HomeMy WebLinkAboutWS Item 01 - June 14 Council and Commission Meeting Concernsw X ire s .1._—_
TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: ROGER NELSON, CITY MANAGE
H.T. HARDY, DIRECTOR OF DEVIfLfOPMENT SERVICES
MEETING DATE: OCTOBER 17, 2000
SUBJECT: RECOMMENDATIONS TO CONCERNS EXPRESSED AT JUNE
14, 2000 JOINT COUNCIL AND COMMISSION MEETING
RECOMMENDATION
Staff recommends the City Council direct the Planning and Zoning Commission hold a
workshop to consider the attached recommendations to the Zoning Ordinance.
BACKGROUND INFORMATION
At the June 14, 2000 Joint City Council and Planning and Zoning Commission
Worksession, several concerns regarding issues within the Zoning Ordinance were
discussed with consultant Peter Boecher of Vernon G. Henry and Associates.
Those concerns cited included:
1. the impacts of certain land uses abutting residential districts;
2. the lack of specific lighting standards;
3. the location/aesthetics of loading docks;
4. the distribution of landscaping within Planned Commercial Centers;
5. the visibility of landscaping on a site;
6. limits on signage;
7. noise enforcement;
8. accessory uses abutting residential districts;
9. limitations on the number of gas station/convenience stores at the intersection of
two streets;
10. floodplain development;
11.tree preservation within easements and floodplains;
12. methods of measuring building height/stories;
13. screening of adjacent uses located at different elevations; and
14. the upkeep of older homes.
(The item in bold does not have proposed zoning amendments included in this packet.)
Attached is a brief summary of staff responses to these concerns, followed by a copy of
the proposed draft amendment to the ordinance.
0 AZCUlmemo.wksession
1. Residential Adjacency
Concerns regarding the proximity of certain types of uses to residential
neighborhoods were expressed during the worksession. Most of these concerns
related to various automotive uses and their impact on residential districts.
Staff has compiled a list of uses that would have an adverse effect on residential
districts. Staff is recommending that a separation of 600 -ft. should be maintained
between the following uses and residential districts:
• All automotive uses, i.e. automotive sales and rental; automotive service and
repair; autobody shops; gasoline sales; car wash facilities; and tire and battery
stores.
• All boat and marine sales and service, with or without outside display and/or
storage.
• All sales of building materials and supplies in either an unenclosed or completely
enclosed area.
• All camper and RV sales, service, lease and rental, with or without outside
display and/or storage.
Exhibit A illustrates the effect this distance requirement would have on the location
of these businesses.
Staff recommends that Section 24.C; Section 25.0 and Section 26.0 be amended to
incorporate these guidelines, as shown in Exhibit No. 1.
2. Lighting
Staff is proposing an amendment to Section 55 of the Zoning Ordinance to regulate
the placement, orientation, distribution patterns and fixture types of outdoor lighting.
These standards include:
• the establishment of minimum screening for the reduction of bulb glare;
• design criteria for commercial and industrial districts;
• the reduction of light intensity at ground level of all property lines; and
• methods of enforcement of the proposed lighting standards.
Exhibit B illustrates some features of this proposal.
Staff recommends that Section 55 and Section 58.E be amended to incorporate the
new light standards as shown in Exhibit No. 2.
3. Loading Dock Visibility and Location
Within the past year, several requests for freight forwarding facilities have come
before the Council and Commission. A problem common among these requests is
the design and placement of the loading dock doors with respect to the street. Due
to the location and visibility of the remaining industrial sites within the city,
O:\ZCU\memo.wksession 2
regulations regarding dock door visibility have become necessary. Staff has
developed design standards for loading dock doors that address the location, and
screening of such doors. They include:
• the screening of all dock doors from major and minor thoroughfares;
• prohibiting the location of dock doors such that they would directly face the
street; and
• requiring the screening of dock doors from the street.
Exhibit C illustrates this concept.
Staff recommends that Section 311 and Section 321 of the Zoning Ordinance be
amended to include these loading dock door design standards as shown in Exhibit
No. 3 f
4. Landscape Requirements within Planned Commercial Centers
The Zoning Ordinance, as written, allows for the landscaping requirements of a
Planned Commercial Center (PCC) to be distributed unequally throughout a center's
lots. More specifically, as long as the entire center met the landscaping
requirements, the developer/landlord has complied with the intent of the ordinance.
Several Planned Commercial Centers were not planned according to this
requirement which resulted in the use of an entire lot for landscaped open space just
to meet the minimum requirements.
To prevent this from happening to future Planned Commercial Centers, staff is
recommending that the PCC provisions within the Zoning Ordinance be amended to
require each lot within the PCC to meet the open space/landscaping requirements of
the zoning ordinance.
Staff recommends that Section 23A.N, Section 24.N, 25.N, Section 26A and
Section 30.N be amended to require each lot within a Planned Commercial Center
meet all requirements of the zoning ordinance, including open space/landscaping, as
shown in Exhibit No. 4.
5. Landscape Visibility
Members of the Council and Commission have expressed concerns regarding the
visibility of required landscaping on a site. In the past, some projects have placed
required landscaping in the rear of the site or in areas that are not visible from the
street.
Currently a ten -foot landscape buffer is required at the rear of all sites, with the
exception of those lots that abut airport property. Modifying the landscape ordinance
to eliminate the 10 -foot buffer requirement, except when a non-residential use abuts
a residential use, will eliminate the need to place required landscaping in the rear of
0AZCU\memo.wksession 3
the property and force the placement of the landscaping into more visible locations
on the site.
Staff recommends that Section 53.2.b of the Zoning Ordinance be amended as
shown in Exhibit No. 5.
6. Signs
The rapid development of the City has raised the issue of sign height and location.
The Council and Commission have expressed concerns about the number, type and
height of signs. Several different remedies have been suggested:
• create a sign overlay district;
• restrict pole signs to certain thoroughfares; and
• require a comprehensive sign program (CSP) for multi -tenant buildings to be
reviewed by the Site Plan Review Committee (renamed the Performance Review
Committee.) The CSP would regulate the size, shape and placement of the
signs.
• At the worksession, the Mayor indicated that there might be some areas of the
city in which more signs are required.
Staff recommends that these sign issues be discussed at a Planning and Zoning
Commission workshop.
