Source: https://ecode360.com/11051991
Timestamp: 2019-05-27 11:30:28
Document Index: 156441919

Matched Legal Cases: ['§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99', '§ 99']

Village of Manlius, NY District Regulations
Ch 99 Art III District Regulations
§ 99-5 Application.
§ 99-6 R-1 Districts: permitted uses.
§ 99-7 R-1 Districts: special permit uses.
§ 99-8 R-1 Districts: height and area regulations.
§ 99-9 R-2 Districts: permitted uses.
§ 99-10 R-2 Districts: special permit uses.
§ 99-11 R-2 Districts: height and area regulations.
§ 99-11.1 Residential Multiple Use District R-M.
§ 99-11.2 Planned Unit Development Districts (PUDs).
§ 99-12 Commercial Districts: permitted uses.
§ 99-12.1 Library District.
§ 99-13 Commercial 1 Districts: permitted uses.
§ 99-14 Commercial 1 Districts: special permit uses.
§ 99-15 Commercial Districts: special permit uses.
§ 99-16 Commercial and Commercial 1 Districts: height and area regulations.
§ 99-17 Commercial Districts: shopping centers.
§ 99-18 Industrial Districts: permitted uses.
§ 99-19 Industrial Districts: special permit uses.
§ 99-20 Industrial Districts: height and area regulations.
Chapter 99 Zoning Article III District Regulations
No structure or land shall hereafter be used or occupied, and no building or part thereof shall be erected, moved or altered, unless in conformity with the regulations herein specified for the district in which it is located.
No part of a yard or other open space about any structure required for the purpose of complying with the provisions of this chapter shall be included as a part of a yard or other open space similarly required for another structure.
The following uses are permitted in R-1 Districts:
Accessory uses, accessory buildings and structures (including swimming pools), upon the approval of the Planning Board and the issuance of a building permit. Notwithstanding the foregoing, all swimming pools and accessory buildings up to 144 square feet and used by the occupant of the principal building for personal storage shall require issuance of a building permit pursuant to § 99-30 of this chapter, but shall not require approval of the Planning Board.
[Amended 7-24-2001 by L.L. No. 4-2001; 11-10-2015 by L.L. No. 3-2015]
Public elementary and high schools, excluding garages, but including administration buildings.
The following uses are permitted in R-1 Districts upon the issuance of a special use permit under § 99-27 of this chapter:
Private elementary and high schools, not including nursery schools, and institutions of higher education and libraries.
Parks, playgrounds, private recreational clubs and swimming pools maintained by homeowners associations and private swimming clubs.
Utilities' substations.
Garages for public and private elementary and high schools accessory to school property.
The following height and area regulations apply in R-1 Districts:
Maximum building height: 35 feet; detached garage, one story, not more than 17 feet.
Minimum lot width as measured at the street lot line: 90 feet.
Side: 10 feet, one side; 30 feet total of both side yards.
Rear: 25% of the depth of the lot.
Minimum living area: exclusive of garage and basement, 1,800 square feet, except if a dwelling is destroyed by fire or other casualty, the foregoing minimum living area shall not apply if such dwelling is rebuilt within its existing foundation; or when surrounded by five or more dwellings within a radius of 500 feet, a dwelling's minimum living area shall be equal to the average minimum living area of the various dwellings situated within such radius.
[Amended 11-26-1991 by L.L. No. 1-1991]
Where any nonresidential land use abuts any residential land use, a side yard which adjoins such nonresidential uses shall be a minimum of 25 feet, which shall be maintained as a landscaped area.
The following uses are permitted in R-2 Districts:
All uses permitted in R-1 Districts under § 99-6 of this chapter.
The following uses are permitted in R-2 Districts upon the issuance of a special use permit under § 99-27 of this chapter:
All uses permitted in R-1 Districts under § 99-7 of this chapter.
Multiple dwellings and accessory uses, including lockers and coin-operated laundry facilities for the sole use of occupants, subject to special regulations imposed by § 99-27D of this chapter.
Membership clubs, lodges, social and community center buildings or recreational grounds operated by membership organizations for the benefit of their members and not for gain.
Philanthropic and other not-for-profit institutions.
