Visual screening or landscape buffers shall be provided to: remove, reduce, lessen or absorb the impact between one use or zone and another; break up and reduce the impact of large parking areas; provide interest and lessen the monotony of the streetscape; obscure the view of outdoor storage, rubbish areas, dumpsters, parking and loading areas; and provide protection from soil erosion.
(a) Screening and Buffering When Lot Abuts a Residential District. When a lot in any Business, Industrial or Airport District, or Senior Citizen Development R-100 abuts a Residential District, and when a Multi-Family District abuts a One-Family District, screening and buffering along the entire length of the common boundary shall be provided in accordance with the following regulations and shall be approved as part of the site plan required by Section 1109.04.
(1) Width of Buffer Yard. Each required buffer yard shall have the minimum width specified below for the district in which it is located:
A. When a Multi-Family, D-B, or LG District, or Senior Citizens Development (R-100) abuts a One-Family District, the buffer yard shall be at least ten (10) feet wide.
B. When a Business or Industrial District abuts a Residential District, the buffer yard shall be at least twenty feet wide.
(2) Screening. Screening within the buffer yard shall consist of one or a combination of the following:
A. A dense vegetative planting incorporating trees and/or shrubs of a variety which shall be equally effective in winter and summer.
B. A non-living opaque structure such as a solid masonry wall, or a fence. Material of the structure shall be consistent with the overall aesthetics of the primary structure on the parcel.
C. A fence with openings through which light and air may pass together with a landscaped area at least five (5) feet wide.
D. A landscaped mound or berm at least five (5) feet wide:
1. Slopes on earthen mounds shall be no greater than 3:1 with a minimum crown width of at least two (2) feet to create a generally flat crest.
2. The transition between existing grade and the slope of the mound should be gradual with contouring intended to make the mound appear as part of natural landscape. Gradual slope variation within the mound will encourage a more natural appearance.
3. Where applicable, trees should be planted on the shallower portion of the slope.
4. It is recommended the top twelve (12) inches of the mound consist solely of high quality topsoil.
(3) The height of screening shall be in accordance with the following:
A. Visual screening walls, fences, or mounds and fences in combination shall be a minimum of six (6) feet high measured from the natural grade, in order to accomplish the desired screening effect, except for fences and walls which shall comply with Section 1179.03(b).
B. Vegetation shall be a minimum of six (6) feet high measured from the natural grade in order to accomplish the desired screening effect, except for fences and walls which shall comply with Section 1179.03(b). The required height shall be achieved no later than twelve months after the initial installation.
C. Where applicable, landscape treatments shall not interfere or block safe distances at driveway points or intersections.
(b) Landscaping and Screening In Side and Rear Yards. In Multi-family, Business, Industrial, and Airport Districts and for Senior Citizen Developments (R-100), fences, walls, mounds, or vegetation shall not exceed six (6) feet in height, except that fencing within the boundaries of the Willoughby Lost Nation Municipal Airport shall not exceed ten (10) feet in height and that screening of permitted or conditional outdoor storage in an Industrial District shall comply with Section 1145.05 and any specific requirements set forth in Section 1155.04.
(c) Landscaping between Buildings and Paved Areas. A minimum five (5) foot planting area shall be provided between all building walls and paved areas except at service areas, mechanical equipment areas, primary pedestrian access points to the structure, or front facades that directly abut the primary road right-of-way. Open structures such as porches, canopies, balconies, platforms, carports, covered patios and walkways and similar architectural projections shall be considered parts of the building to which they are attached.
(d) Screening and Landscaping of Parking Lots. Perimeter and interior landscaping of parking lots shall be provided in accordance with the regulations set forth in Section 1161.12.
(e) Screening of Accessory Uses. In Multi-family, Business, Industrial, and Airport Districts and for Senior Citizen Developments (R-100), dumpsters and loading areas shall be screened by an opaque fence or wall a minimum of six (6) feet in height placed adjacent to the dumpster, storage or loading area so as to effect screening from any adjacent streets and any adjoining properties. Permitted accessory outdoor storage of goods, supplies or equipment used in the operation of an establishment, where permitted, shall comply with the regulations of the district.
(f) Screening of Accessory Service Structures and Service Yards:
(1) Service structures include, but are not limited to, loading/unloading docks, propane tanks, electrical transformers, and other equipment or elements providing service to the building or site.
A. Screening shall include a continuous planting, hedge, fence or similar feature that will enclose any service structure on all sides.
B. Screening established with plant materials shall provide seventy-five percent (75%) opacity with one year (1) of planting and shall be equally effective in the winter and summer.
C. All other types of screening shall completely screen service structures. Construction materials and design features shall be consistent with the primary structure on site.
D. The minimum height of screening material shall be two (2) feet higher than the height of the enclosed structure, but shall not exceed ten (10) feet.
E. If a service structure is designed to be removed or emptied mechanically on a regular basis, a curb to contain the placement of the structure is required.
(2) Screening of service yards, outdoor storage areas, and other places which tend to be unsightly, shall be accomplished by use of walls, fencing, planting or a combination of these. Screening shall be equally effective in winter or summer.
(g) Landscaping and Maintenance of Yards. Required yards and all other portions of the lot not covered by permitted structures shall be landscaped with grass, trees, shrubbery and/or other appropriate ground cover or landscaping material, which at all times shall be maintained in good and healthy condition. Each lot shall maintain with landscaping no less than minimum percentage of the area of the lot specified in the district regulations.
(1) All screening shall be free of advertising or other signs, except for directional signs and other signs for the efficient flow of vehicles.
(2) The required landscaping shall be maintained in healthy condition by the current owner and replaced when necessary. Replacement material shall conform to the original intent of the landscape plan.
(h) Approval Process for Required Landscaping, Fences and Walls.
(1) The location of proposed landscaping, fence or wall shall be reviewed and approved as part of a development plan pursuant to Section 1109.04.
(2) However, when a fence or wall is proposed at a separate time from any other development for new construction, additions or site renovation, a fence or wall may be approved administratively by the Building and Zoning Inspector when the Building and Zoning Inspector determines that the proposal:
A. Complies with the requirements of this section;
B. Is consistent with any previously approved plan;
C. Is compatible with the current site development if there is no approved plan; and
D. Will have a minimum adverse impact to the surrounding areas.
(3) If, because of the nature and location of the proposed fence or wall, the Building and Zoning Inspector does not make such a determination, the request shall be referred to the Planning Commission and considered by the Commission according to the development plan procedures in Section 1109.04.
(Ord. 2020-21. Passed 2-18-20.)