7. Noise
The methods of measurement and enforcement of the noise performance standards
within the City have not been sufficient. Amending the location of noise
measurement to include the option of measuring the noise/vibration at the closest lot
line if the distance from the source of origin is less than 25 -ft. will enable stricter
enforcement of the noise/vibration performance standards. Additionally, changing
the ordinance to allow enforcement at the staff level rather than by Council, enables
staff to enforce the ordinance in a much more timely and efficient manner.
Staff recommends revising Sections 55.A, 553, 55.C, 55.D and 55.E of the Zoning
Ordinance as shown in Exhibit No. 6
8. Accessory Uses
Both the City Council and the Planning and Zoning Commission have expressed
concerns regarding the location of accessory uses with regard to residential districts.
Staff recommends that Section 42.C.3 be amended to reduce the side and rear yard
setbacks for accessory uses from 6 -feet to 3 -feet, as shown in Exhibit No. 7.
0AZWmemo.wksession 4
9. Convenience Store Location
In the past year, the Council and Commission have heard numerous requests for
conditional use permits for gas stations with convenience stores. The applicants
usually request to be sited on corners located at high profile intersections. Because
of the proliferation of these types of requests, the Council and Commission have
questioned whether this type of use is the "highest and best use" for such high
profile intersections. Limiting the number of gas station/convenience stores that can
be allowed at major intersections can address these types of concerns.
Staff recommends Section 42.1 of the Zoning Ordinance be amended to restrict the
number of gas station/convenience stores to two facilities per major/minor
thoroughfare intersection, as shown in Exhibit No. 8.
10. Flood Plain Development
There was discussion in the workshop concerning the possibility of restricting
development within the flood plain areas to preserve trees. However, the owners of
property within flood plain areas are entitled to develop the property within existing
legal parameters. The prohibition of development in the flood plain could be
considered a "taking" for which the City could be financially liable. Numerous court
cases have established that cities cannot restrict the development of flood plain
areas simply to protect it from development. Owners of flood plain property must be
given the ability to reclaim the land under City and FEMA regulations, which would
result in considerable clearing of trees in most cases. Staff does not recommend
any changes relative to the flood plain.
11. Tree Preservation within Easements and Flood Plains
The Council and Commission expressed concerns regarding tree cutting within
easements and flood plains. On February 15th of this year, Section 52.H of the
Zoning Ordinance was amended with regard to tree removal within easements.
Prior to that date, tree removal was allowed within drainage easements as a matter
of right. The ordinance was amended to require the approval of Public Works staff
prior to the removal of trees in these areas. Specifically, the Public Works
Department must find that the proposed tree removal is necessary to ensure proper
construction or maintenance of the drainage easement.
12. Methods of Measuring Building Height/Stories
This issue has been brought about by the construction of two office projects adjacent
to single family residential districts. The concern is the construction of basements
that, due to the topography of the site, can appear to be a two-story building even
though the Zoning Ordinance specified that development adjacent to single family
districts must be no taller than one story. Using the definition of the building code for
0AZCU\memo.wksession 5
basements, a basement could be constructed with fifty percent of the basement
fflt)
located above ground. This issue was recently resolved with the approval of a
revision of the Zoning Ordinance on July 18, 2000, which redefined a "story" to one
floor.
13. Screening Between Adjacent Uses Located on Different Elevations or Grades.
In the past there have been difficulties with providing appropriate screening when
the site to be screened is located on a different elevation or grade than the adjacent
site.
Staff recommends Section 50,C.1 and Section 50.C.3 of the Zoning Ordinance be
amended to require the measurement of the screening be measured at the nearest
property or building setback line, whichever has the highest grade, as shown in
Exhibit No. 9.
14. The Upkeep of Older Homes
The Building Official has drafted building code amendments that would adopt the
2000 International Property Maintenance code as minimum housing standards for
the City of Grapevine. The City Attorney is presently reviewing the proposed
amendments and they should be brought before Council soon for adoption.
0AZWmemo.wksession 6
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Section 24. C -N Neighborhood Commercial District
C. CONDITIONAL USES: The following uses may be permitted provided they meet the
provisions of, and a Conditional Use Permit is issued pursuant to Section 48 of this
Ordinance.
1. Alcoholic beverage sales provided a special permit is issued in accordance
with Section 42.13. of this Ordinance.
3. Automotive parts and supplies completely in an enclosed building.
4. Drive-in or drive-through restaurants, located not nearer than 600 -ft. to the
R-20, R-12.5, R-7.5 and R-5.0 Single Family districts. This distance shall
be measured from lot line to lot line.
5. Gasoline services, located not nearer than 600 -ft. to the R-20, R-12.5, R-
7.5 and R-5.0 Single Family districts. This distance shall be measured
from lot line to lot line. Gasoline services shall be permitted on a
maximum of two (2) corners created by the intersection of two (2) or
more major or minor arterial or collector streets as identified on the
Thoroughfare Plan.
6. Private clubs and service organizations.
7. Veterinarian including veterinary hospitals where small animals are kept
overnight.
8. Planned Commercial Centers.
9. Any individual retail store, office, personal service establishment, restaurants,
or other uses provided for in Section 24.A. with a floor area open to the
public, including display, service and sales, greater than ninety-five hundred
(9,500) square feet.
10. Personal Care Facilities.
D. LIMITATION ON USES:
0:1zcu/SEC.24.drf
3
Section 24
MDRAFT October 12, 2000
Sec. 25. C -C Community Commercial District Regulations
C. CONDITIONAL USES: The following uses may be permitted, provided they meet
the provisions of, and a Conditional Use Permit is issued pursuant to, Section 48 of
the Ordinance.
1. Public storage garages, including mini -storage warehouses for storage
purposes only. Caretaker or watchmen residential facilities having
accommodations for and occupied by only one family may be permitted as
an accessory use to public storage garages or mini -storage warehouses. No
more than three (3) persons unrelated by blood or marriage may occupy the
caretaker or watchmen residential facilities.
2. Wholesale office and business completely within an enclosed building, but
excluding warehouse storage.
3. Commercial parking lots.
4. Alcoholic beverage sales provided a special permit is issued in accordance
with Section 42-B of this Ordinance.
5. Any commercial business or service not included in any of the other
commercial districts provided that all such uses shall be completely within an
enclosed building and are not noxious or offensive by reason of the emission
of odor, dust, gas fumes, noise, or vibration and provided that no
warehousing or manufacturing or treatment of products or equipment shall
be permitted, except when such is clearly incidental to the conduct of a
permitted use.