Hospitals, sanatoriums, nursing homes and housing for the well aged.
Public service structures or buildings, such as telephone exchanges.
The following height and area regulations apply in R-2 Districts, except as may otherwise be provided in § 99-27 of this chapter:
Minimum lot area: 12,000 square feet.
Minimum lot width: 75 feet for a one-family dwelling, and 90 feet for a two-family dwelling.
[Added 12-10-2002 by L.L. No. 4-2002]
Purpose and intent. The R-M District is designed to retain the existing residential character of established neighborhoods while permitting unobtrusive uses of a commercial nature which are to be regulated in such a manner as to maintain and preserve the residential character of adjacent areas as well as to provide a transition between residential areas and nonresidential areas. It is also the general purpose and intent of this district to encourage the preservation of historical and other worthy structures.
The following uses are permitted in an R-M District, provided that no major alterations in the exterior appearance of any building shall be allowed, except in conformity with Subsection J hereof.
All uses permitted in an R-2 District under §§ 99-9 and 99-10 of this chapter.
Uses set forth below (R-M uses), upon receipt of site development plan approval by the Planning Board, pursuant to § 99-37 of this chapter, provided that such uses are confined to existing buildings or altered or new structures that comply with R-M District purpose, intent, and restrictions:
Offices of religious and education institutions.
Offices of physicians, surgeons, dentists, lawyers, architects, engineers, accountants, planners, real estate agents, public stenographers, mailing services (except that mailing services utilizing presses or any type of manufacturing or processing machinery shall not be permitted), and telephone answering services.
Teaching of music, dance, or other similar types of instruction when limited to five pupils at a time.
Bed-and-breakfast accommodations.
Craft/antique retail shop.
Other uses which, in the opinion of the Village Board, are consistent with the purpose and intent of the R-M District, subject to the issuance of a special use permit under § 99-27 of this chapter.
Uses primarily involving the preparation of food, shoe repair shops, barbershops, beauty salons, small engine and repair shops are expressly excluded from the R-M District.
Area and dimensional requirements. All buildings or structures hereafter erected for any R-M use shall meet the following area and dimensional requirements:
Maximum lot width: 130 feet.
Maximum lot coverage. Lot coverage for any R-M use shall include the service area of a lot used for parking or access to parking, such as driveways or aisles, as well as building and structures. For all R-M uses, the maximum. lot coverage shall be 35%.
Other restrictions. All uses permitted in an R-M District shall be subject to the restrictions applying to an R-2 District, except as otherwise provided in this section.
Parking. All R-M uses shall provide a minimum of one parking space for every 250 square feet of floor area, all such spaces to be located behind the primary building or along the side thereof so as to be visually screened from the road. Parking shall otherwise be governed by the provisions of § 99-26 of this chapter, except that the Planning Board may require additional parking spaces for R-M uses whenever, in its judgment, additional spaces are warranted for the comfort, convenience, safety, health or welfare of the community.
Landscaping. When a proposed R-M use borders upon an existing development or establishment or any other use which, in the opinion of the Planning Board, may be visually detrimental to the tranquility of the residents of the neighborhood, the Planning Board may require a landscape screen to buffer the R-M use from the visually noncompatible use.
Signs. Signs for R-M uses shall be permitted only as follows: One freestanding nonilluminated sign per lot with a minimum ground clearance of two feet and a maximum height of four feet, not exceeding four square feet in area, with no sign being affixed to a building. Each sign shall be set back at least four feet from the sidewalk. All signs shall be subject to approval by the Planning Board in accordance with the applicable provisions of § 99-25 of this chapter, including Subsection M relating to general sign design guidelines.
When any R-M use is involved, all buildings and other structures constructed subsequent to the effective date of this section, and any major alterations to the exterior appearance of buildings, structures or lots in existence on the effective date of this section shall be subject to site development plan review, pursuant to § 99-37 of this chapter, and shall be of a design and style that replicates a traditional single-family home in its exterior appearance and shall be compatible with the style and type of structures in the neighborhood.
