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DRRC 05-26-11 Meeting AgendaMEMORANDUM COUNTY of FREDERICK Department of Planning and Development To: Development Review and Regulations Committee From: Candice E. Perkins, AICP, Senior Planner Subject: May Meeting and Agenda Date: May 17, 2011 ■ 540/665-5651 FAX: 540/665-6395 The Frederick County Development Review and Regulations Committee (DRRC) will be meeting on Thursday, May 26, 2011 at 7:00 p.m. in the first floor conference room (purple room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The DRRC will discuss the following agenda items: AGENDA 1) Automobile Repair Shops in the M1 Zoning District. Discussion on revisions to the Frederick County Zoning Ordinance to include automobile repair shops as a permitted use in the M1 (Light Industrial) Zoning District. 2) Landscaping Requirements. Continued discussion on revisions to the Frederick County Zoning Ordinance to revise the landscaping requirements. Please contact this office if you will not be able to attend the meeting. Thank you. Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through the rear door of thefour-story wing. I would encourage committee members and interested citizens to park in the County parking lot located behind the new addition or in the joint Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing. CEP/bad Attachments 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Item #1: Automotive Repair Shops in the M1 District Staff has received numerous requests to permit automobile repair shops in the M1 (Light Industrial) Zoning District. Automobile repair is currently permitted in the B3 (Industrial Transition) and the M2 (Industrial General) Zoning Districts. Staff has drafted an ordinance amendment that would permit SIC 752 as a permitted use in the M1 Zoning District along with additional supplemental use regulations that correspond to the use. If approved this amendment would permit the following: • Top, Body and Upholstery Repair Shops and Paint Shops • Automotive Exhaust System Repair Shops • Tire Retreading and Repair Shops (currently permitted in the M 1) • Automotive Glass Replacement Shops • Automotive Transmission Repair Shops • General Automotive Repair Shops • Automotive Repair Shops, Not Elsewhere Classified If the DRRC is supportive of this ordinance amendment, staff will forward it to the Planning Commission and Board of Supervisors for their consideration. Attachments: 1. Revised ordinance with additions shown in bold underlined italics. 2. SIC 752 2 ATTACHMENT 1 DRRC Discussed 5/27/2011 ARTICLE VI BUSINESS AND INDUSTRIAL ZONING DISTRICTS Part 606 — M1 Light industrial District § 165-606.02. Allowed uses. Standard Industrial Classification (SIC) Automotive Repair Shops 753 Tire retreading 7-534 Article II SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES Part 204 — Additional Regulations for Specific Uses § 165-204.12 Motor vehicle service uses, automotive repair shops and public garages. All motor vehicle service uses, automotive repair shops and public garages shall meet the following requirements.- A. equirements: A. All repair shall take place entirely within an enclosed structure. B. All exterior storage of parts and equipment shall be screened from view of surrounding properties by an opaque fence or screen at least six five -feet in height. This fence or screen shall be adequately maintained. C. Inoperable motor vehicles must be stored within a totally enclosed building or screened on all sides by a six foot opaque element such a fence, wall or berm. D. In the RA, M1 and M2 Zoning Districts, the sale of automobiles shall not be permitted as an accessory or secondary use to any automotive repair shop. T 372 STANDARD INDUSTRIAL CLASSIFICATION Industry ` Group Industry 751 No' No.AUTOMOTIVE RENTAL AND LEASING, WITHOUT DRIVERS—Con. 7519 Utility Trailer and Recreational Vehicle Rental—Con. Mobile home rental, except on site Trailer rental Motor home rental Utility trailer rental Popup camper rental 752 AUTOMOBILE PARKING 7521 Automobile Parking Establishments primarily engaged in the temporary parking of automobiles, usually on an hourly, daily, or monthly contract or fee basis. Establishments primarily engaged in extended or dead storage of automobiles are classified in Transportation, Industry 4226. Garages, automobile parking Parking structures Parking lots Tow -in parking lots 753 AUTOMOTIVE REPAIR SHOPS 7532 Top, Body, and Upholstery Repair Shops and Paint Shops Establishments primarily engaged in the repair of automotive tops, bodies, and interiors, or automotive painting and refinishing. Also included in this in- dustry are establishments primarily engaged in