6. Boat sales -located not nearer than 600 -ft. to the R-20, R-12.5, R-7.5 and
R-5.0 Single Family districts. This distance shall be measured from lot
line to lot line.
7. Automobile sales and service located not nearer than 600 -ft. to the R-20,
R-12.5, R-7.5 and R-5.0 Single Family districts. This distance shall be
measured from lot line to lot line.
8. Building materials and supplies located not nearer than 600 -ft. to the R-20,
R-12.5, R-7.5 and R-5.0 Single Family districts. This distance shall be
measured from lot line to lot line.
9. Garden supply stores.
0:/ZCU/sec.25.drf 3 Section 25
DRAFT October 12, 2000
10. Sign and sign painting shops.
11. Automobiles washing business; automatic, coin-operated, or moving line
wash, located not nearer than 600 -ft. to the R-20, R-12.5, R-7.5 and R-5.0
Single Family districts. This distance shall be measured from lot line
to lot line. (Requires desirable aesthetics, proper traffic circulation, and
adequate drainage.)
12. Planned Commercial Centers.
13. Automotive repair garages, within a completely enclosed building located
not nearer than 600 ft. to the R-20, R-12.5, R-7.5 and R-5.0 Single Family
districts. This distance shall be measured from lot line to lot line.
Salvage and/or wrecking yards are prohibited. All storage areas must be
surfaced, and screening shall be provided in accordance with Section 58 and
Section 50.
14. Outdoor commercial amusements such as golf driving ranges, miniature golf,
archery located not nearer than 600 -ft. to the R-20, R-12.5, R-7.5 and R-
5.0 Single Family districts. This distance shall be measured from lot
line to lot line.
15. Planned Commercial Centers in excess of 1,000,000 square feet of gross
leasable space. Due to the development nature of planned commercial
centers in excess of 1,000,000 square feet of gross leasable space, it is
recognized that the requirements established in Section 25.F., Section 25.1.,
Section 53.H., Section 53.1., and Section 60 may be difficult to provide. The
Planning and Zoning Commission may recommend and the City Council may
approve a request to establish different amounts and methods than
established in Section 25.F., Section 25.1., Section 53.H., Section 53.1., and
Section 60.
16. Restaurant with outside dining and/or drive through, located not nearer than
600 -ft. to the R-20, R-12.5, R-7.5 and R-5.0 Single Family districts. This
distance shall be measured from lot line to lot line.
17. Hotels and motels. Hotels approved prior to April 18, 2000, shall be deemed
a lawful, permitted use and shall have the same status as that authorized
pursuant to this Ordinance; provided, however, no such building, structure,
or use shall be altered, changed or expanded unless a conditional use permit
therefore has been granted pursuant to this ordinance.
0:/ZCU/sec.25.drf 4 Section 25
�w DRAFT October 12, 2000
18. Tire, battery, and accessory stores located within a planned shopping
center, located not nearer than 600 -ft. to the R-20, R-12.5, R-7.5 and R-
5.0 Single Family districts. This distance shall be measured from lot
line to lot line.
D. LIMITATION ON USES:
1. Whenever the C -C Community Commercial District is utilized for hotel -motel
office or hospital use, the minimum open space shall be increased to thirty
(30) percent of the total lot area.
2. Vehicular use or storage areas other than required parking associated with
permitted uses such as automobile sales and service, boat sales, building
materials, and supplies shall be visually screened from any adjacent
residential district by a fence, wall or berm at least six (6) feet in height.
3. The minimum size of any C -C District shall be five (5) acres.
E. PLAN REQUIREMENTS: No application for a building permit for construction of a
principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine has been approved
by the City Council and recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has been approved.
3. A Landscape Plan, meeting the requirements of Section 53, has been
approved.
F. DENSITY REQUIREMENTS: The following bulk and intensity of use requirements
shall apply:
1. LOT SIZE: The minimum lot size in a C -C District shall be thirty thousand
(30,000) square feet and the minimum size of any C -C District shall be five
(5) acres.
2. MINIMUM OPEN SPACE: At least twenty (20) percent of the total lot area
shall be devoted to nonvehicular open space. (Non -vehicular open space is
any area not devoted to buildings, parking, loading, storage, or vehicular
use.) Planned Commercial Centers permitted as a conditional use shall
meet the requirements of Sections 25.N.3.
0:/ZCU/sec.25.drf 5 Section 25
DRAFT October 12, 2000
Section 26. HC Highway Commercial District
C. CONDITIONAL USES: The following conditional uses may be permitted provided
they meet the provisions of, and a Conditional Use Permit is issued pursuant to,
Section 48 of this Ordinance.
1. Commercial off-street parking lots for passenger vehicles less than one ton
carrying capacity.
2. Retail sales of building materials displayed in an unenclosed or incompletely
enclosed area with outside storage. Conditional use permits for this use
approved prior to mm/dd/yy, shall be deemed a lawful, permitted use
and shall have the same status as that authorized pursuant to this
Ordinance; provided, however, no such building, structure, or use shall
be altered, changed or expanded unless a conditional use permit
therefore has been granted pursuant to this ordinance.
3. Home equipment rental.
4. Alcoholic beverage sales provided a special permit is issued in accordance
with Section 42.13. of this Ordinance.
5. Public or private storage garages, including mini storage warehouses.
6. Swimming pool and spa sales within a completely enclosed building.
7. Restaurant with outside dining and/or drive through located not nearer than
600 -ft. to the R-20, R-12.5, R-7.5 and R-5.0 Single Family districts. This
distance shall be measured from lot line to lot line.
8. Planned Commercial Centers.
9. Automotive repair garages, within a completely enclosed building located
not nearer than 600 -ft. to the R-20, R-12.5, R-7.5 and R-5.0 Single Family
districts. This distance shall be measured from lot line to lot line.
Salvage and/or wrecking yards are prohibited. All storage areas must be
surfaced and screening shall be provided in accordance with Section 58 and
Section 50.
10. New automotive sales, and service, cars and light to medium trucks located
not nearer than 600 -ft. to the R-20, R-12.5, R-7.5 and R-5.0 Single Family
districts. This distance shall be measured from lot line to lot line. All
vehicles must be in an operating condition and all open display or storage
Olzm/sec.26.drf 3 Section 26
DRAFT October 12, 2000
areas must be surfaced and developed in accordance with all applicable
Ordinances of the City.