[Added 5-11-2010 by L.L. No. 1-2010]
The purpose of a Planned Unit Development District is to permit establishment of areas in which diverse uses may be brought together in a compatible and unified plan of development which shall be in the interest of the general welfare of the public. A PUD District may permit the combination of residential and nonresidential uses in a single district where that combination enhances the general welfare of the community. The PUD is intended to promote site design and land use flexibility not feasible in other zoning districts, such as where a project combines multiple uses that could not permissibly coexist in any other single zoning district. A PUD is proper where the uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect that could not be achieved under any other district. In Planned Unit Development Districts, land and structures may be used for any lawful purpose in accordance with the provisions set forth herein.
Objectives. In order to carry out the purpose of this section, Planned Unit Developments (PUDs) shall promote and accomplish the following objectives:
Provide a choice of environments, housing types, lot sizes and community facilities available within a planned neighborhood;
Provide usable open space and recreation areas, and conserve natural resources and outstanding landscape features;
Provide for conveniently located accessory commercial and service areas;
Allow orderly transition of uses through creative development of land and related infrastructure;
Utilize land efficiently by creating less extensive networks of utilities and streets;
Create a land use and development pattern consistent with the goals, objectives and policies of the Village Comprehensive Plan;
Create more desirable living, shopping and working environments than would be possible without applying the provisions of this section.
No area of less than three contiguous acres may be zoned as a PUD District, unless the Village Board specifically waives this requirement and states its reasons for doing so upon the creation of the PUD District.
The entire area of the proposed PUD District shall be owned or controlled by the same entity, or by multiple property owners filing a joint application for establishment of the proposed PUD District, at the time of zone change. The approved PUD plan shall be binding on all owners and future owners and tenants.
The allowed uses and respective areas for the allowed uses shall be determined by the Village Board, following recommendation from the Planning Board, upon creation of the district.
The density of allowed uses shall be determined by the Village Board, following recommendation from the Planning Board, upon creation of the district.
Dimensional requirements for the district shall be as determined and specified by the Planning Board upon site plan approval.
Signage for the district shall be as determined and specified by the Planning Board upon site plan approval.
Application and approval procedure.
Pre-application conference. The applicant shall meet informally with the Code Enforcement Officer, the Planning Board Chairperson or a designated member of the Planning Board, and the Mayor or a designated Village Trustee, to discuss the appropriateness of a proposed PUD and any items that should be addressed with the preparation of the PUD application.
Application. All applications for a zone change to a PUD District shall be initiated by submitting an application form, application fee, and sketch plan to the Village Board. The sketch plan shall demonstrate the proposed district boundary and the boundaries of the use areas within the district, indicating for each such use its general extent, size and composition. The Village Board shall have discretion to accept or decline the application.
PUD plan. If the Village Board accepts an application, such application shall be referred to the Planning Board for its review. In order to allow the Planning Board and the developer to reach an understanding on basic design requirements prior to detailed design investment, the applicant shall submit a PUD plan of the proposal to the Planning Board. The PUD plan shall be approximately to scale, although it need not be to the precision of a finished engineering drawing, and it shall clearly show the following information at a minimum:
Delineation of the proposed district boundary and the boundaries of the use areas within the district, indicating for each such use its general extent, size and composition;
The general outlines of the interior roadway system and all existing and proposed rights-of-way and easements, whether public or private;
The general pedestrian circulation plan, to prioritize pedestrian safety over vehicular movement and parking;
The interior open space system, if any;
The overall drainage system, including existing and proposed easements;
If grades exceed 3%, or portions of the site have soils which have a moderate-to-high susceptibility to erosion or a moderate-to-high susceptibility to flooding and ponding, a topographic map with contours at intervals of not more than five feet of elevation shall be provided along with an overlay portraying the above susceptible soil areas;
Principal ties to the community at large with respect to transportation, water supply, and sewage disposal;
A location map showing zoning and ownership of abutting lands.
Any proposed subdivision of the property into smaller parcels for sale to individual owners.
Delineation of any areas of natural or historical significance.
Additional documentation. The following documentation shall accompany the PUD plan unless waived by the Planning Board:
A completed long-form environmental assessment form (EAF) and other environmental information as may be required by the Planning Board pursuant to the New York State Environmental Quality Review Act (SEQR).