customizing automobiles, trucks, and vans except on a factory basis. Establishments primarily engaged in customizing automobiles, trucks, and vans on a factory basis are classified in Manufacturing, Industry Group 371. Antique and classic automobile restora- Automotive trim shops tion Bump shops (automotive repair) Automotive body shops Collision shops, automotive Automotive interior shops Customizing' automobiles, trucks or Automotive paint shops vans: except on a factory basis Automotive tops (canvas or plastic), in- Upholstery repair, automotive stallation, repair, or sales and instal- Van conversions, except on a factory lation basis I 7533 Automotive Exhaust System Repair Shops Establishments primarily engaged in the installation, repair, or sale and in- stallation of automotive exhaust systems. The sale of mufflers, tailpipes, and catalytic converters is considered to be incidental to the installation of these products. Catalytic converters, automotive: instal- Exhaust system services, automotive lation, repair, or sales and installa- Mufflers, automotive: installation, tion repair, or sales and installation 7534 Tire Retreading and Repair Shops Establishments primarily engaged in repairing and retreading automotive tires. Establishments classified here may either retread customers' tires or re- tread tires for sale or exchange to the user or the trade. Rebuilding and retreading tires for the Tire repair shops trade Tire studding and restudding Retreading tires Vulcanizing tires and tubes Tire recapping SERVICES 373 Industry Group Industry No. No. 753 AUTOMOTIVE REPAIR SHOPS—Con. 7536 Automotive Glass Replacement Shops Establishments primarily engaged in the installation, repair, or sales and installation of automotive glass. The sale of the glass is considered incidental to the replacement. Glass replacement and repair, automo- tive 7537 Automotive Transmission Repair Shops Establishments primarily engaged in the installation, repair, or sales and installation of automotive transmissions. The sale of transmissions and related parts is considered incidental to the installation or repair of these products. Automatic transmission repair, automo- Transmissions, automotive: installation, tive repair, or sale and installation Transmission repair, automotive 7538 General Automotive Repair Shops Establishments primarily engaged in general automotive repair. Establish- ments primarily engaged in industrial truck repair are classified in Industry 7699. Automotive repair shops, general s Diesel engine repair, automotive Engine repair, automotive Engine repair, truck: except industrial Garages, general automotive repair and service Motor repair, automotive Truck engine repair, except industrial 7539 Automotive Repair Shops, Not Elsewhere Classified Establishments primarily engaged in specialized automotive repair, not else- where classified, such as fuel service (carburetor repair), brake relining, front- end and wheel alignment, and radiator repair. Establishments primarily en- gaged in automotive welding are classified in Industry 7692. Air -conditioner repair, automotive Frame repair shops, automotive Automotive springs, rebuilding and Front end repair, automotive repair Fuel system conversion, automotive Axle straightening, automotive Fuel system repair, automotive Brake linings, sale and installation Generator and starter repair, automo- Brake repairing, automotive five ' Carburetor repair Radiator repair shops, automotive Electrical service, automotive (battery Wheel alignment, automotive and ignition repair) 754 AUTOMOTIVE SERVICES, EXCEPT REPAIR 7542 Carwashes Establishments primarily engaged in washing, waxing, and polishing motor vehicles, or in furnishing facilities for the self-service washing of motor vehi- cles. Bus washing Laundries, automotive Camashes Truck washing Cleaning and polishing (detailing) new Washing and polishing, automotive autos for dealers on a contract or fee Waxing and polishing, automotive basis Detailing (cleaning and polishing) new autos for dealers on a contract or fee basis Item #2: Landscaping Ordinance Revisions Over the years, staff has encountered issues regarding the landscaping requirements contained within the Zoning Ordinance. Specifically, concerns have been expressed over the allowable plant types, maintenance of plants, enforcement and bonding, residential separation buffers and road efficiency buffers. In October of 2009, the DRRC discussed these draft revisions to the landscaping ordinance. Since that meeting, staff has continued to revise the landscaping ordinance to ensure that it addressed needs of Frederick County and the concerns ofthe DRRC. The draft landscaping ordinance proposes