11. Automotive rental located not nearer than 600 -ft. to the R-20, R-12.5, R-
7.5 and R-5.0 Single Family districts. This distance shall be measured
from lot line to lot line.
12. Camper sales and camper trailer sales and service, lease and rental within
a completely enclosed building and with outside display located not nearer
than 600 -ft. to the R-20, R-12.5, R-7.5 and R-5.0 Single Family districts.
This distance shall be measured from lot line to lot line.
13. Auction sale, new or used goods located within a completely enclosed
building.
14. Plumbing supply within a completely enclosed building.
15. Automobile washing business: automatic, coin-operated or moving line
wash.
16. Outdoor commercial amusements such as golf driving ranges, miniature golf,
archery
17. Gasoline service station located not nearer than 600 -ft. to the R-20, R-
12.5, R-7.5 and R-5.0 Single Family districts. This distance shall be
measured from lot line to lot line.
18. Feed and grain sales within a completely enclosed building.
19. Boat and marine sales and/or service with outside display located not
nearer than 600 -ft. to the R-20, R-12.5, R-7.5 and R-5.0 Single Family
districts. This distance shall be measured from lot line to lot line.
20. Job printing or newspaper establishments.
21. Hotels and motels. Hotels approved prior to April 18, 2000, shall be deemed
a lawful, permitted use and shall have the same status as that authorized
pursuant to this Ordinance; provided, however, no such building, structure,
or use shall be altered, changed or expanded unless a conditional use permit
therefore has been granted pursuant to this ordinance.
D. LIMITATION OF USES:
071800 4
Section 26
Section 55. Performance Standards
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5. LIGHTING: The purpose of this section is to regulate the placement,
orientation, distribution patterns and fixture types of outdoor lighting.
The intent of this section is to encourage lighting that provides safety,
utility and security; also to prevent glare on public roadways, protect
the privacy of residents and reduce atmospheric light pollution. These
lighting regulations except for paragraphs (1.)(b.) and (1.)(c.) do not
pertain to any exterior lighting allowed by electric permit issued prior
to month/day/year. Government uses, emergency lighting, temporary
construction lighting, Christmas lighting and those temporary uses
permitted in Section 42 are exempted from these lighting provisions.
All properties that are within the area bounded by Bethel Road, Bass
Pro Boulevard and State Highway 26 on the south; Fairway Drive on the
west; and the city limits line on the north and east are exempt from the
lighting regulations in Section 5.
0;/zcu/SEC.55,drf
a. Light fixtures excluding accent lighting of architectural building
features and lighting of public art or public monuments shall be
mounted no higher than the highest point of the primary structure on
the property. In no case shall light poles be greater than 30 feet in
height.
b. All lighting excluding accent lighting of architectural building
features, landscape architectural features, trees and lighting of public
art or public monuments shall comply with the following guidelines:
(1.) All lighting sources greater than 60 wafts shall be provided
with full -cutoff shielding with opaque tops and reflectors to:
(a.)Eliminate all direct upward illumination
(b.) Eliminate all direct visibility of the lighting element
at a point 5 feet above the ground level at all subject
3
Section 55
0property DRAFT lines 10/12/2000
0;/zcu/SEG.55.drf
(c.)Reduce light levels at ground level of all property lines of
the subject property to the following levels based on the
zoning of the adjacent properties:
• Single-family - 0.2 footcandles
• Multiple -family - .5 footcandles
• Non-residential districts, streets - 3.0 footcandles
• Industrial districts - 5.0 footcandles
c. All lighting sources shall be directed downward to limit light levels
at the subject property boundaries to those stated in section 5.b.1.c.
d. Illumination levels as required in Section 5.b.1.c. can be
accomplished by louvers, baffles, visors or shields placed on the
fixture or by fences, berms, elevation or any other method such that
the required limitations indicated in Section 5.b.1.c are met.
e. Accent lighting of architectural building features may be provided
through string or neon lighting elements to highlight architectural
features providing the light levels for adjacent properties stated in
Section 5.b.1.c are not violated. Upward lighting of public art or
public monuments is allowed, providing the lighting elements are
shielded as stated in Section 5.b. and light levels for subject
properties are limited as stated in Section 5.b.(1.)(c.). All exterior
signs with the exception of back lit signs, shall be restricted to
downward lighting. All illuminated exterior signs shall meet the
requirements of Section 5.b.
f. Metering equipment - Lighting levels of outdoor lighting shall be
measured in footcandles with a direct reading portable light meter
with a color and cosine corrected sensor with multiple scales. The
meter shall read within an accuracy of plus or minus five (5) percent.
It shall have been tested and calibrated by an independent
commercial photometric laboratory or the manufacturer within one
(1) year of date of use as attested to by a certificate issued by such
laboratory. All lighting installations shall be tested by a State of
Texas licensed Professional Engineer or a Registered Master
Electrician prior to final inspection by the City. Test results shall be
submitted to the Building Inspection Department prior to final
inspection. It shall be the property owner's responsibility to provide
E
Section 55
DRAFT 10/12/2000
testing results at any time after the issuance of a certificate of
occupancy, if requested by the Building Official to prove that legal
illumination levels are being met.
g. Measurements to determine light levels shall be done with metering
equipment described in Section 5.f. with a sensor mounted no more
than six (6) inches above ground level in a horizontal position.
Readings shall be taken only after the cell has been exposed to
provide a constant reading. Measurements shall be made when the
meteorological optical range is six (6) miles or greater such that
measurements will not be adversely affected by atmospheric
scatter. Measurements shall be made after dark with the subject
property light sources off and then with them on. The difference
between the two (2) readings shall be compared to the footcandle
maximum ratings indicated in Section 5.b.1.c. This procedure
eliminates the effects of moonlight and other ambient light.
h. In addition to the above requirements, no site lighting, building
lighting or combination thereof shall be designed or installed so as
to create reflective glare that creates a hazard, reduces privacy or
inhibits the enjoyment of the surrounding properties.
L For purposes of Section 55, 5. subject property shall be the property
under study or investigation pursuant to the requirements of
Section 55.5.
6. LIQUID OR SOLID WASTE: No discharge at any point into any public sewer,
private sewer disposal system, or stream or into the ground, except in
accordance with standards approved by the State Health Department or
standard equivalent to those approved by such department, for similar uses,
of any materials of such nature or temperature as can contaminate any water
supply, interfere with bacterial processes in sewage treatment or otherwise
cause the emission of dangerous or offensive elements.
