A planted visual screen and mounded landscape buffer strip, at least twenty-five feet in width, shall be provided and maintained in the following cases and to the following specifications:
(a) A screen buffer, as defined in paragraph (b) below shall be provided:
(1) Between Office, Commercial, Light Industrial and Institutional Districts and a contiguous residential district (on the property of the non-residential use);
(2) Along any district boundary line of a Townhouse or Multi-family Residential District;
(3) Along the rear lot line of a Light Industrial District or Commercial District where the rear yard abuts a public road, other than a limited access freeway or interstate highway.
(b) The screen and buffer shall consist of an earthen mound at least two and one- half feet high, landscaped with a high and low vegetative screen. The high screen shall consist of a dense row of evergreen trees or equivalent planted at intervals of not more than ten feet on centers and at an initial height of at least two feet.
(c) The above requirements of Section 1131.05 shall not apply in the following cases:
(1) Where natural or man-made barriers exist which provide screening and buffering equivalent to that provided by the above requirements;
(2) For uses existing at the effective date of this section, except in the cases of an enlargement of a use representing a fifty percent (50%) or greater increase in either the gross floor area of principal buildings or in the area of site in active use (i.e., for buildings, parking, storage, etc.).
(3) Where insufficient side or rear yard dimensions limit the ability to provide buffers or screens between different zoning classes. In these situations a fence of at least six feet (6') in height and constructed of approved materials may be constructed in lieu of mounds. Fences shall provide a minimum of fifty percent (50%) opacity and may be constructed no closer than two inches (2") to the property line. Interior sides of such fences shall be provided with landscaping, consisting primarily of evergreen species, sufficient to soften the visual image and to provide some additional screening of lights and noise.
(4) No fence may be constructed of barbed wire, electrically charged wire, or material inherently dangerous to life or limb, except on lands whereon the applicant has requested a variance before Planning Commission base on the need for security. The basis for security fencing must be adequately demonstrated to Planning Commission by the applicant. Planning Commission may deny a variance for security fencing where it feels there is inadequate justification.
(Ord. 2011-64. Passed 12-14-11.)