a healthy, natural environment whenever possible by protecting and enhancing existing vegetation. Landscaping enhances a community’s environmental and visual character and improves the overall quality of life. Vegetation can also improve air and water quality, reduce soil erosion, reduce noise and glare, provide habitat for wildlife, moderate the climate and enhance property values, thus protecting the health, safety and welfare of a community. However, inappropriate landscaping can degrade the quality of the natural environment by requiring excess water and pesticides, or by creating unnecessary conflicts with sewers, sidewalks and vehicle access. Thus it is important to promote environmentally sound landscaping, including the use of low- maintenance, drought resistant and native or non-invasive plants, and to ensure that the right tree is planted in the right place. Environmentally sound landscaping also means restricting the use of invasive and potentially invasive species. Although well-mannered non-invasive species can be welcomed additions to a landscape, invasive species can cause severe economic and environmental harm (including crop damage and degradation of native habitats) and can engender significant control costs. This Article also establishes standards for buffers. Buffers between uses minimize harmful impacts such as transmission of noise, dust and glare. Buffers can also lessen visual pollution, establish a greater sense of privacy from visual or physical intrusion, and thus protect the public health, safety and welfare of the community. The presence of trees and other vegetation aids in storm water management, helps to prevent erosion, improves air quality, conserves energy, provides wildlife habitat and preserves and enhances property values. Chapter 11.2 Applicability Developers of new, nonresidential buildings shall provide landscaping between the building and the street right-of-way(s) to which the property has frontage, as specified in this Article. Buffers and screening shall also be provided in accordance with this Article. No building permit shall be issued, and it shall be unlawful to commence development of construction, until it is determined that the proposed development of building is in conformance with the provisions of this Article, as applicable. Chapter 11.3 Landscape Between Buildings and Street Right-of-Way A landscape strip shall be required along the entire building frontage of any office, institutional, commercial or industrial building located within fifty (50) feet of a street right-of-way, between said building and the street right-of-way, except for approved pedestrian and vehicle access areas. For pedestrian retail districts or other areas where the requirements of this Section may interfere with pedestrian access, a streetscape plan incorporating landscaping appropriate to the context, approved by the Director of Planning and Development, may satisfy this requirement. ---PAGE BREAK--- 11-3 I P a g e There shall be the following three options that may be used singly or in any appropriate combination to comply with this code subsection, as proposed by the developer and approved by the Director of Planning and Development. Option 1: Landscape between Nonresidential Building and Street Right-of-Way – A minimum of ten (10) foot wide landscape strip with a minimum of one shade tree and 10 shrubs for every 35 linear street frontage (Figure 11.1). Figure 11.1 Option 2: Landscape between Nonresidential Building and Street Right-of-Way – A strip of varying width, but with a minimum of ten (10) feet and averaging at least fifteen (15) feet wide, with a minimum of one shade tree and 5 shrubs per 35 linear feet (Figure 11.2). Figure 11.2 ---PAGE BREAK--- 11-4 I P a g e Option 3: Landscape between Nonresidential Building and Street Right-of-Way – Existing woodlands at least 25 feet wide (Figure 11.3). Figure 11.3 Figures 11.1, 11.2 and 11.3 reprinted with permission from PAS Report 431, Preparing a Landscape Ordinance, by Wendelyn A. Martz and Marya Morris. Chicago: American Planning Association 1990. Figures 9, 10 and 11, Page 9. Chapter 11.4 Buffers Required Buffers for individual uses shall be provided according to the requirements of Table 11.1, as applicable, based on existing, adjoining uses. Table 11.1 Minimum Required Buffer Width ADJOINING USE PROPOSED USE Single- Family, Detached Single-Family Attached Multi-Family Residential Office or Institutional Commercial Industrial Single-Family, Detached None None None None None None Single-Family Attached 10’ None 10’ 20’ 30’ 40’ Multi-Family Residential 20’ 10’ None 10’ 20’ 40’ Office or Institutional 20’ 20’ 10’ None 10’ 30’ Commercial 30’ 30’ 20’ 10’ None 20’ Industrial 40’ 40’ 40’ 30’ 20’ None Chapter 11.5 Screening and Buffer Specifications Screening shall be established around outdoor storage areas, trash storage areas, loading and receiving zones, and outdoor service yards for new nonresidential development. ---PAGE BREAK--- 11-5 I P a g e All required screening shall consist of shrubs and/or trees, but may be supplemented with walls, fences or earth berms. Screening shall be of such nature and density to screen activities on the lot from view from the normal level of a first story window on an abutting lot and shall provide year-round maximum opacity from the ground to a height of at least six feet. Trees and shrubs shall be installed to not only provide maximum opacity, but to allow for proper plant growth and maintenance. To achieve maximum opacity within buffers, the following alternatives, or combination thereof, shall be considered by the applicant and applied, subject to the approval of the Director of Planning and Development: • Six foot high evergreen screening shrubs planted four feet on center. • Tall evergreen trees stagger-planted with branches touching ground. • Combination of small shrubs planted thirty inches (30”) on center, small trees planted thirty (30) feet on center, and large trees planted forty (40) feet on center. • Six foot high masonry wall. In selecting materials and the size of plantings to be installed, the applicant and the Director of Planning and Development shall consider the purpose of the landscape and the following required materials: Purpose Materials Very dense sight barrier Evergreen trees, sight-obscuring fence Visual separation between uses Evergreen and deciduous trees, shrubs Visual separation of uses Evergreen