The Landscaping and Screening Regulations provide additional guidance on the development of sites within Mount Vernon by addressing landscaping and screening requirements. They are designed to improve the appearance of the community; buffer potentially incompatible land uses from one another; and conserve the value of properties within the City of Mount Vernon.

The provisions of this section shall apply to all new development on each lot or site upon application for a building permit, except for the following:

1.   Reconstruction or replacement of a lawfully existing use or structure following a casualty loss.

2.   Remodeling, rehabilitation, or improvements to existing uses or structures which do not substantially change the location of structures, parking, or other site improvements.

3.   Additions or enlargements of existing uses or structures which increase floor area or impervious coverage area by less than 20 percent. Where such additions or enlargements are 20 percent or greater, these provisions shall apply only to that portion where the new development occurs.

Landscaping shall be required adjacent to each street property line and within street yards as set forth in Table 804-A.

1.   Official List of Prohibited Plant Materials. No plant material listed on a list of restricted or prohibited plant materials provided through the office of the Zoning Administrator shall be installed in required landscaped areas or bufferyards. All plant materials shall conform in size, species and spacing with this section of the ordinance.

2.   Use of Inorganic Landscaping Materials. No artificial trees, shrubs, plants or turf shall be used to fulfill the minimum requirements for landscaping. Inorganic materials, such as stone or decorative pavers, may be used provided that such material does not comprise more than 35% of the minimum required landscaped area. Other concrete and/or asphalt pavement surfaces may not be used within the minimum required landscaped area, except for walkways less than 5 feet in width.

 

These provisions apply when use is established in a more intensive zoning district (District A) which is adjacent to a less intensive zoning district (District B). The owner, developer, or operator of the use within District A shall install and maintain a landscaped bufferyard on his/her lot or site, as set forth in this section. Bufferyard requirements apply only to those districts indicated in Table 805-A. Bufferyards are not required of single-family, 2-family, duplex, or townhouse use types in the more intensive zoning district.

1.   The bufferyard dimensions set forth in Table 805-A apply to zoning districts which share a common lot line or are adjacent but separated by an intervening alley.

Note 1: Applies only to residential uses previously established in the zoning district.

Note 2: Vertical screening only is required as set forth in Section 806.

Note 3: Buffer requirements do not apply to single-family, duplex, or townhouse residential uses established in District A

2.   When a street separates adjacent zoning districts requiring a bufferyard, the size of the bufferyard shall be one-half the required bufferyard set forth in Table 805-A.

3.   Each required bufferyard must be entirely landscaped and free of paved areas, access ways, storage, or other disturbances.

1.   Application. Screening is required between adjacent zoning districts indicated in Table 805-A when one or more of the following conditions in the more intensive zoning district is directly visible from and faces toward the boundary of the less intensive zoning district:

   A.   The rear elevation of buildings.

   B.   Outdoor storage areas or storage tanks, unless otherwise screened.

   C.   Loading docks, refuse collection points, and other service areas.

   D.   Major machinery or areas housing a manufacturing process.

   E.   Major on-site traffic circulation areas or truck and/or trailer parking.

   F.   Sources of glare, noise, or other environmental effects.

2.   Opaque Barrier. A six foot opaque barrier shall be provided which visually screens the conditions listed in Section 806 (1) (A-F) from less intensive uses as follows:

   A.   A solid wood and/or masonry fence or wall at least six feet in height.

   B.   A landscaping screen, using evergreen or deciduous materials, capable of providing a substantially opaque, hedge-like barrier and attaining a minimum height of six feet within three years of planting.

   C.   A landscaped earth berm with a maximum slope of three to one, rising no less than six feet above the existing grade of the lot line separating the zoning districts.

   D.   Any combination of these methods that achieves a cumulative height of six feet.

3.   Location of Screening Wall. A screening wall or fence shall be installed no closer to the less intensive zoning district than one-half the width of the required bufferyard.

4.   Screening: Effect on Drainage. Screening shall not adversely affect surface water drainage.

5.   Permitted Interruptions of Screening. Screening may be interrupted to provide access drives to service areas or for loading purposes to buildings. Such breaks or interruptions shall not exceed 20% of the length of the required screened area.

In any landscaped area for commercial uses only required by the Minimum Depth Requirements, the Bufferyard Requirements, or the Parking Lot Interior Landscaping Requirements, one tree of an approved species with a minimum caliper size of two inches shall be planted and maintained for each 500 square feet of required landscaped area. Existing trees approved for preservation shall be counted toward satisfaction of this requirement.

1.   Time of Application. The provisions contained in this Article shall be applied for each individual lot or site when an application for a building permit on such lot is made. When required, a Landscape Plan shall be submitted with each application for a building permit. Such plan shall be reviewed by the Zoning Administrator for compliance with the provisions of this section.

2.   Maintenance of Required Landscaping. Upon installation of required landscape materials, each owner shall take appropriate actions to ensure their continued health and maintenance. Required landscaping that does not remain healthy shall be replaced consistent with this Article.

3.   Obstruction of View. Landscaping or screening installed in any landscaped area shall not obstruct the view from or to any driveway approach, street, alley, or sidewalk.

4.   Earth Berm Locations. All earth berm locations shall be reviewed by the Zoning Administrator, or his/her designee to determine how the berms shall relate to drainage and public utilities.

5.    Exceptions. A development may continue to comply with the bufferyard and screening requirements in effect at the time of issuance of its original permit, regardless of whether an adjacent lot or site is subsequently rezoned to a less intensive district which would otherwise require compliance with bufferyard or screening provisions.