Higginsville City Zoning Code
ARTICLE XII
Landscaping, Screening and Buffering Regulations
Section 410.730 Intent and Purpose.
[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.
Section 410.740 Applicability.
[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.
Section 410.750 Exemptions.
[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.
Section 410.760 Transition Buffer General Provisions.
[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.
Section 410.770 Transition Buffer Specifications.
[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.
Section 410.780 Transition Buffer Requirements.
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.
Section 410.790 Dumpster Screening.
[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.
Section 410.800 Community Policing Through Environmental Design (Cpted).
[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.