Evidence of the existing and future community demand for proposed uses;
Evidence that the proposal is compatible with the Village's Comprehensive Plan;
General statement as to how existing and proposed open and common space is to be maintained and used;
If the development is to be phased or sectioned, a general indication of how the phasing or sectioning is to proceed and a preliminary schedule. Whether or not the development is to be phased or sectioned, the PUD plan shall show the entire project;
A statement regarding the availability of water supply and sewage disposal;
A general description of the public safety services which will be required and whether such services are presently available;
Evidence demonstrating the applicant's competence to carry out the plan.
A statement of the proposed allowed uses and the respective areas for the allowed uses, as well as the proposed density of the allowed uses.
Any other information reasonably required by the Planning Board.
Planning Board review of the PUD plan. The Planning Board shall review the PUD plan and its accompanying documents and shall make a recommendation to the Village Board, within such time as the Planning Board deems adequate. The Planning Board may call upon any Village department or officials and any other public agencies or private consultants that it feels are necessary to provide a sound review of the proposal, the reasonable cost of which, if any, shall be borne by the applicant. The Planning Board shall refer the PUD plan to the Manlius Fire Department and SOCPA, and the Planning Board shall consider each organization's comments, if any, before making its recommendation to the Village Board. The following matters shall be addressed in the Planning Board's referral report to the Village Board:
The consistency of the plan with the Village Comprehensive Plan;
The consistency of the plan with the purposes and objectives of a PUD District;
Whether the plan meets all of the applicable general requirements of this section;
Whether the plan is conceptually sound in that it meets local and area-wide needs and conforms to accepted design principles in the proposed functional roadway system, land use configuration, open space system, pedestrian system and drainage system;
Whether there are adequate services and utilities available or proposed to be made available for the site;
Whether the proposed phasing or sectioning, if any, is feasible and appropriate to the purposes and circumstances of the project. The Planning Board shall consider whether the phasing or sectioning proposed will have an adverse impact upon the completion of the entire project or a negative impact in the event that the entire project is not completed as contemplated.
Village Board action. If the Planning Board recommends denial of the application for a PUD District, the application shall be denied. If the Planning Board recommends approval of the application for a PUD District (with or without conditions or modifications to the PUD plan), the Village Board shall consider whether to approve the application.
Before voting on whether to approve a PUD plan and thereby to establish a PUD District, the Village Board shall complete all procedures required under SEQR and shall hold a public hearing in accordance with § 99-35 of the Village Code.
Following the public hearing, the Village Board shall, by resolution, approve or disapprove the proposed PUD plan as presented or modified, with or without conditions as necessary to fully protect the health, safety, and welfare of the community. If the PUD plan is approved, the resolution shall set forth the time, from site plan approval by the Planning Board, within which the applicant must complete the development and/or the periods of time in which phased development must be completed and new phases commenced.
A resolution approving a PUD plan shall state the allowed uses and the areas for those allowed uses, as well as the density of the allowed uses.
As a condition of approval, the Village Board may require the posting of adequate performance guaranties to ensure the completion of the project and the installation of all site improvements. Such performance guaranties shall be in an amount established by the Village Board and deemed sufficient by the Village Board to cover the cost of all such improvements as estimated by the Village Board, and should include an agreed-upon schedule for the completion of the improvements, and shall be in a form satisfactory to the Village Attorney.
If the Village Board grants the zone change, the Zoning Map shall be so amended. No permits or other approvals will be issued until site plan approval has been granted by the Planning Board.
Upon Village Board approval of the PUD District as provided for in Subsection C(7) above, the Planning Board shall undertake final project site plan review in accordance with § 99-37 of the Village of Manlius Code.
If the applicant fails to obtain site plan approval within 12 months of the approval date of the zone change by the Village Board, the subject property shall revert to its prior zoning district classification, unless the Planning Board grants an extension of the twelve-month deadline.
Subdivisions in a PUD District. If part of the proposed PUD involves the subdivision of land into smaller parcels for sale to individual owners, the procedures required for approval of the PUD plan and site plan shall suffice for compliance with the Village subdivision regulations. In such case, the developer shall prepare a subdivision plat suitable for signature by the Planning Board Chairman and filing with the County Clerk following site plan approval.
