(a) Fences and walls.
(1) In the SP, DT, and BAS zoning districts, fences shall not exceed six (6)feet in height and shall not be located in the front yard or in front of the main building. Wire or steel mesh fences shall only be used for security purposes and must be approved by the Board of Site Arrangement.
(2) In the BAN zoning district, fences no more than thirty percent (30%) solid and no more than six (6) feet in height may be installed in any yard so long as they do not present a visual hazard at street or driveway intersections. Fences exceeding these dimensions may be installed in a side or rear yard upon approval of the Community Development Director. Fences exceeding these dimensions may be installed in the front yard as long as they do not present a visual hazard at street or driveway intersections and upon approval by the Board of Site Arrangement.
(3) A fence (open or solid to any degree) or wall of any height may be erected along a lot or buffer area line or interstate highway upon approval of the Board of Site Arrangement if necessary for the preservation of public peace, health, safety, or general welfare or the protection of residential uses.
(4) Retaining walls shall not exceed four (4) feet in height. A second tier retaining wall shall not exceed four (4) feet in height and shall be set back four (4) feet from the first lower wall. A fence on top of any retaining wall shall be set back two (2) feet from the retaining wall.
(b) Grading, Filling, and Excavation. Grading, filling, excavating or any change in the grade of property that involves the moving, depletion or replacement of more than 100 cubic yards of material or changes the existing elevation by more than one foot requires a permit. No grading shall be done that may be detrimental to surrounding property in appearance or in the diversion of stormwater drainage.
(c) Height Exceptions.
(1) Institutions of an education, religion, higher learning, or of a philanthropic nature, when permitted, may be erected to a height not exceeding seventy (70) feet, if the building is setback from each yard at least one (1) foot for each foot of additional building height above the height limit otherwise permitted in the district where the building is located.
(2) Chimneys, cooling towers, elevator bulkheads, fire towers, monument stacks, stage towers, or scenery lofts, tanks, water towers, ornamental towers and spires, church steeples, radio or television towers or necessary mechanical appurtenances may be exempted by the Board of Site Arrangement from the height regulations if the following standards are met. The construction and/or installation of any feature listed within subsection (2) requires approval by the Board of Site Arrangement regardless of height.
A. They are set back one (1) foot over the yard requirements in the district which they are located for every one (1) foot in height above the height required in the district in which they are located;
B. They are complimentary to the principal building; and
C. They do not create a detrimental impact upon adjoining, surrounding, and nearby properties.
(d) Multiple Buildings on a Lot. More than one main building may be located upon the lot, but only when such buildings conform to all open space requirements around the lot for the district in which the lot is located.
(e) Commercial Yard Requirements.
(1) Sills, belt course, eaves, wing walls, cornices, and ornamental features may project up to three (3) feet into a required yard as long as the projection is contained within the subject property.
(2) Open fire escapes, fireproof outside stairways, balconies opening upon fire towers, chimneys, and flues may project up to three and one-half (3½) feet into the rear yard if approved by the Community Development Director.
(3) For corner lots, there shall be a front yard on each street side. Accessory buildings shall only be permitted in the side or rear yards.
(4) Where lots have a double frontage, the required front yard shall be provided on both streets.
(5) Unless specific exceptions are provided for a district within the Zoning Code, all front yards shall be devoted to landscaped areas. Up to one-fourth (¼) of the required front yard may be taken up with drives, walks, and/or parking areas. The landscape area may be approved to be placed either along the street line or against the building with the approval of the Community Development Director.
(f) Site Design Requirements. The following regulations shall be applied to all new buildings within any commercial zoning district, as applicable.
(1) There may be more than one principle building per lot.
(2) Driveway openings to public streets shall be limited to one driveway per 200 feet of project frontage. Driveway openings shall not exceed thirty (30) feet in width.
(3) Driveway openings shall be located no closer than seventy-five (75) feet from any intersection.
(4) Whenever possible and practical, each project shall provide an interior drive that is looped to provide through movement of vehicles. All drives shall consist of a minimum twenty (20) feet in width pavement as prescribed in Chapter 1141 Parking and Loading Requirements. Curbs shall be provided along all drives that do not abut parking spaces. All parking areas shall be edged with curbs. Whenever possible and practical, adjacent developments shall share ingress and egress.
(5) Parking lots, with bays containing more than twenty (20) spaces, shall, whenever possible, provide ingress and egress at both ends of each parking bay or parking lot.
(6) Underground storm drainage facilities shall be provided for all roads and drives and parking areas. All storm drainage shall be directed into established surface or underground storm drainage facilities. Stormwater retention basins shall be designed into landscaped areas as natural appearing ponds, or as architectural design features. Dry detention ponds shall be designed into landscaped areas.
(7) Sidewalks shall be provided for internal pedestrian circulation so as to connect parking spaces with the buildings.
(8) Sidewalks shall be provided along the front property line on the property or on the street right of way between the property line and the edge of the street paving or curb.
(9) All parking areas and walkways shall be illuminated so as to produce a minimum illumination of 1.0 footcandle within such areas. All exterior lighting shall be erected so as to not create more than 0.2 footcandle of light onto adjacent single-family residential areas and no exterior lighting shall exceed 10 footcandles. All lighting shall be served with underground cable and underground served poles.
(10) The site shall be landscaped in accordance with the Landscape Standards in Chapter 1145 Landscape Standards.
(11) Any part of lot area not used for buildings or other structures, or for roads, walks, parking, service areas or access ways shall be landscaped with grass, ground cover, trees and shrubs.
(12) All dumpsters shall be screened with a solid wall (materials to compliment the primary structure) at least six (6) feet in height with a minimum clear width of ten (10) feet with self-latching gates and shall comply with Section 1147.06(h).
(13) Dumpster pads shall be constructed in accordance with standards established elsewhere in the Code of Ordinances.
(14) All electric, telephone and cable lines shall be placed underground.
(15) All buildings shall have an unobstructed fire lane adjacent to the building.
(16) Existing natural areas and small watercourses shall be retained wherever appropriate.
(g) Commercial Breeders. Commercial breeding operations are not permitted within the City of Blue Ash.
(Ord. 2017. Passed 1-26-17.)