Buffer study recommends 150–200 ft setbacks, 10–14 ft berms and year‑round plantings to screen Cosgray Road

MKSK presented a detailed buffer study for the West Innovation District that focuses on screening new buildings, parking and service areas from the public right‑of‑way and adjacent residences.

Tyler Clark of MKSK said the study tests multiple approaches and recommended three primary strategies: enhanced buffering (150–200 ft setbacks with taller berms and dense planting to fully screen development), traditional landscape approaches for corridors where space is limited, and identified ‘iconic moments’ (gateways and roundabouts) where design emphasis can be different. Clark explained technical tradeoffs: “At 10 foot height, we're suggesting that it would require a 150 foot setback. At 14 foot height berm, we could go up to a 200 foot setback,” and said that setbacks measured from the proposed right‑of‑way line can push potential building footprints farther from existing homes.

Consultants showed illustrative cross sections (mounding, planting palettes and slopes) that aim to preserve the district’s rural character while achieving year‑round screening. They emphasized that larger setbacks reduce developable area on some parcels — an example graphic showed an illustrative reduction to about 28 buildable acres from 40 after a 200‑ft buffer — and that detailed implementation choices (plant sizes at planting, maintenance responsibilities, underground easements for utilities) will be determined during code drafting and site design reviews.

Commissioners and residents pressed for clarity on who would pay for and maintain large landscape features, for minimum planting sizes so screening is effective day one, and for a coordinated implementation strategy rather than piecemeal plantings by individual owners.