B. 1 R er-dei; te detGFFAiRe if acAyal viel-ations aFe ;RVG!Ved, Certain measurements shall
be taken to enforce performance standards for noise and vibration herein, in
any district certain measurements shall be taken. GeFtaiR measui:emeRts aFe
.ReGeSswy feF the eRfGFGeR;eRt ef peFf49FR;aRGe StEandards heFein ret feFth peFtai i -
tG neire, vibFatiGR and glaFe. These measurements are as follows: Twenty-five (25)
feet from the source of origin at the closest lot line in any district or at the closest
lot line if the distance from the source of origin is less than twenty-five (25)
0;/zcu/SEC.55.drf
9
Section 55
Section + Loading and Outside Storage .
Development Standards
E. Lighting facilities. Refer a Section 55.A.5for • • • - lighting standards.
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F. The parking area shall be used for passenger vehicles only, and in no case shall be
used for sales, repair work, storage, dismantling or servicing of any vehicles,
equipment, materials or supplies.
G. The off-street loading facilities required for the uses mentioned in this ordinance and
other similar uses, shall be on the same lot or parcel of land as the structure they
are intended to serve, or on a lot or parcel of land abutting the structure they are
intended to serve.
H. All parking, loading spaces and vehicle sales areas on private property shall have
a vehicle stopping device installed so as to prevent parking of motor vehicles in any
required landscaped areas, to prevent any parked vehicle from overhanging a public
right-of-way line, or public sidewalk. An overwide sidewalk on private property may
be permitted so as to allow encroachment of vehicle overhang while maintaining an
unobstructed three-foot minimum sidewalk width. This requirement shall apply only
where spaces are adjacent to the walks, right-of-way, and landscaping. Parking
shall not be permitted to overhang public right-of-way in any case.
Driving lane widths in all private parking lots shall conform to the following
standards:
0 degrees - 34 degrees .......................18 feet minimum
35 degrees - 90 degrees ......................25 feet minimum
All turning radii.....................................25 feet minimum
J. In nonresidential districts, surface parking may extend to the front property line,
except for required screening and landscaping as set forth in the various sections
of this Ordinance.
K. In determining the required number of parking spaces, fractional spaces shall be
counted to the next whole space. Parking spaces located within buildings used for
111699 2 Section 58
Section 31. LI Light Industrial District
L. OFF-STREET LOADING: No off-street loading is required in the LI Light Industrial
District. If off-street loading is desired, it shall be provided in accordance with
the following provisions as well as the provisions of Section 57 and 58 of this
ordinance.
1. All loading doors, service doors and trash storage areas shall be screened
from all major and minor arterial streets, as identified on the Thoroughfare
Plan, by buildings or by an eight (8) foot wall, composed of the same
exterior materials as the buildings on the lot.
2. For lots that abut a major or minor arterial street, as identified on the
Thoroughfare Plan, no loading facilities shall directly face the street. A
door is considered to be directly facing a street when it is at an angle of
450 or less in relation to the adjacent street.
3. Loading docks located between buildings shall be screened from all major
and minor arterial streets, as identified on the Thoroughfare Plan, by an
eight (8) foot wall, composed of the same exterior material as the buildings
on the lot, except for the minimum access required for driveways and
sidewalks.
M. MASONRY REQUIREMENTS: The masonry requirements of Section 54 shall be
met for all buildings and structures.
N. ADDITIONAL BUFFERING, SCREENING, FENCING, & LANDSCAPING. The
Planning and Zoning Commission may recommend and the City Council may
require buffering, screening, fencing and landscaping requirements on any zone
change, conditional use, or special use case or concept plan in addition to or in lieu
of buffering, screening, fencing or landscaping requirements set out specifically in
each use district when the nature and character of surrounding or adjacent property
dictate a need to require such methods in order to protect such property and to
further provide protection for the general health, welfare and morals of the
community in general.
O. OUTSIDE STORAGE USES ESTABLISHED PRIOR TO FEBRUARY 21,1995: Any
use within the Light Industrial District with outside storage platted for record prior to
February 21, 1995, shall be deemed a permitted use. However, no such building,
structure or use shall be altered, changed or expanded unless a conditional use
permit is issued pursuant to Section 48.
0:/zcu/Sec.31.drf 8 Section 31
» DRAFT 10/12/2000
dY
Section 32. BP Business Park District
K. OFF-STREET LOADING: Off-street loading shall be provided in accordance with
the provisions of Section 57 and 58 of this Ordinance. If off-street loading is
desired, it shall be provided in accordance with the following provisions as
well as the provisions of Section 57 and 58 of this ordinance.
1. All loading doors, service doors and trash storage areas shall be _-
at the FeaF ef the let •' from all major and minor arterial streets,
as identified.
composedon the lot.
2. For lots that abut a major and minor arterial street, as identified on the
Thoroughfare Plan, no loading facilities shall directly face the street GF be
A s#e door is
considered to be directly facing a street when the-lot4ine it is at an angle
of 450 or less in relation to the adjacent street.
3. Loading docks located between buildings shall be screened from all major
and minor arterial streets, as identified on the Thoroughfare Plan, by an
eight (8) foot wall, composed of the same exterior material as the buildings
" on the lot, except for the minimum access required for driveways and
sidewalks.
M. DESIGN REQUIREMENTS: The following design requirements shall apply
to all permitted, accessory and conditional uses.
1. No outdoor storage, except for refuse and garbage storage, shall be
permitted. Refuse and garbage storage areas shall be landscaped
and screened in accordance with Section 50.13.3.
2. Heating, ventilating, air conditioning and electrical equipment, shall be
designed, installed and operated to minimize noise impact on
surrounding property. All such equipment shall be screened from
public right-of-way.
3. Lighting facilities, if provided, shall be so arranged as to be reflected
away from residentially zoned or used property. Lighting provided
within parking facilities shall meet the requirements of Section 58.E.
4. MASONRY REQUIREMENT: Due to the development nature of the
BP Business Park District, it is recognized that all uses in this district
shall have exterior fire resistant construction having one hundred
(100) percent of the total exterior walls, excluding doors and windows
0:Izcu/sec.32.drf 7 Section 32
Leaf U&I
Sec. 23A. GV Grapevine Vintage District Regulations
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: Each lot or parcel
of land created within a Planned Commercial Center shall comply with the following
requirements:
1. MINIMUM YARD REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The front yard requirements contained in Section 23A.G.3. shall
be applicable to each lot or parcel of land within a Planned Commercial
Center. A minimum fifteen (15) foot side yard and a minimum twenty-five
(25) foot rear yard shall be required around the outside perimeter of the
Planned Commercial Center. Minimum side and rear yard requirements of
interior lots may be required if deemed necessary by City Council in order to
meet the provisions of Section 48.
