[R.O. 2009 §410.730; Ord. No. 2040 §12-1, 9-15-2003]
It is the intent and purpose of this Article to establish minimum
landscaping and buffering requirements for new development within
the City of Higginsville.
[R.O. 2009 §410.740; Ord. No. 2040 §12-2, 9-15-2003]
Landscaping, screening and buffering, as required in this Article, shall be provided for all new development, except that specifically exempted in Section 410.750 of this Article.
[R.O. 2009 §410.750; Ord. No. 2040 §12-3, 9-15-2003]
Improvements or repairs to existing development that do not
result in an increase in floor area and changes in use that do not
result in an increase in intensity shall be exempt from the regulations
of this Article.
[R.O. 2009 §410.760; Ord. No. 2040 §12-4, 9-15-2003]
A.
Location Of Buffers. Transition buffers shall be located
along those portions of a site that are along those portions of adjoining
lots with a different zoning classification.
B.
Responsibility For Installing Buffers. The developing property
shall always be responsible for providing required buffers.
[R.O. 2009 §410.770; Ord. No. 2040 §12-5, 9-15-2003]
A.
When
a transition buffer is required by this Code, such transition buffer
shall consist of a planting screen meeting the specifications herein.
A landscaped berm or a fence screen meeting the specifications herein
may be used in lieu of such planting screen if a variance for such
substitution is granted by the Zoning Board of Adjustment.
1.
Planting screens. Planting screens shall consist
of trees, bushes or shrubs of a variety and so planted and kept as
to be achieved within thirty-six (36) months after occupancy of the
premises to be screened.
a.
Such screen shall have a minimum height of six (6) feet above grade
at any particular point along its length.
b.
Any two (2) foot square segment of a planting screen shall contain
no more than thirty percent (30%) open space affording a direct horizontal
view through such screen if such segment is over two (2) feet above
grade.
2.
Landscaped berm. Adequate evidence shall be furnished
demonstrating that the construction of such berm, along with any necessary
culverts and ditching, will not create adverse drainage and flooding
conditions on adjacent property.
a.
Such berm shall be at least thirty (30) feet in width at the base
and at least four (4) feet in height, as measured perpendicular to
grade level at any point along its length. Side slopes shall have
a gradient no steeper than 3:1.
b.
Side slopes of such berm shall be sodded or sealed so as to prevent
erosion. The top of the berm shall contain a planting screen above
except that the minimum height of such planting screen need be no
more than three (3) feet above the top of the berm at any particular
point along its length. Construction and material of such berm shall
be as approved by the Zoning Board of Adjustment.
3.
Fence screen. A fence screen shall not be less than
six (6) feet, nor more than eight (8) feet in height above grade level,
at any particular point along its length. Any two (2) foot square
segment of such screen shall contain no more than thirty percent (30%)
open space affording a direct horizontal view through such screen.
Construction and material of such fence screen shall be as approved
by the Planning Commission.
A.
Landscape
buffers shall be provided and maintained when certain land uses are
adjacent to one another. This requirement is intended to help ease
the land use transition between areas of varying development intensity
and to ensure land use compatibility.
1.
Determination transition buffer requirements. The following procedure shall be followed in determining if a transition buffer is required. Using the matrix in Subsection (2), Transition Buffer Requirements of this Section:
a.
Identify the minimum zoning classification required to accommodate
the proposed use. These classifications are listed under "proposed
zoning" in the first (1st) column.
b.
For transition buffer requirements, identify the actual zoning classification
of the abutting site(s). These classifications are listed under the
heading "adjacent zoning".
c.
Determine if a transition buffer is required by crossing the previously
identified proposed zoning with the adjacent zoning. The letter "R"
indicates that a transition buffer is required, otherwise, no transition
buffer is required.
2.
Transition buffer requirements. The Transition Buffer
Requirements are included as 410 Attachment 2 to this chapter.
[R.O. 2009 §410.790; Ord. No. 2040 §12-7, 9-15-2003]
Dumpsters for solid waste located in residential districts "HS",
"GC", "DC", "HC" and "LI" Districts shall be completely screened from
view of roadways and adjacent sites by fences, walls or vegetative
screens. The screen shall be designed to accommodate refuse hauling
equipment and provide complete visual screening of the dumpster and
be compatible in material and color with the principal structure on
the lot.
[R.O. 2009 §410.800; Ord. No. 2040 §12-8, 9-15-2003]
Landscaping and berming improvements shall be designed according
to CPTED principles in order to reduce or eliminate isolated public
pedestrian and parking areas that cannot be seen from activities areas
of the site.