the following revisions: • Types of landscaping. Revisions to include new plant types, removal of certain plants and/or elimination of plants for specific landscaping uses. • Planting Procedures. Provisions for shrub height and spacing. • Maintenance. Expansion of the maintenance section to ensure that plants are kept in good condition and allowed to grow. Provisions for the replacement of dead or dying plants and a requirement that plants removed be replaced with a larger plant size, and a requirement that fences and walls be maintained. • Enforcement and Guarantees. Expanded section regarding bonding of landscaping to receive occupancy permits. • Revised buffer and screening text, including revisions to the distance buffer text to outline what is permissible within inactive and active buffer areas. • Residential Separation Buffers. Complete revision to the required separation buffers between various housing types. • Road Efficiency Buffers. Complete revision to the required buffers between residential uses and roadways. If the DRRC is supportive of this ordinance amendment, staff will forward it to the Planning Commission and Board of Supervisors for their consideration. Attachments: 1. Revised ordinance with additions shown in bold underlined italics. DRAFT Changes - Landscaping requirements 05/13/2011 Article II SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES Part 203 — Buffers and Landscaping § 165-203.01 Landscaping requirements. The requirements of this section are intended to enhance the appearance, environment, and general welfare of the citizens of Frederick County by providing minimum landscaping standards and encouraging tree preservation for r^, 1—developments. The Provisions of this section shall apply to all site plan and subdivision design plan applications, including the revision or expansion of any site or development. B. Plant selection, planting procedure, and maintenance. (1) Plant selection. Based on the type of landscaping, required trees and shrubs shall be selected from the table-4st of acceptable trees and shrubs shown below: Types of Landscaping Street tree landscaping (street) Ornamental landscaping (ornamental) Tree preservation landscaping (canopy) Interior and perimeter landscaping (shade), Buffer screening and parking lot screening (screen), Deciduous buffer element (street, canopy, shade), buffer shrub element (shrub or screen) Acceptable Trees and Shrubs Common Name Scientific Name Types of Landscaping Permitted Amur Maple Acer ginnala Street, shade, canopy, ornamental Street, shade, canopy, ornamental European Hornbeam Carpinus betulus Katsura Tree Cercidiphyllum japonicum Street, shade, canopy, ornamental Ginkgo (male) Ginkgo biloba Street, shade, canopy, ornamental Thornless Honey Locust Gleditsia triacanthos inermis Street, shade, canopy, ornamental Golden -Rain Tree Koelreuteria paniculata Street, shade, canopy, ornamental Flowering Crabapple Malus (disease resistant varieties) Street, shade, canopy, ornamental Hop Hornbeam Ostrya virginiana Street, shade, canopy, ornamental Persian Parrotia Parrotia persica Street shade, canopy, ornamental Sawtooth Oak Quercus vcutissima Street, shade, canopy, ornamental Chinese Pistache Pistacia chinensis Street, shade, canopy, ornamental DRAFT Changes - Landscaping requirements 05/13/2011 Linden Tilia (all varities) Street, shade, canopy, ornamental Lacebark Elm Ulmus parvifolia Street, shade, canopy, ornamental Japanese Zelkova Zelkova serrata Street, shade, canopy, ornamental Red Oak Quercus rubra Street, shade, canopy, ornamental White Oak Quercus alba Street, shade, canopy, ornamental Kentucky Coffeetree Gymnocladus diocus Street, shade, canopy, ornamental Scarlet Oak Quercus_coccinea Street shade canopy Dawn Redwood Metasequoia glyptostroboides Street, shade, canopy Swamp Chestnut Oak Quercus michouxii Street shade canonv Bald Cypress Taxodium distichum Street, shade, canopy Red Maple Acer rubrum Shade, canopy, ornamental Freeman Maple Acer freemanii Shade, canopy, ornamental Sugar Maple Acer saccharum Shade, canopy, ornamental Paperbark Maple Acergriseum Shade, canopy, ornamental Willow Oak Quercus phellos Shade, canopy, ornamental American Sycamore Platanus occidentallis Shade, canopy, ornamental London Plane Tree Platanus acerifolia Shade, canopy, ornamental Sweetgum Liquidambar styraciflua Shade, canopy, ornamental Copper Beech Fagus atropuniciea Shade, canopy, ornamental Weeping Beech Fagus pendula Shade, canopy, ornamental European Beech Fagus sylvatica Shade, canopy, ornamental River Birch Betula nigra Shade, canopy, ornamental Star Magnolia Magnolia stellata Shade, canopy, ornamental Saucer Magnolia Magnolia x soulangiana Shade, canopy, ornamental