2. LANDSCAPING REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The minimum landscaping requirements of Section 53.H.2 shall
be applicable around the outside perimeter of a Planned Commercial Center.
For interior lots the minimum landscaping requirements of Section 53.H.2.b
may be required if deemed necessary by City Council in order to meet the
provisions of Section 48.
3. MINIMUM OPEN SPACE REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: At least twenty-five (25) percent of each lot or parcel in the
Planned Commercial Center shall be devoted to nonvehicular open
space the teetal site aFea ef the PlaRned GGFRM8FGia11 r—'--RteF shal e deveted
to R1_AAVehiGUIaF epeR 6paGe (nonvehicular open space is any area not
devoted to buildings, parking, loading, storage, or vehicular use.) Planned
Commercial Centers established prior to the effective date of this
ordinance shall be subject to the open space requirements in place at
the time of the issuance of their Conditional Use Permit, provided such
Conditional Use Permit remains valid. Upon the expiration of any
Conditional Use Permit, the open space requirements contained herein
shall apply.
0:/zcu/SEC.23a.drf 7 Section 23A
DRAFT October 12, 2000
�� Section 24. C -N Neighborhood Commercial District
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: Each lot or parcel
of land created within a Planned Commercial Center shall comply with the following
requirements:
1. MINIMUM YARD REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The front yard requirements contained in Section 24.G.3. shall
be applicable to each lot or parcel of land within a Planned Commercial
Center. A minimum ten (10) foot side and a minimum twenty-five (25) foot
rear yard shall be required around the outside perimeter of the Planned
Commercial Center. Minimum side and rear yard requirements of interior
lots may be required if deemed necessary by City Council in order to meet
the provisions of Section 48.
2. LANDSCAPING REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The minimum landscaping requirements of Section 53.H.2 shall
be applicable around the outside perimeter of a Planned Commercial Center.
For interior lots the minimum landscaping requirements of Section 53.H.2.b
and 53.1 shall be appliGabl may be required if deemed necessary by City
Council in order to meet the provisions of Section 48.
h
3. MINIMUM OPEN SPACE REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: At least twenty (20) percent of each lot or parcel in the
Planned Commercial Center shall be devoted to nonvehicular open
space
(nonvehicular open space is any area not
devoted to buildings, parking, loading, storage, or vehicular use.) Planned
Commercial Centers established prior to the effective date of this
ordinance shall be subject to the open space requirements in place at
the time of the issuance of their Conditional Use Permit, provided such
Conditional Use Permit remains valid. Upon the expiration of any
Conditional Use Permit, the open space requirements contained herein
shall apply.
3. BUILDING ELEVATIONS OF PROPOSED STRUCTURES SHALL BE
SUBMITTED WITH THE SITE PLAN REQUIRED BY SECTION 48.D.7.
0:/zcu/SEC.24.drf
Section 24
7
DRAFT October 12, 2000
Sec. 25. C -C Community Commercial District Regulations
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: Each lot or parcel
of land created within a Planned Commercial Center shall comply with the following
requirements:
1. MINIMUM YARD REQUIREMENTS OF PLANNED COMMERCIAL CENTERS:
The front yard requirements contained in Section 25.G.3. shall be applicable to
each lot or parcel of land within a Planned Commercial Center. A minimum
twenty (20) foot side and a minimum twenty-five (25) foot rear yard shall be
required around the outside perimeter of a Planned Commercial Center.
Minimum side and rear yard requirements of interior lots may be required if
deemed necessary by City Council in order to meet the provisions of Section 48.
2. LANDSCAPING REQUIREMENTS OF PLANNED COMMERCIAL CENTERS:
The minimum landscaping requirements of Section 53.H.2 shall be applicable
around the outside perimeter of a Planned Commercial Center. For interior lots
the minimum landscaping requirements of Section 53.H.2.b may be required if
deemed necessary by City Council in order to meet the provisions of Section 48.
3. MINIMUM OPEN SPACE REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: At least twenty (20) percent of each lot or parcel in the Planned
Commercial Center shall be devoted to nonvehicular open space the tetal
site aFea ef the PlaRRed GE)MFAeFGial GeRteF Shall be deveted te RGRYehiGUiaF
OpeR SpaGe-(nonvehicular open space is any area not devoted to buildings,
parking, loading, storage, or vehicular use.) Planned Commercial Centers
established prior to the effective date of this ordinance shall be subject to
the open space requirements in place at the time of the issuance of their
Conditional Use Permit, provided such Conditional Use Permit remains
valid. Upon the expiration of any Conditional Use Permit, the open space
requirements contained herein shall apply.
4. BUILDING SEPARATION REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The minimum distance between principal or accessory buildings on
the same lot required by Section 25.G.6 may be modified if deemed necessary
by City Council to accommodate for accessory structures.
5. BUILDING ELEVATIONS OF PROPOSED STRUCTURES SHALL BE
SUBMITTED WITH THE SITE PLAN REQUIRED BY SECTION 48.D.7.
0:/ZCU/sec.25.drf 9 Section 25
DRAFT October 12, 2000
40 Section 26. HC Highway Commercial District
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: Each lot or parcel
of land created within a Planned Commercial Center shall comply with the following
requirements:
1. MINIMUM YARD REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The front yard requirements contained in Section 26.G.3. shall
be applicable to each lot or parcel of land within a Planned Commercial
Center permitted. The minimum side and minimum rear yards as required
in Section 26.G.4. and G.S. shall be required around the outside perimeter
of a Planned Commercial Center. Minimum side and rear yard requirements
of interior lots may be required if deemed necessary by City Council in order
to meet the provisions of Section 48.
2. LANDSCAPING REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The minimum landscaping requirements of Section 53.H.2 shall
be applicable around the outside perimeter of a Planned Commercial Center.
For interior lots the minimum landscaping requirements of Section 53.H.2.b
may be required if deemed necessary by City Council in order to meet the
provisions of Section 48.
