SECTION 17

 

MISCELLANEOUS REGULATIONS

 

A.    Buffer Yards and Other Buffering Requirements.

 

1.      Purpose.

 

Buffer yards are intended to serve as a physical, as well as a visual barrier between dissimilar, abutting zoning districts and to eliminate or minimize potential, nuisances such as dirt, litter, noise, odor, glare, signs and incompatible buildings or parking areas, and to reduce danger from fire of explosion.

 

2.      Non-interference with Clear Vision Area.

 

No plant materials shall be located so as to interfere with the clear vision area requirements of this ordinance or otherwise create traffic hazards by obstructing the view of drivers using streets, alleys and driveways.

 

3.    TABLE A, below, gives the number of Standard Plant Units required for each type of buffer yard from Type A through Type E.

 

TABLE A

      ------------------------------------------------------------------------

NUMBER OF

TYPE OF                                  STANDARD PLANT UNITS

BUFFER YARD                                PER 150 LINEAR FEET

 

      A                                         1

      B                                         2

      C                                         3

      D                                         4

      E                                         5

     --------------------------------------------------------------------------

 

4.      Standard Plant Units (SPU).

 

One Standard Plant Unit is equal to:

 

a.      one 3" caliper canopy tree, plus two 1.51' caliper understory trees, plus ten 3' high shrubs;

 

b.      one 2" caliper canopy tree, plus one 1.S" caliper understory tree, plus ten 3' high shrubs, plus one 8' high evergreen tree;

 

c.      one 2', caliper canopy tree, plus ten 3' high shrubs, plus two 6' high evergreen trees;

 

d.      ten 3' high shrubs, plus one 8' high evergreen tree, plus two 6' high evergreen trees; or

 

e.      two 3" caliper canopy trees, plus one 211 caliper canopy tree, plus ten 3' high shrubs.

 

One (1) SPU shall be provided for each 150' lineal feet of required buffer yard. Where there is less than 150' of length to buffer (or where there is a remainder of less than 150' after multiples of 150' have been accounted for), a percentage of the standard plant unit must be provided, equal to that shorter length divided by 150'.

 

The Illustration of Five Types of Buffer Yards, below, provides one example of what each of the five Types-of Buffer Yards (A though E) would look like using Standard Plant Units as provided in Section 17., 4., a., above.

 

5.      The property owner will decide the exact placement of

      required plants.    

 

6.      Allowance for Preservation of Existing Trees and Vegetation.

 

The provision of landscaping in required yards as provided for in this Section shall be modified in any situation in which existing trees and vegetation are preserved. A credit for the planting of trees of one-half (1/2) inch for each one (1) inch of aggregate tree caliper preserved shall be awarded to the landscaping required by this Section. A credit for the preservation of undergrowth and shrubs shall be awarded on a one to one (1:1) basis for the lineal feet of screening provided by the existing undergrowth and shrubs

 

7.      Alternate Landscape Plan Approval.

 

The Director, upon request by an applicant, shall have the authority to modify the landscape requirements of this Section and approve an alternative landscape plan so long as the alternative plan is appropriate to the site and its surroundings and is consistent with the intent and purpose of this Section. Such alternative landscape plan may, by way oŁ example, include: mounds; berm; low-level fence or wall; screening devices; preservation of existing vegetation or natural features; or, a clustering of plant materials.

 

The Director may, at its discretion, forward such proposed alternative landscape plan to the Plan Commission for review and approval.

 

If the Director disapproves of a proposed alternative landscape plan, the applicant may, within five (5) business days, appeal the Director's decision in writing, stating the reasons and justification of the appeal, and request landscape plan approval of the Plan commission for the alternative landscape plan.

 

B.    Clear Vision Area Requirements.

 

The following provisions shall apply to all streets, whether public or private:

 

No building, structure or improvement, including landscape plantings, shall be erected, placed, planted or maintained so as to interfere with a clear vision area located between the heights of three (3) feet and eighteen (18) feet above the crown of a street, driveway or alley. A clear vision area shall be established in one of the following manners:

 

1.    On a corner lot, the clear vision area is formed by the street right-of-way lines and a line connecting points fifteen (15) feet from the intersection of such street right-of-way lines. In the case of a round or cornercut right-of-way, the measurement shall be taken from the intersection of the right-of-way lines extended; or,

 

2.    At the intersection of a street with a driveway or alley, two clear vision areas shall be formed by the intersection of the street right-of-way line and both sides of the surface edge of the driveway or alley and a line connecting points ten (10) feet from the intersection of such street right-of-way line and the driveway or alley.