Failure to comply with PUD plan or to commence or complete construction. If the PUD applicant or subsequent owner fails to develop the site in accordance with the approved PUD plan and site plan, or if the applicant or subsequent owner fails to develop the site in accordance with the approved timetable for development, including compliance with any specified time for commencing and/or completing any phase of construction after the granting of site plan approval and/or issuance of a building permit, the PUD District shall become null and void, and the property shall revert to the prior zoning classification(s), unless the Village Board passes a resolution providing otherwise.
Amendments to approved PUD plan. An approved PUD plan may be amended only by resolution of the Village Board following a positive recommendation from the Planning Board. For the purposes of regulating development and use of property after initial construction and occupancy, all changes to a PUD plan, including, but not limited to, changes in use, shall be processed as special use permit requests to and decision by the Planning Board for recommendation to the Village Board. Properties in a PUD District are unique and shall be so considered by the Planning Board and Village Board when evaluating these requests, and maintenance of the intent and function of the PUD District shall be of primary importance.
The following uses are permitted in Commercial Districts:
Uses permitted in any residential districts, subject to all of the provisions specified for such residential districts, except one-family, two-family and multiple dwellings and boardinghouses, unless the one-family, two-family or multiple dwellings are located within a commercial building.
[Amended 1-13-2015 by L.L. No. 1-2015]
Personal service shops in enclosed buildings.
Offices other than those offices permitted in Industrial Districts.
Restaurants serving patrons within doors only, for consumption only within the building.
[Added 4-26-2005 by L.L. No. 4-2005]
Purpose and intent. The Library District is designed to provide for the enhancement and expansion of the Manlius Library on the Village Centre campus on property described in Exhibit A attached hereto (the "library property").[1] It is also the purpose and intent of this district, in order to protect the integrity of the adjacent Village Centre, to ensure that it will not be used for any purpose other than as a not-for-profit library that is open to the public, independent of any governmental control, other than the New York State Board of Regents, and under the control of a locally elected or appointed board, including any partial or intermittent uses incidental or adjunct to the main usage for such library purposes, such as for public assembly ("library").
The permitted use in the Library District shall be limited to a library and for no other purpose whatsoever and only then upon receipt of approval by the Village Board pursuant to the criteria set forth in §§ 99-27 and 99-37 of this chapter as deemed applicable by the Village Board, with the Planning Board serving in an advisory capacity to provide advice and recommendations to the Village Board.
The Village Board may impose additional requirements on the use permitted in the Library District, including but not limited to maximum building height, minimum front, side or rear yards, maximum lot coverage, parking, loading, landscaping and signage, which, in its opinion and judgment, are reasonable and necessary to ensure that the use is not detrimental to the Village of Manlius, its Village Centre or residents and to preserve the essential character of the area.
[Added 3-11-1980 by L.L. No. 1-1980]
The uses permitted in Commercial 1 Districts are those uses permitted in Commercial Districts under § 99-12 above.
The following uses are permitted in Commercial 1 Districts upon the issuance of a special use permit under § 99-27 of this chapter:
All uses permitted in Commercial Districts upon issuance of a special use permit under § 99-15 of this chapter.
Restaurants serving food and beverage for consumption other than entirely within the building.
Drive-through use.
[Amended 3-11-1980 by L.L. No. 1-1980]
The following uses are permitted in Commercial Districts upon the issuance of a special use permit under § 99-27 of this chapter:
Uses permitted in R-1 and R-2 Districts, upon issuance of special use permits, including multiple dwellings that are located within a commercial building.
Hotels, motels and tourist homes.
Billiard and pool parlors and bowling alleys.
Municipal buildings other than schools.
Shopping center, subject to special regulations imposed by § 99-17 of this chapter.
Automotive service station, commercial garage and car wash, subject to regulations imposed by § 99-27C of this chapter.
Motor vehicle sales agencies.
Drive-through use serving retail pharmacy stores and banks only, provided that any such drive-through shall not be used to service restaurants or other food or beverage operations.
[Added 1-4-2005 by L.L. No. 2-2005[1]]
Editor's Note: This local law also redesignated former Subsection I as Subsection J.
Restaurant brewery (commonly known as a "brewpub"), provided that it sells 25% or more of its beer for on-site use. Beer is to be brewed on the premises (not to exceed 5,000 bbl) or at a production facility of a related entity. This includes the sale of take-home containers such as kegs, growlers, bottles and cans as may be allowed under federal and state law.