3. MINIMUM OPEN SPACE REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: -At least fifteen (15) percent of each lot or parcel in the Planned
Commercial Center shall be devoted to nonvehicular open space the
total site aFea ef the PlaRRed QGFRFn8FGiaI GeRteF shall be deveted to
neRvehiGUlaF GpeR spaGe (nonvehicular open space is any area not devoted
to buildings, parking, loading, storage, or vehicular use.) Planned
Commercial Centers established prior to the effective date of this
ordinance shall be subject to the open space requirements in place at
the time of the issuance of their Conditional Use Permit, provided such
Conditional Use Permit remains valid. Upon the expiration of any
Conditional Use Permit, the open space requirements contained herein
shall apply.
4. BUILDING ELEVATIONS OF PROPOSED STRUCTURES SHALL BE
SUBMITTED WITH THE SITE PLAN REQUIRED BY SECTION 48.D.7.
071800 10 Section 26
Sec. 30. RA Recreation/Amusement District
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: Each lot or parcel
of land created within a Planned Commercial Center shall comply with the following
requirements:
1 MINIMUM YARD REQUIREMENT OF PLANNED COMMERCIAL CENTERS:
The front yard requirements contained in Section 30.G.3. shall be applicable
to each lot or parcel of land within a Planned Commercial Center. A
minimum ten (10) foot side yard and a minimum twenty five (25) foot rear
yard shall be required around the outside perimeter of a Planned
Commercial Center. Minimum side and rear yard requirements of interior
lots may be required if deemed necessary by City Council in order to meet
the provisions of Section 48.
2. LANDSCAPING REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The minimum landscaping requirements of Section 53.1-1.2 shall
be applicable around the outside perimeter of a Planned Commercial Center.
For interior lots the minimum landscaping requirements of Section 53.H.2.b
may be required if deemed necessary by City Council in order to meet the
provisions of Section 48.
1 MINIMUM OPEN SPACE REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: At least twenty (20) percent of each lot or parcel in the
Planned Commercial Center shall be devoted to nonvehicular open
space the tetal site Area Of thG PlaRRed GA—M.MeFGial GeRteF shall be devot
tG RGRvehiGWIaF 9peR SpaGe (nonvehicular open space is any area not
devoted to buildings, parking, loading, storage, or vehicular use.) Planned
Commercial Centers established prior to the effective date of this
ordinance shall be subject to the open space requirements in place at
the time of the issuance of their Conditional Use Permit, provided such
Conditional Use Permit remains valid. Upon the expiration of any
Conditional Use Permit, the open space requirements contained herein
shall apply.
0 a A
WYA I INN MRSTIN so; aN I a"M I I= z1W."I ON 1 21 X01111 004 R1 OW96*11 X"Il
0:/zcu/sec.30.drf 7 Section 30
DRAFT
Section 53. Landscaping Regulations
2. PERIMETER LANDSCAPING: All parking lots and vehicular use areas shall
be screened from all abutting properties and/or public rights-of-way with a
wall, fence, hedge, berm or other durable landscape barrier. Any living
barrier shall be established in a two (2) feet minimum width planting strip.
Plants and materials used in living barriers shall be at least thirty (30) inches
high at the time of planting and shall be of a type and species that will attain
a minimum height of three (3) feet one (1) year after planting.
0:/zcu/Sec.53.drf
Any landscape barrier not containing live plants or trees, shall be a minimum
of three (3) feet high at time of installation. Perimeter landscaping shall be
designed to screen off-street parking lots and other vehicular use areas from
public rights-of-way and adjacent properties.
a. Whenever an off-street parking or vehicular use area abuts a public
right-of-way, except a public alley, a perimeter landscape area of at
least fifteen (15) feet in depth shall be maintained between the
abutting right-of-way and the off-street parking or vehicular use area.
An appropriate landscape screen or barrier shall be installed in this
area and the remaining area shall be landscaped with at least grass
or other ground cover. Necessary accessways from the public right-
of-way shall be permitted through all such landscaping. The
maximum width for accessways shall be: fifty (50) feet for non-
residential two- way movements; thirty (30) feet for non-residential
two-way movements; Twenty (20) feet for non-residential one-way
movement.
b. Whenever an off-street parking or vehicular use areas abuts an
adjacent property line, a perimeter landscape area of at least ten (10)
feet in width shall be maintained between the edge of the parking
area and the adjacent property line. Accessways between lots may
be permitted through all perimeter landscape areas. Maximum width
for accessways shall be twenty-five (25) feet. Landscaping shall be
designed to visually screen the parking area. Whenever such
property is zoned or used for residential purposes, the landscape
buffer shall include a wall, hedge, or berm not greater than eight (8)
L•�
Section 53
FINT-IM
feet in height nor less than three (3) feet in height.
1. Whenever off-street parking or vehicular use areas are
located along a rear property line contiguous to a non-
residential zoning district, the ten (10) foot perimeter
landscape buffer is not required.
C. Perimeter landscape areas shall contain at least one (1) tree for each
fifty (50) lineal feet or fraction thereof of perimeter area.
LANDSCAPING REQUIREMENTS FOR NON -VEHICULAR OPEN SPACE. In
addition to the landscaping of off-street parking and vehicular use areas, all
remaining open spaces on any developed lot or parcel shall conform to the following
minimum requirements:
1 Grass, ground cover, shrubs, and other landscape materials shall be used
to cover all open ground within twenty (20) feet of any building or paving or
other use such as storage.
2. All structures shall be treated with landscaping so as to enhance the
appearance of the structure and to screen any detractive or unsightly
appearance.
3. Landscaping shall be provided on each developed lot in accordance with the
following standards:
a. In all residential zoning districts (except R-20, R-12.5, and R-7.5), a
minimum of fifteen (15) percent of the landscaping shall be located in
the required front yard.
b. In all non-residential zoning districts, a minimum of fifteen (15) percent
of the total site area shall be devoted to feature landscaping with not
less than fifty (50) percent of the landscaping being located in the
required front yard.
4. Trees shall be planted in non -vehicular open space to meet the following
requirements. Existing trees that are preserved on a developed site may be
credited to the following requirements
0:/zcu/Sec.53.drf Section 53
N
DRAFT 10/12/2000
s, Exhibit No. 6
Section 55. Performance Standards
Table 2
Type or location of operation Correction in decibels
or character of noise
Daytime operation only 5
Noise source operates less than: 1
(a) 20% of any one-hour period 5
(b) 5% of any one-hour period 10
Noise of impulsive character
(hammering, etc.) -5
Noise of periodic character,
(hum, screech, etc.) -5
Property is located in one of the following
zoning districts and is not within 500
feet of any R district
(a) C -C or 6-W district 5
(b) LI of -F- district 10
4. VIBRATION: No vibration shall be permitted which is discernible without
instruments at the points of measurement specified in Subsection B.