Black Gum Nyssa sylvatica Shade, canopy, ornamental DRAFT Changes - Landscaping requirements 05/13/2011 Yellowwood I Cladrastis kentukea I Shade, canopy, ornamental Downy Serviceberry I Amelanchier arborea I Shade, canopy, ornamental Hawthorn I Crataegus plaenopyrum, Crataegus viridis I Shade, canopy, ornamental Sourwood I Oxydendrum arboreum I Shade, canopy, ornamental Tuliptree I Liriodendron tulipifera I Shade canqAa. ornamental Paw Paw I Asimina triloba I Shade, canopy, ornamental Dogwood Cornus florida, Cornus kousa, Cornus hybrid Shade, ornamental Flowering Cherry Prunus (all varieties) Shade, ornamental Cornelian Cherry Cornus mas Shade, ornamental Flowering Crabapple Malus (all varieties) Shade, ornamental Eastern Redbud Cercis canadensis Shade, ornamental American Plum Prunus americana Shade, ornamental Japanese Maple Acer palmatum Shade, ornamental Douglas Fir Pseudotsuga menziesii Screen, ornamental White Fir Abies concolor Screen, ornamental Spruce Picea (all varieties) Screen, ornamental Japanese Umbrella Pine Sciadopitys verticillata Screen, ornamental Holly Ilex (all varieties) Screen, ornamental Hinoki False Cypress Chamaecyparis obtusa Screen, ornamental Canadian Hemlock Tsuga canadensis Screen, ornamental Western Arborvitae Thuja plicata Screen, ornamental Eastern Arborvitae Thuja occidentalis (all varieties) Screen, ornamental Leyland Cypress Cupressocyparis x leylandi Screen, ornamental Eastern Red Cedar Juniperus virginiana fall upright varieties) Screen, ornamental Japanese Cedar Cryptomeria japonica Screen, ornamental DRAFT Changes - Landscaping requirements 05/13/2011 Viburnum (Evergreen) all ever reen semi -ever reen varieyesj Screen, ornamental, shrub Yew Taxus haefata (all varieties) Screen, ornamental, shrub Japanese Yew Taxus cuspidata Screen, ornamental, shrub Chinese Holly Ilex cornuta Screen, ornamental, shrub Common Boxwood Buxus sempervirens Screen, ornamental, shrub Juniper Juniperus (all varieties) Screen, ornamental, shrub Abelia (All varieties) Screen, ornamental, shrub Witchhazel Hamamelis vernalis Ornamental, shrub White Fringetree Chionanthus virciinicus Ornamental, shrub Slender Deutzia Deutzia gracilis Ornamental, shrub Althea Hibiscus syriacus Ornamental, shrub Vicary privet Ligustrum x vicarvi Ornamental, shrub Sweet Mockoranae Philadelphus coronarius Ornamental, shrub Japanese Pieris Pieris 'a onica Ornamental, shrub Cotoneaster (All varieties) Ornamental, shrub Spirea (All varieties) Ornamental, shrub Weigela (All varieties) Ornamental, shrub Forsythia (All varieties) Ornamental shrub Dwar Fother ilia Fothergilla gardenii Ornamental, shrub Buttonbush Cephalanthus occidentalis* Ornamental, shrub Japanese pagodatree Sophorp japonica Ornamental shrub Chastetree Vitex agnus-castus Ornamental, shrub Winged Euonymus (All varieties) Ornamental, shrub Standard Nandina Nandina domestica Ornamental, shrub Purple Plum Prunus cerasifera Ornamental IH DRAFT Changes - Landscaping requirements 05/13/201.1 Crape Myrtle La erstroemia indica Ornamental Pin Oak Quercus palustris Ornamental Hydrangea (all varieties) Ornamental Mugo pine Pinus muga Ornamental Itea (All varieties) Ornamental Aronia (All varieties) Ornamental Clethra (All varieties) Ornamental Azalea Rhododendron (All varieties) Ornamental Rhododendron (All varieties) Ornamental Northern Bayberry Myrica pensylvanka Ornamental Meyer Lilac 5 rin a me eri 'Palibin' Ornamental (2) Planting procedure. All required trees and shrubs shall meet the specifications and procedures established by of the American Association of Nurserymen. All trees shall be planted no closer than three feet to the edge of sidewalks, curb or other pavement. Deciduous trees shall be a minimum of two-inch caliper at the time of planning. Evergreen trees shall be a minimum of four feet in height at the time of planting. Shrubs shall be a minimum three -gallon container at the time of planting. In addition to the three -gallon container requirement, parking lot screening shrubs shall be a minimum of 36" in height at time of olanting and buffer shrubs shall be a.minimum of 18" in height at time of planting_ Spacing of parking lot screening shrubs shall be no greater than four (4) feet on center. (3) Maintenance. The owner, developer, and/or builder who is responsible for planting required landscaping as shown on an approved site or subdivision plan, shall be responsible for maintaining it in a state of good health for one year after planting. After one year, from the date occupancy is approved, the individual property owner and/or homeowner's association shall become responsible for maintenance. Maintenance shall include the following: landscaping en iRdividual building