[Added 9-23-2014 by L.L. No. 6-2014[2]]
Editor's Note: This local law also renumbered original Subsection J to Subsection K, respectively.
Other commercial uses which, in the opinion of the Village Board, are in the same general character as those listed as permitted or specially permitted uses, which will not be detrimental to the district in which they are located nor to adjacent districts.
The following height and area regulations apply in Commercial and Commercial 1 Districts:
No minimum front, side or rear yards shall be required except where a commercial district adjoins a residential district or use; in which case, the Planning Board shall establish the setback (if any), considering the existence and need for buffer plantings and/or fencing. In all other situations, the setbacks shall conform to the Commercial District Design Guidelines.[1]
[Amended 1-13-1998 by L.L. No. 3-1998]
The regulations imposed by this section do not apply to shopping centers which are separately regulated by § 99-17 below.[2]
Editor's Note: Former Subsection D, regarding existing setback lines, which immediately followed this subsection, was repealed 1-13-1998 by L.L. No. 3-1998.
A shopping center may be established and maintained subject to the following regulations and subject to the issuance of a special use permit under § 99-27 of this chapter:
A store for the sale of goods at retail or performance of customary personal services or services clearly incident to retail sales, but no fabrication or manufacturing, except incidental to and on the same premises with such retail sale, provided that such incidental fabrication is conducted entirely within a building and does not occupy more than 20% of the floor area used for business purposes.
A business, professional or banking office.
A restaurant, cafe or other place serving food or beverages for consumption within the building only.
Restaurants serving food and beverage for consumption other than entirely within the building, subject to the issuance of a special use permit under § 99-27 of this chapter, and subject further to the limitation that the total of all such restaurant uses shall not occupy more than 25% of the floor area of the shopping center in which such restaurant uses are located.
Parking lot areas for customers' motor vehicles, but not for storage of new or used vehicles for sale or hire.
Other commercial uses which, in the opinion of the Village Board, are in the same general character as those listed as permitted uses, which will not be detrimental to the district in which they are located nor to adjacent districts.
Any customary use incidental to a permitted use.
Exterior spotlighting of buildings and grounds, provided that such is from shaded sources and is located so that the beams are not directed toward any lot in a residential district or a public highway. Lighting shall be consistent with standards in § 99-25, Signs.
Height and area regulations.
Front: 35 feet, except where parking is permitted in the yard space, in which case the yard shall be 75 feet.
Side: equal to the height of the principal building, except 25 feet if the yard space is used as a vehicular access route; 75 feet if the yard abuts a residential district, in which case the twenty-foot portion of such yard adjacent to the residential district shall be maintained as a landscaped buffer strip.
Rear: 30 feet in depth, except that where the rear lot line abuts any lot or land area in a residential district, it shall be at least 75 feet in depth, and the twenty-foot strip adjoining such residential district shall be maintained as a landscaped buffer area.
The following uses are permitted in Industrial Districts, subject to the provisions of § 99-19B below:
Enclosed manufacturing industry.
Enclosed warehouse.
Wholesale establishment.
Trucking and freight terminal.
Machinery and transportation equipment sales and service, including farm implements.
Veterinarian's office, excluding outdoor kennels.
Adult entertainment uses.[1]
[Added 4-11-2000 by L.L. No. 3-2000]
Editor's Note: See Ch. 33, Adult Uses.
The following uses are permitted in Industrial Districts subject to issuance of a special use permit under § 99-27 of this chapter:
Other uses which, in the opinion of the Village Board, are in the same general character as those listed as permitted uses, which will not be detrimental to the district in which they are located nor to adjacent districts.
Industrial uses, including those enumerated in § 99-18, that are within 550 feet of an R-1 or R-2 District boundary.
The following height and area regulations apply in Industrial Districts:
Front yard: 25 feet in depth.
Side yard: 10 feet each side.
Rear yard: 25 feet in depth.
Where an Industrial District adjoins an R-1 or R-2 District, the 20 feet of the area immediately adjacent to the residential district shall be maintained as a landscaped buffer zone.