Grayson › Zoning Ordinance

Article 12 — Buffer and Screening Requirements

current as of 2025-02-17verified current · checked 2026-08-24Officialofficial source ↗6 sections · full chapter

§ 1200

BUFFER REQUIRED

It is recognized that the location of non-residential land uses directly adjacent to single-family, two-family, or multiple-family residential uses can create an incompatible situation.

Additionally, the location of two-family or multiple-family land uses directly to single-family land uses can also be an incompatible situation. The land use plan as adopted depicts the future limits of non-single family residential uses.

It is the intent of these buffer provisions to require that the periphery of these areas containing non-single family uses contain a planted buffer consistent with provisions of this section along its entire length in locations adjacent to single-family residentially zoned areas. Within those areas containing commercial, industrial, two-family, or multiple-family residential uses, no buffer will be required except where these uses directly abut two-family or multiple-family land uses. Accordingly, when a non-single family use is constructed, expanded or modified and it is located at the periphery of these areas, a natural buffer supplemented where necessary with plantings shall be provided along all side and rear property lines which adjoin single-family zoned uses.

Within the areas designated on the land use plan for non-single family uses, when a non-residential structure is constructed, expanded, or modified in a location directly adjacent to two-family or multiple-family zoned uses, a natural buffer, supplemented where necessary with plantings shall also be provided along all side and rear property lines which adjoin two-family or multiple-family zoned uses. The City Council may require that a similar buffer be installed in other instances where adjacent land uses are deemed by them to be incompatible.

§ 1201

GENERAL REQUIREMENTS

A planted or natural buffer strip is required to protect single-family, two-family, and multiple-family residential land uses from dust, wind, light spill, noise, unsightly views, and other characteristics commonly associated with non-residential land uses and related vehicular and pedestrian traffic which adversely impact the quality of residential life. The required buffer shall provide necessary visual and acoustical privacy for the conduct of residential lifestyles in an undisturbed environment and shall provide for the protection and preservation of property values in residential districts.

Required buffer strips shall be established and maintained by the owner of the non-residential or other incompatible land use. The required buffer strip must:

A.Be depicted in detail (the type and location of natural and planted vegetation are to be illustrated) on each site plan or plat prior to final approval.

B.Not be disturbed by grading, property improvements or construction activities except where necessary to prevent a nuisance, or to thin such natural growth where too dense to permit normal growth, or to remove diseased, misshapen, or dangerous and decayed timbers, for approved perpendicular utility easements, or for any City approved enhancement. Any contemplated disturbance shall first be brought to the attention of the City and formal approval secured prior to initiating activity within the required buffer areas.

C.Utilize existing vegetation where the City has determined that existing vegetation is appropriate for inclusion within the buffer strip, or when required, be supplemented with approved, additional plantings.

D.Shall be completely installed in accordance with the approved plan prior to issuance of a Certificate of Occupancy.

E.Not be used for temporary or permanent parking or loading, other than for provision of drainage improvements as mandated by the city or county or for a structure other than a fence.

F.A bond may be required if the City has reason to believe that supplemental plantings required to accomplish the intent of the buffer are inadequate or in danger of not attaining the growth specifications contained herein. This bond shall be in an amount sufficient to install completely plantings that will conform in every respect to the growth specifications contained herein.

§ 1202

MINIMUM BUFFER SPECIFICATIONS

Section 1202.D Buffer Specifications Table — minimum buffer strip width a zoning district must provide; None = no buffer required

District	R-100	R-100 Mod	CS	MH	RM	OI	C-1	C-2	C-3	M-1
Contiguous with a single-family district (minimum)	None	None	None	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft
Contiguous with a multi-family district (minimum)	None	None	None	None	None	30 ft	30 ft	30 ft	30 ft	30 ft

A.As different types of land uses generate varying degrees of incompatibility, it follows that the rigid width for a buffer strip could, in some instances create undue hardship on the property owner. Therefore, the amount and type of planting required to accomplish adequate screening and insulation shall be variable, and in each instance be determined by the intensity and extent of the use judged incompatible.