B. , Certain measurements shall
be taken to enforce performance standards for noise and vibration herein, in
any district certain measurements shall be taken.
These measurements are as follows: Twenty-five (25)
feet from the source of origin at the closest lot line in any district or at the closest
0;/zcu/SEC.55.drf
3
Section 55
DRAFT 10/12/2000
lot line if the distance from the source of origin is less than twenty-five (25)
feet.
C. Qualified expert consultants may be employed for analysis if, in the opinion of the
Building Official, the proposed uses may cause dangerous or objectionable
emissions. These FepeFts shall be pFeseRted witheut delay with a Gepy f49F the
app4GaPA— Consultant reports shall be completed according to a schedule
agreed upon by the Building Official. Copies of reports shall be provided to
both the building official and the applicant.
E. In case of alleged violations of performance standards, the Building Official shall
investigate and FePGFt W the Gity GeURGil GR aRY deviatiGRS #GM the P8494naRG8
standaRJG. The Gity GGURGi' shall aRalyZe the Fepert with the help ef qual
experts, and a#eF publiG heaFiRg, shall determine whether or not a violation is
established otherwise by the City.
0;/zcu/SEC.55.drf
0
Section 55
MR
MIT
IMIS
MWEIMME
MR
I
E. In case of alleged violations of performance standards, the Building Official shall
investigate and FePGFt W the Gity GeURGil GR aRY deviatiGRS #GM the P8494naRG8
standaRJG. The Gity GGURGi' shall aRalyZe the Fepert with the help ef qual
experts, and a#eF publiG heaFiRg, shall determine whether or not a violation is
established otherwise by the City.
0;/zcu/SEC.55.drf
0
Section 55
0
DRAFT 10/12/2000
Exhibit No. 7
Section 42. Supplementary District Regulations
C. ACCESSORY BUILDINGS:
1. An accessory building not exceeding one story in height may occupy not
more than sixty (60) percent of a minimum required rear yard.
2. An accessory building exceeding one story or more in height may occupy not
more than forty (40) percent of a minimum required rear yard.
3. An accessory building attached to the main building shall be made
structurally a part and have a common wall with the main building and shall
comply in all respects with the requirements of this Ordinance applicable to
the main building. Unless so attached, an accessory building in a residential
district shall be located on the rear one-half of the lot and at least ten (10)
feet from any dwelling or building existing or under construction on the same
lot or any adjacent lot. In all residential districts, a building or structure
attached to the principal building or structure by only a breezeway having a
maximum width of six (6) feet shall be considered as being a detached
accessory building or structure. No accessory building shall be located
nearer than 6+x-(6) three (3) feet to any side or rear lot line and shall be
In the
case of a corner lot, no accessory building shall be located within any side
yard required on the street side. A garage, detached from the main building,
may be located no nearer than six (6) feet to any rear lot line and shall be
subject to the same side yard requirements as the principal structure.
4. No swimming pool shall be located nearer than six (6) feet to any rear lot line
and shall be subject to the same side yard requirements as the principal
structure. Below ground swimming pools may be located no nearer than six
(6) feet to the side lot line adjacent to the street. On corner lots that require
a side yard to be the same as required for the front yard, pools shall be
located no nearer than fifteen (15) feet to the side lot line adjacent to the
street. Swimming pools may be located nearer than ten (10) feet from any
dwelling or building existing as long as the excavation of the swimming pool
does not in any way harm or endanger the existing building or dwelling.
D. CORNER LOTS: On corner lots, the side yard on the street side shall be the same
as required for the front, except on corner lots adjacent to a segment of a side street
upon which no property fronts, said segment being defined as that portion of a
0:/zcu/SEC.42.drf 5 Section 42
WM
Section 42. Supplementary District Regulations
I. CONVENIENCE STORES: Convenience stores shall be limited to no more than
two facilities per major/minor thoroughfare intersection.
0:/zcu/SEC.42.drf 12 Section 42
DRAFT 10/12/2000
Exhibit No. 9
Section 50. Screening
C. SCREENING STANDARDS: Under various zoning districts and circumstances,
screening is required. The following are the approved types of screening as referred
to in various places in this Ordinance:
1. SCREENING ALTERNATE A: Screening Alternate A shall consist of a solid
masonry or concrete wall to a minimum height of six (6) feet measured from
the average grade of either the nearest property line ef the pmpeFty adjaG9At
te that eR WhiGh the 6GFeeRiR9 is FequiFe-'or the nearest building setback
*- * -'I "
line, whichever has the higher elevation.
2. SCREENING ALTERNATE B: Screening Alternate B shall consist of
landscaped earthen berms to a minimum height of six (6) feet. Side slopes
of berm shall have a minimum of two (2) feet of horizontal distance for each
one foot of height. Berms shall contain necessary drainage provisions as
required by the City Engineer. Landscaping shall be as required in Section
53.
3. SCREENING ALTERNATE C: Screening Alternate C shall consist of a solid
wood fence to a minimum height of six (6) feet measured from the average
grade of either the nearest property line ef the pmpeFty adjaGeRt W that G14
WhiGh th . g is requi or the nearest building setback line,
whichever has the higher elevation.
D. MAINTENANCE: All required screening materials shall be maintained in a
neat and orderly manner at all times. This shall include, but not be limited
to pruning, fertilizing, watering, mowing, weeding, and other such activities
common to the maintenance of landscaping. Appropriate facilities for
watering any plant material shall be installed at time of planting. Screening
areas shall be kept free of trash, litter, weeds, and other such materials or
plants not a part of the screening or landscaping. All plant material shall be
maintained in a healthy and growing condition as is appropriate for the
season of the year. All plant material which dies shall be replaced with plant
material of similar variety and size.
E. ADDITIONAL SCREENING, FENCING, LANDSCAPING: The Planning and Zoning
Commission may recommend and the City Council may require screening, fencing
and landscaping requirements on any zoning case in addition to or in lieu of
screening or fencing requirements set out specifically in each use district when the
nature and character of surrounding or adjacent property dictate a need to require
o:/zcu/sec50.drf 2 Section 50