lets when a hazaFd eF nuisance exists. a) Maintaining landscaping in good condition shall include allowing shade trees to grow accardina to the natural height, width and habit of the particular,species and shall prohibit the topping of required trees b) Dead or dying ve etation shall be replaced ver direction of the Zoning Administrator. Replacement shrubs shall be of a size consistent with that which could normally be expected based upon the specific species and the length of time elapsed since initial installation. Replacement trees shall be %" caliper larger for each year since initial installation of said required trees except that no owner shall be required to replace any tree with another tree larger than three (3) inches in caliper. 5 DRAFT Changes - Landscaping requirements 05/13/2011 c) Fences and walls shall be maintained in good repair. Openings within the barriers may be required by the Zoning Administrator for accessibility to an area for necessary maintenance or pedestrian accessibility. W Substitutions._ All trees and shrubs planted shall be of the species and size specified on the approved site plan or subdivision design plan, unless substitutions have been approved in writing by the Zoning Administer or his designee prior to planting. Substitutions that have been planted without prior approval shall be removed and replaced by acceptable secies if required by the Zoning Administrator. S Waivers. So lona as the intent of this section is met, the Zoning Administrator may waive the requirement for landscaping on individual building lots when a hazard or nuisance exists. C. Existing tree credits. Existin ve etation which is suitable for use in Compliance with the requirements of +fie ngym § 165-203.01 is Pied including species type and location, and existing trees that are preserved may be counted towards the total number of required trees for residential developments. Commercial and industrial developments may utilize existing tree credits when calculating the required number of parking lot trees, as required in § 165-202.01E(11), if the preserved trees are shown on an approved site plan and serve the intent of interior and perimeter landscaping. The following table shows the credit given for each preserved tree, based on the tree's caliper: Caliper (inches) Tree Credit 4 to 6 1 7 to 12 2 13 to 18 3 19 to 29 4 Greater than 30 5 eem d -Enforcement Procedures and Guaranty Requirements. in lieu of installation of the landscape and screening materials prior to the issuance of an occupancy permit the developer or property owner may post a guaranty acceptable to the County, conditioned upon satisfactory installation of the improvements proposed in the Site Plan or Subdivision Design Plan. Such guaranties shall, be in the estimated amount, acceptable to the Zoning Administrator, of the required improvements. Such guaranties shall be for a period of completion set by the Zoning Administrator with consultation with the gpplicant. Such guaranties shall be released when n the required improvements have been completed. § 165-203.02 Buffer and screening requirements. it is the ipte—A+ of the Fog latiens The purpose and intent of this section is to encourage proper design of a site in order to protect ad;aeenteXiSting-uses and tePretect—Proposed— uses —within the and mitigate the effects of an 6 DRAFT Changes - Landscaping requirements 05/13/2011 incompatible development on adiacent uses by requiring shielding in the form of a screen and/or buffer between the uses. _ This screen and or buffer shall be installed in order to minimize the harmful impacts of noise, dust and other debris or other artificial intrusion and other activities or impacts created by an incompatible adibinina use. C-ertaiR types of uses must be huffeFed 49FA ether types iR 9FdeF to eRSUFe a desirable liviRg eAViFewnent. Additionally, appropriate distances must be maintained between commercial, industrial and residential uses and roads. The maintenance of all buffer and screening elements shall be in accordance with § 165-203 01B(3) A. Distance buffers. Distance buffers are based on the nature of an activity and its proximity to an activity of a different nature. They are linear distances measured from property lines inward. Part of the buffer must be inactive and part may be active. Utility easements may be included within buffer yard areas provided that the utility requirements and buffer yard requirements are compatible and required landscaping is not planted within said easement without prior written approval from the owner of the easement. The inactive portion begins at the adjoining property line, as shown in the example diagrams. (1) Inactive distance