(A) Purpose. The purpose of screening is to provide a visual barrier between an unsightly or out of scale feature or incompatible land uses or activities and the view from public streets and abutting properties.
(B) Applicability. The requirements of this section shall apply to all required screening in this zoning ordinance, including screening required in §§ 153.088 et seq. - Conditional Uses and §§ 153.136 et seq. - Special Exceptions. Screening shall be required where applicable whenever new development is approved or an existing use is expanded by more than 25%.
(C) Opaque screening required. Unless otherwise specified in this section, all required screening shall be visually opaque. An opaque screen is intended to exclude visual contact with the screened feature, land use or activity from any protected property, public street, or right-of-way. An opaque screen may be composed of a wall, fence, building, berm, or a combination thereof; as approved by the Zoning Administrator. A wall, fence, or building, or combination thereof, must be used to screen features. Natural areas, as detailed below, may also be used to screen land uses or activities.
(1) Natural areas. Where an existing vegetated area is located on the same property as the proposed development; is within or includes the required buffer; and is of sufficient height, length and depth and contains adequate and sufficient healthy vegetation to provide a visually opaque screen as required in this section, the Zoning Administrator may determine that further improvements shall not be required. Such area must remain intact and be protected throughout all phases of development, including any land disturbance, per the requirements in § 153.184(C)(2). Such areas may not be used for the screening of features.
(D) Height of required screening. The height of required screening shall be sufficient to block the view of the feature, land use or activity for which the screening is required from the protected property, public street, or right-of-way that is to be provided such protection as approved by the Zoning Administrator; however, all required screening shall be opaque to a minimum height of 6 feet above grade and shall not be required to exceed 8 feet in height above grade.
(E) Length of required screening. The length of a required screen shall be that which is necessary to screen the feature, land use or activity from protected properties, streets, and rights-of-way as provided in this section, however screening cannot obstruct the line of sight for vehicular traffic and must comply with the requirements of § 153.032 - Visibility Requirements, Sight Triangle. The Zoning Administrator may approve accommodations for reasonable access to the property.
(1) Where an existing residential property is to be afforded screening protection and the adjacent property line exceeds 200 feet in length, the screen need only extend 100 feet beyond either extent of the existing use to be protected by screening to meet the screening requirements of this section. The extent of the existing use shall include any primary structures, and structures and associated area accessory to the primary use afforded such protection.
(2) Where a vacant residentially zoned property is to be afforded screening protection and the adjacent property line of the proposed use exceeds 200 feet in length, the following requirements shall apply to meet the screening requirements of this section. The extent of the proposed use shall include any structures, parking, and outdoor storage or work areas associated with the proposed use.
(a) If the proposed use is included in the use category Commercial - Wholesale or the use Manufacturing - Limited as provided in § 153.073(D), the screen need only extend 25 feet beyond either extent of the proposed use.
(b) If the proposed use is included in the use category of Commercial - Retail or is any Manufacturing use other than those included in the Manufacturing - Limited use as provided in § 153.073(D), the screen need only extend 50 feet beyond either extent of the proposed use.
(F) Screening required as a condition. All screening required by §§ 153.088 et seq. - Conditional Uses and §§ 153.136 et seq. - Special Exceptions, except for screening required for features as provided in division (G) below, must be installed within the required buffer between the land use or activity to be screened and the adjacent property, road, road right-of-way, or use being provided such protection. Where a land use or activity is to be screened, the opaque screen may be composed of a wall, fence, building, berm, or a combination thereof; as approved by the Zoning Administrator. Natural areas, as provided in division (C)(1), may be used to screen land uses or activities.
(G) Features for which screening is required. Screening to minimize views from adjacent properties, roads and public rights-of-way shall be required for the following features, and additional features as provided in §§ 153.088 et seq. - Conditional Uses and §§ 153.136 et seq. - Special Exceptions. To maximize site line obstruction, a screen shall be placed immediately adjacent to the feature to be screened except as otherwise approved by the Zoning Administrator. The Zoning Administrator may approve accommodations for reasonable access, use, and maintenance of the features and equipment, as necessary.
(1) Mechanical equipment for all uses other than single-family residential and duplexes at ground level and mounted on roofs, including, but not limited to HVAC equipment, transformers and generators.
(a) Roof mounted mechanical equipment shall not be visible in any direction from any adjacent existing residential properties, properties in residential zoning districts, roads and public rights-of-way. Where it can be clearly demonstrated that such equipment is not visible from any adjacent existing residential properties, properties in residential zoning districts, roads and public rights-of-way, the Zoning Administrator may waive screening requirements.
(b) Screening of roof-mounted equipment shall be accomplished by solid and permanent roof-mounted screens, compatible with the architectural style, materials and color of the building upon which the equipment is located.
(2) Service areas for all uses other than single-family residential and duplexes, including, but not limited to, garbage and trash collection areas, exposed non-power utility fixtures, power utility substations, and delivery and loading areas.
(3) Open, outdoor storage of materials, including, but not limited to, materials used in assembly, fabrication or processing, and waste materials, in the R2, LC, GC and IND districts as provided in § 153.117 - Open Storage.
(5) Junked vehicle storage as provided in § 153.099 - Junked Vehicle Storage.
(6) Transport containers used as accessory storage as provided in § 153.118 - Transport Containers as Accessory Storage.
(H) Land uses for which screening is required. Screening to minimize views between the following new land uses or land uses expanded by more than 25% shall be required. Where a land use or activity is to be screened, the opaque screen may be composed of a wall, fence, building, berm, or a combination thereof; as approved by the Zoning Administrator. Natural areas, as provided in division (C)(1), may be used to screen land uses or activities.
(1) Commercial uses. An opaque screen is required between all structures and facilities related to commercial uses and all adjacent existing residential uses or residentially zoned properties. The screen shall be installed within the required buffers between the commercial use and any adjacent existing residential uses or residentially zoned properties.
(2) Industrial uses. An opaque screen is required between all structures and facilities related to industrial uses and all adjacent existing residential uses and residentially zoned properties. The screen shall be installed within the required buffers between the industrial use and any adjacent existing residential uses or residentially zoned properties.
(I) Berms. The following standards shall apply to all berms.
(1) No structures, including fences and walls, shall be placed on a berm unless approved by the Zoning Administrator as part of the landscaping requirements for a development site.
(2) Berms shall not be used for the display of vehicles or other merchandise.
(3) If included in the landscape design, berms shall:
(a) Have a minimum height of 2 feet, a minimum crown width of 2 feet, and a side slope with a width to height ratio of no greater than 3 to 1. No berm shall exceed 4 feet in height, not including associated landscaping.
(b) Be designed and constructed with an undulating appearance which mimics, as much as is practicable, a natural topographical feature of the site.
(c) Be substantially planted and covered with live vegetation. No berm shall consist entirely of turf grass, ground cover, mulch or similar material.
(d) Be fully installed, planted, stabilized and maintained prior to issuance of a certificate of zoning compliance or occupancy.
(e) Be designed to prevent standing water and not to impede the flow of stormwater from adjacent properties.
(J) Fences and walls. All fences and walls shall meet the requirements of § 153.033 - Fences and Walls. Chain-link fences with strips composed of wood, plastic, metal, or other material are expressly prohibited for use in meeting screening requirements, unless otherwise required by this chapter.
(Ord. 06-11-16, passed 9-21-2016)