B.The fencing and landscaping buffer requirements of this Article shall be installed prior to the construction of any buildings or structures.

C.The required buffer strip shall be permitted to be included in the minimum yard area as specified in the appropriate zoning district.

D.The following Buffer Specifications Table for buffer strip widths shall be used by the Planning Commission and Council to determine buffer width requirements for all zoning districts:

BUFFER R- R-

SPECIFICATION 100 100 CS MH RM OI C-1 C-2 C-3 M-1 S TABLE Mod Contiguous with a single-family None None None 40 ft 40 ft 40 ft 40 ft 40 ft 40 ft 40 ft district (minimum)

Contiguous with a multi-family district None None None None None 30 ft 30 ft 30 ft 30 ft 30 ft (minimum)

E.Existing residential development along the perimeter of a PUD shall be adequately protected by landscape walls and/or other buffers established as a part of the approved PUD Master Development Plan.

Grid rebuilt from the published table · verbatim source (p. 105) ↗

§ 1203

BUFFER AND LANDSCAPING

A.Existing conditions.

1.In those instances where the existing natural vegetation and topography are insufficient to achieve the desired level of screening as determined by the City, a planted buffer shall be provided and shall consist of plant material of such growth characteristics as will provide an acoustical and visual screen attaining a height of not less than six (6) feet at the time of planting.

2.In those instances where the existing natural vegetation and topography are significant, a five (5) foot setback from the top or toe of a slope shall also be required along the buffer.

B.Materials and ratios.

1.Plant materials. Buffers shall contain seventy five (75%) percent of evergreen plant materials and twenty five (25%) percent of deciduous plant materials.

2.Planting ratios. One (1) tree shall be planted for every fifty (50) square feet of buffer area and five (5) shrubs shall be planted for every fifty (50) square feet of buffer area.

C.Permitted trees. The following trees shall be permitted as part of the screening buffer.

1.Yaupon Holly

2.American Holly

3.Eastern Red Cedar

4.Cherry Laurel

5.Leyland Cypress

6.Loblolly Pine

7.Cryptomera

8.Virginia Pine

D.Permitted shrubs. The following shrubs shall be permitted as part of the screening buffer.

1.Cleyera

2.Euonymus

3.Ligustrum

4.Burford Holly

5.Savannah Holly

6.Southern Waxmyrtle

7.Foster Holly

E.Substitute materials. Other evergreen plant materials having the same growth characteristics as the aforementioned may be substituted, subject to approval by the City prior to installation.

F.Detention ponds.

1.Detention ponds shall be located as far away from exterior property lines as is possible.

2.Detention ponds shall be screened with two (2) rows if evergreen plantings such as Leyland Cypress staggered an average of eight (8) feet on center. All said plantings shall be a minimum of six (6) feet in height at the time of planting.

§ 1204

MAINTENANCE

The buffer planting shall be guaranteed for the life of the commercial, industrial, or residential development. Necessary trimming and maintenance shall be performed to maintain the health of the plant materials, to provide an aesthetically pleasing appearance, and to assure that the buffer actually serves the purpose for which it is intended.

§ 1205

OTHER SCREENING REQUIREMENTS

Certain uses such as junk or salvage yard operations and other non-residential operations requiring the storage of inoperative equipment or vehicles for prolonged periods of time could present unsightly views or health hazards. To prevent this from occurring, the owners, developers, and occupiers of such properties shall completely enclose such operations by a fence which totally obscures views of the property from adjacent sidewalks and streets, built to a height greater than that of the height of the highest piece of equipment or vehicle stored on the property (but in no case less than six (6) feet in height). Such fences shall be constructed of solid materials. Use of cyclone fencing which utilizes inserts as screening shall be prohibited.