buffer. This portion of a buffer area permits no activity except the necessary utility functions provided by transmission lines, underground conduits, etc. Inactive buffers sham not contain road rights-of- ways i hts-o - ways but may contain vehicular interparcel connections. Stormwater management and BMP facilities shall not be permitted within an inactive buffer area. (2) Active distance buffer. This portion of a buffer area may not be encroached by a building or other principal structure or activity. However, accessory activities, such as parking and passive recreation, are permitted in this area. Active buffers shall not contain road rights-of-way but may contain vehicular interparcel connections and travelwa s. Stormwater management and BMP facilities shall be permitted within an active buffer area. (3) Wherever proposed developments are adjacent to or within 1,000 feet of the boundaries of existing uses, the Planning Commission may require increased or additional distance buffers to separate different uses to achieve the intentions of this section. B. Screening. Screening is designed to work with distance buffers to lessen the impact of noise or visual interaction between adjacent activities. There are two levels of screening: landscape screening and full screening. The higher the level of screening provided, the lower the level of distance buffer required. The example diagrams show how this works. (1) Landscape screening. A landscape screen consists of a totally landscaped easement at least 10 feet in depth; it is encouraged that the plantings to be spaced appropriately within the inactive buffer. Within the easement, there shall be a minimum landscaping density of three plants per 10 linear feet. The buffer shall consist of a combination of 1/3 deciduous trees, 1/3 evergreen trees and 1/3 shrubs. Deciduous trees shall be planted at a minimum of 2" caliper, evergreen trees shall be a minimum of 4' in height and shrubs shall be 18" in height at time of planting. (2) Full screen. A full screen provides all the elements of a landscape screen and also includes a six -foot -high, opaque hedge, fence, wall, mound or berm. A 50 foot strip of mature woodlands may be allowed as a full screen. (3) Wherever proposed developments are adjacent to existing uses, the Planning Commission may require additional landscaping or landscaped easements to separate different uses and to achieve the intentions of this section. C. Residential separation buffers_ Perimeter -;;Rd interior Residential separation buffers shall be established to adequately buffertypesdi erent VA DRAFT Changes - Landscaping requirements 05/13/2011 housing types from adjacent incompatible housing types. The fORE45O^ of he rerirneteF sepaFatien buffeFshall h to adequately differe-PA-4au-Sing types within adjein;Rg developmentswhile the iRteFier epme S, !y separate differe-M 140-11„ u Rb tyres within mixe�� 1 , + . The requirements for mer ;;Rd residential separation buffers are as follows: (1) When placed adjacent to one another, different housing types shall provide the following residential separation buffers: [I] if ether types of FeSideRtial StFUCAUFes must be placed adj@GeRt te single family detached tFaditienal, Nrkl'll'��nf'� r1.u��•,� �•• �+II'., z the following h 4 d• .. .- . .... .�. b O� c I 1 G I � [TGrrr�cTSnrc-l_RI-pTrco- C.-ree..iRg Provided inactive (Min mum) (feet) AcAive (Maximum) (Fant) Tot- i) C.. Ir-aI;crp p n r-11 ;rrptnn Landscape screen 1Cg CIS -inn No screen 3-50 -59 _T 400 S..reening Provided(feet) Active mum) (feet4 Total (Feet) T�TT�T/ r-11 ;rrptnn I -•e.d.-eape SGFeen 2-9 No -50 2-W DRAFT Changes - Landscaping requirements 05/13/2011 multifamily hO UciRg rtrUr-tW es the felle g buffers are FequireG- .20 rumn MINIMUM RESIDENTIAL SEPARATION BUFFER AREA REQUIRED -Distance c....,.... ing provided Incentive (Mi..i...um) (feet) 1 2 3 4 5 Total (feet) rvcvr�rcctr Pull scFeeR7-5 2. Single-family zero lot line or small lot ILS IDA I .,.,drr.ape SGFeeR 4w 5o 2480 No scFee�=r 3J0 -59 ` GO .20 rumn MINIMUM RESIDENTIAL SEPARATION BUFFER AREA REQUIRED Proposed Use/Development Adjoining Existing Use/Development Type MINIMUM RESIDENTIAL SEPARATION BUFFER AREA REQUIRED Proposed Use/Development Adjoining Existing Use/Development Type 1 2 3 4 5 1. Single-family detached - - A B B 2. Single-family zero lot line or small lot - - A B B 3. Single-family attached or semi-detached B B - B B 4. Multifamily buildings C C B - A 5. Age -restricted multifamily C C C B - BUFFER AREA WIDTH AND PLANT REQUIREMENTS Type Inactive (Minimum) (feet) Active (Maximum) (feet) Total (feet) Screen Type A 15 10 25 Full Screen A 25 25 50 Landscape Screen A 75 25 100 No Screen B 25 25 50 Full