and deciduous trees, shrubs, berms Provide visual relief Ground covers and shrubs lower than 36 inches Chapter 11.6 General Provisions Section 11.6.1 Visibility Landscaping shall not restrict visibility of motorists or pedestrians (e.g. tall shrubs or low-lying branches of trees) and shall adhere to the regulations in the General Requirements of this Ordinance regarding visibility at intersections and driveway entrances. Section 11.6.2 Clearance Trees must have a clear trunk at least six feet above finished grade to allow a safe clearance beneath the tree. Chapter 11.7 Landscape Plan A landscaping plan approved by the Director of Planning and Development shall be required prior to the issuance of a building permit to demonstrate compliance with the provisions of this Article. The landscape plan shall be based on an accurate boundary survey of the site or reasonable property description and shall include the following: ---PAGE BREAK--- 11-6 I P a g e • Location and general type of existing vegetation. • Existing vegetation to be saved. • Methods and details for protecting existing vegetation during construction. • Locations and labels for all proposed plants and a plant list or schedule showing the proposed and minimum required quantities. • Location and description of other landscape improvements, such as earth berms, walls, fences, screens, sculptures, fountains, street furniture, lights and courts or paved areas. Chapter 11.8 Approval of Landscaping and Other Materials Approval of all landscaping and other materials by the Director of Planning and Development shall be required. The Director of Planning and Development shall have broad discretion in approving the specific types of landscaping and other materials provided in the landscape requirements of this Article. However, the following general guidance is provided: • The use of native plants as landscaping materials is encouraged wherever possible. • Invasive or potentially invasive plants are not permitted. However, well-mannered non-native plants are acceptable if they are not considered invasive. • Existing tree cover and natural vegetation shall be preserved, wherever possible, or replaced with suitable vegetation. • Ground cover(s) should be used to supplement landscaping in appropriate areas to reduce the need for extensive grass lawns, which would require regular watering in drought conditions. • Grass areas shall be seeded or sodded. • No artificial plants, trees, or other vegetation shall be installed. Chapter 11.9 Tree Planting Guidelines • Only healthy trees with a well-developed root system and a well formed top, characteristic of the species, should be planted. • Trees selected for planting must be compatible with the specific site conditions. • The ability of a species to regenerate a new root system and to become reestablished should be considered. Generally, deciduous trees should be planted in the fall after leaf drop, or in early spring before bud break. There are indications that bare root trees will re-establish more readily if planted in early spring just prior to bud break. • Trees should not be planted deeper than they were in their former location or container. • Once the transplanted tree is set, the hole should be backfilled with soil of good texture and structure. Backfill materials should be comprised of native soil, organic matter such as peat, and inorganic material, such as pearlite or vermiculite in a 1:1:1 ratio, although a backfill with native soil alone may be adequate. • The addition of fertilizer to backfill soil can cause root injury and is therefore not recommended. If fertilizer must be added, a small amount should be used. Approximately 1.5 pounds of nitrogen per cubic yard of backfill is recommended for bare root plants, and 2.5 pounds of nitrogen per cubic yard of backfill for balled and burlaped trees. • The backfill should be gently tamped (but not compacted) and soaked for settling. The soil should be mounded to allow for settling; a ridge or dike around the perimeter of the hole can facilitate watering. • Pruning: The amount of pruning necessary for newly planted trees depends upon the trees’ response to planting. A decrease in leaf surface area from pruning can result in a reduction of the ---PAGE BREAK--- 11-7 I P a g e production of food, thus ultimately inhibiting root development. Pruning for vigor or to train young trees should therefore be delayed until after the first growing season. • Staking should be used on newly planted trees only where determined necessary. The extent of staking will depend upon tree strength, form and condition at planting, expected wind conditions, the amount of vehicle or foot traffic and the level of follow-up maintenance. Staking can cause tree damage. Periodic follow-up inspections are required to prevent serious tree staking problems. Staking should be removed as soon as the tree is capable of providing its own anchorage and support. • Mulching newly planted trees will reduce competition from weeds and moderate soil moisture and temperature extremes. • Trees selected for planting must be free from injury, pests, disease or nutritional disorders. • Trees selected for planting must be free of root defects. • See Morgan County Handbook of Standard Details for further guidance and tree planting diagrams. Chapter 11.10 Landscape Maintenance and Landscape Bond The owner, occupant, tenant and respective agent of each, if any, shall be jointly and severally responsible for the maintenance and protection of all landscaping required to be installed pursuant to this Article. Prior to issuance of a Certificate of Occupancy, the developer or owner shall post a performance bond or cash escrow guaranteeing all landscaping materials and work for a period of two years after approval or acceptance thereof by the County in a sum established by the Director of Planning and Development. The bond will be in the amount of one hundred percent (100%) of the estimated cost of replacing all of the landscaping required by these specifications, unless otherwise specified by the Director of Planning and Development. At the end of two years, the Director of Planning and Development shall make an inspection and notify the owner or developer and the bond company of any corrections to be made. If no maintenance is required, or if maintenance is provided by said responsible party, the Director of Planning and Development shall release the bond.