(A) General screening standards M-l, M-2, O-l, C-l, C-2, I-1, I-2.
(1) Intent. The intent of general screening standards is to soften the potential conflicts between uses in one zoning district from the uses in an adjacent zoning district by using distance, plantings, fences, walls, and mounds. The applicant should meet with the Planning Commission to determine the extent of the buffering required between two zoning districts. It is the intent of this section to screen the less intensive district from the effects of the more intensive district.
(2) Applicability. Screening requirements only apply along the property lines (front, side, and rear property lines included) where incompatible zoning districts or uses meet. Buffer yards requirements supplement the required setbacks.
(3) Order of responsibility for installation.
(a) New development - higher intensity. New development zoned for higher intensity uses than adjacent land shall meet the screening requirements as a condition for approval.
(b) Expansion re-development - higher intensity. Where a property is being expanded adjacent to another with a less intensive zoning district or use, the redevelopment must meet the current screening standards for the entire site. Any existing screening or vegetation will count towards the entire screening.
1. Buildings less than 50,000 gross square feet when expanding by 30% or more in size.
2. Buildings greater than 50,000 or greater gross square feet when expanding by 15% or more in size.
(4) Existing trees. Existing trees within the buffer yard can be applied toward the buffer yard requirements. In order for these trees to be credited, they must have a caliper of at least two inches. However, the required ratio of evergreen and canopy trees must be met. Existing trees shall get a 1 for 1 credit.
(B) Level 1 screening requirements M-l, M-2, O-1, C-l, abutting R-l, R-2, R-3. Level 1 screening is required Where Multi-Family, Nonresidential, Institutional, Office, or C-l Neighborhood Commercial Districts or uses abut a single-family use. Upon review of the site plan and in consideration of intensity of use and other site factors, Planning Commission will prescribe one of the three different screening requirements which are outlined below:
(1) Option 1. Three canopy trees and three evergreen trees per 100 lineal feet of contiguous boundary within the conflicting zoning district or use.
(2) Option 2. Four canopy trees, four evergreen trees and ten evergreen shrubs per 100 lineal feet of contiguous boundary with the conflicting zoning district or use.
(3) Option 3. Five canopy trees and five evergreen trees. In addition, one of the following:
(a) Twenty evergreen shrubs per 100 feet;
(b) Six feet in height privacy fence made of wood; or
(c) Four feet in height decorative masonry wall.
(C) Level 2 screening requirements C-2 abuts R-1, R-2, R-3, M-1, M-2, or MH; or I-1, I-2 abuts C-1, C-2, C-3. Level 2 screening is required where C-2 Commercial District or use abuts a Single-Family, Multi-Family, Office, or Institutional uses or districts. The screening is also required where Industrial uses or districts abut Commercial uses or districts. Upon review of the site plan and in consideration of intensity of use and other site factors, the Planning Commission will be prescribed one of the three different screening requirements which are outlined below.
(1) Option 1. Four canopy trees and four evergreen trees per 100 lineal feet of contiguous boundary with the conflicting zoning district or use.
(2) Option 2. Five canopy trees and five evergreen trees and ten evergreen shrubs per 100 lineal feet of contiguous boundary with the conflicting zoning district or use.
(3) Option 3. Five canopy trees and five evergreen trees and 20 evergreen shrubs per 100 lineal feet of contiguous boundary with the conflicting zoning district or use. In addition, a six-foot in-height fence, masonry wall, or landscape mound shall be installed.
(D) Level 3 screening requirements M-1, M-2, O-1 abut R-1, R-2, R-3, R-4, CD; or I-1, and I-2 abut C-1, C-2, C-3.
Level 3 screening is required where Single-Family, Multi-Family, or Institutional uses or districts abut an Industrial use or district. The following quantities are minimum requirements:
(1) Option 1. Four canopy trees and four evergreen trees and either ten evergreen shrubs or a six- foot in-height landscaping mount, per 100 lineal feet of contiguous boundary with the conflicting zoning district or use.
(2) Option 2. Five canopy trees and five evergreen trees and ten evergreen shrubs per 100 lineal feet of contiguous boundary with the conflicting zoning district or use. Additionally a six-foot fence or a five- to eight-foot in height landscaping mound shall be installed.
(3) Option 3. Five canopy trees and six evergreen trees and 20 evergreen shrubs per 100 lineal feet of contiguous boundary with the conflicting zoning district or use. In addition, a six-foot fence, or a five- to eight- foot in height landscaping mound shall be installed.
(4) Placement. All trees, shrubs, and screening shall be installed within the required setback.
(5) Security fencing. Any security fencing necessary to the business or industry shall have a setback ten feet from the property line.
(E) Refuse and dumpster enclosures.
(1) Screening. Dumpsters, compactors and similar containers shall be screened on all sides by a fence or wall.
(2) Height. The height of the enclosure shall be six feet tall (or higher if the height does not block the view of the dumpster, compactor, or similar container).
(3) Required yards. For lots with single frontage, dumpsters, compactors or similar containers shall not be located in any required front yard and must be at least ten feet from all other lot lines. For lots with multiple street frontage dumpsters, compactors, or similar containers cannot be in the required front yard.
(Ord. O-2019-24, passed 9-9-2019)