Agenda - Planning Commission - 04/04/1995

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THE.ZONING-REPORT -Page Six "t3uffer yard Type A: Option 1:4 ft screening. Option 2:7 ft buffer yard, one row of ever- green shrubs. "Buffer yard Type B: Option 1:4 ft screening,' 7 ft buffer yard, small evergreen trees. Option 2:15 ft buffer yard, small evergreen trees and one row of evergreen shrubs. "Buffer yard C: Option t: 6 ft screening, 15 ft buffer yard. Option 2:25 ft buffer yard, small evergreen trees and one row of evergreen shrubs. "Buffer yard D: Option 1:6 ft screening, 25 ft buffer yard~ large deciduous and large ever- green trees. Option 2:35 ft buffer yard, large evergreen trees, small evergreen trees, and one row of evergreen shrubs. "Buffer yard E: Option 1:8 ft screening, 35 ft buffer yard, large deciduous trees and large evergreen trees. Option 2:50 ft buffer yard, large deciduous trees, large evergreen trees, small evergreen trees, and one row of evergreen shrubs. "Buffer yard F: [Editor's note: applies onIy to specific heavy industrial and intense uses]: Option 1:8 ft screening, 50 ft buffer yard; 3 large deciduous trees, 5 large evergreen trees and 7 small evergreen trees--all per 100 ft. Option 2:100 ft buffer yard; 6 large deciduous trees, 10 large evergreen trees and 15 small evergreen trees--all per 100 ft. "(B) Where a new, expanded, or reconfigured parking area is proposed adjacent to a public street ROW, a planti.ng strip shall be establish- ed between the parking area and the adjacent ROW. The planting strip shall have a minimum width of 6 ft. Within this planting strip, one large deciduous, large evergreen, or small de- ciduous tree shall be planted every 30 linear ft along the public ROW. In addition, one ever- green shrub shall be placed in the planting strip every 5 linear ft. "Sec. -5 Modifications "(A) Screening, landscaping and buffer yards required by this Section shall be applied equal- ly to all similarly situated properties. Modifi- cations to these standards may be granted in writing by the Administrator [Director of Plan- ning and Zoning] if the Administrator finds any of the following circumstances exist on the proposed building site, or surrounding proper- ties: "1. Natural land characteristics such as to- pography or existing vegetation on the propos- ed building site would achieve the same intent of this Section; "2. Innovative landscaping or architectural design is employed on the building site to achieve an equivalent screening or buffering effect. "3. The required screening and landscaping would be ineffective at. maturity due to the proposed topography of the site, and/or the location of the improvements on the site. "4. The topography of adjacent and surround- i..ng sites is such as to render required screen- ing ineffective at maturity. "(D) When a site plan is submitted to modify or expand an existing building or site improve- ments, or accommodate a change in land use~ buffer yard and screening requirements shall only be applied to those portions of the site that are directly affected by the proposed im- provements, or change in land use, as deter- mined by the Administrator. "(E) The area of any required buffer yard shall not be required to exceed 10% of the site pro- posed for development. In such cases, the Ad- ministrator shall allow the width or location of certain buffer yards to be reduced or eliminat- ed. The Administrator shall require additional landscaping and/or screening within the re- maining buffer yards, or elsewhere on the site. "(F) No landscaping or screening shall be re- quired which in the opinion of the Administra- tor interferes with'traffic safety, [or with clear vision in sight distance triangles]." [Roanoke Co, Roanoke VA] March 24, i995 issue