Screen B 45 30 75 Landscape Screen B 75 25 100 No Screen C 75 25 100 Full Screen C 100 50 150 Landscape Screen C 150 50 200 No Screen DRAFT Changes - Landscaping requirements 05/13/2011 (2) Buffers shall be placed between the lot line of the proposed housing type and the lot line of the existing adioinina use or development. When placed on individual lots, the buffer shall be located within a permanent landscape easement and shall be maintained by the homeowners association _3 When age -restricted multifamily housing adioins other housing types the evergreen element of the residential separation buffer shall be planted at a height of six feet. 4 When existing mature woodlands are located within the entire buffer area (total distance if active and inactive buffer), preservation of that woodland will be allowed to substitute for the required plant material. 5 Housing types contained within a mixed use development shall not require residential separation buffers between housing types contained within the same development. Residential separation buffers shall be required when different housing types are placed adjacent to a mixed use development or if the mixed use development abuts different housing types. Road efficiency buffers. The purpose of these requirements is to ensure that all residential structures are screened from the view of any street classified as a collector road or higher It is not the intent of these regulations to Provide uniform linear strips of completely opaque screening but to provide an attractive view of residential neighborhoods from maior roadways and ensure adequate buffering for the residential neighborhood from the street_ - — (1) All residential structures shall be separated from interstate, limited access, primary, major arterial, minor arterial or major collector roads, as designated by the Virginia Department of Transportation or the Frederick County Comprehensive Plan, by the following road efficiency buffers: Distance Buffer Required Road Tie Uassification Inactive (minimum) (feet) Active (maximum) (feet) Total (feet) Screen Type Interstate/ arterial/ limited access Full -distance buffer 50 50 100 Landscape Screen Reduced -distance buffer 40 40 80 Full Screen Major collector Full -distance buffer 40 40 80 Landscape Screen Reduced -distance buffer 40 10 50 Full Screen (2) All road efficiency buffers shall begin at the edge of the road right-of-way, with the inactive portion abutting the road right-of-way. All required elements of the full -distance buffer or the reduced -distance buffer ide.ntified in §165 203.02E(3) shall be located within the inactive portion of the road efficiency buffer. Maintenance of the road efficiency buffer shall be in accordance with § 165-203.01(3). The inactive portion 10 DRAFT Changes - Landscaping requirements 05/13/2011 of the road efficiency buffer is permitted to count towards the required percentage of common open space; however, no portion of a residential lot shall be located within the inactive portion of the road efficiency buffer. The active portion of the road efficiency buffer may be permitted to be located within a residential lot, provided that the primary structure is not located within the buffer area. Accessory structures may be located within the active portion of the road efficiency buffer, provided that the structures meet all applicable setback requirements. Access roads serving as the primary means of vehicular travel to residential subdivisions are permitted to traverse road efficiency buffers. (3) All road efficiency buffers shall centain ever -green trees iRteRded to reach a minimurn height of 20 feet at rnatuFity. These evergreen trees shall provide a ceRtinuous seFeen, with plaRtings spaced RO moFe than 10 feet height wheR plaRted. The reduced distance buffer shall CORtain aR earth beffn that is six feet iR height above the average Fead gFade and shall contain a siRgle FeW of evergFeen tFees t -.h -;;t a.re a M.;RwFnUM of four feet in height when ..l-.. ted. Alternative landscaping may be permitted near entrance drives to ensure safe sight distances_ The Planning Commission may allow for alternative designs which meet the intent of the section in the event of topography or sight distance constraints. (4) The buffer width may be reduced by up to twenty percent (20%) when the line of sight from the traveling lane is at least ten (10) feet above the rear yard elevation of the ground floor of the dwelling (5) When existing mature woodlands are located within the entire buffer area (reduced distance) and meet the intent of this section, preservation of that woodland will be allowed to substitute for the required plant material and opaque screening. 11