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1. Intent. It is the intent of this Section to integrate adjacent land uses and provide seamless transitions from one (1) use to another through the use of building orientation and access, landscaping, and appropriate architectural elements.

2. General provisions.

a. Special consideration shall be given to adjacent land uses of different intensities. It shall be the responsibility of the developer of the more intensive use to ensure that the transition from one (1) use to another is attractive, functional, and minimizes conflicts between the current and planned uses.

b. It is the responsibility of the developer of the higher intensity use to demonstrate that the uses will be compatible. This can be accomplished through the effective use of shared access and parking, appropriate building orientation and setbacks, landscaping, architectural treatment, and limited use of fencing and screening walls. Special consideration shall be given to the impact of aesthetics, noise, lighting, and traffic. See Figure 2-10.

c. Buffering may be required between any development and adjacent natural or environmentally sensitive areas. This will be determined on a case-by-case basis.

d. Landscaping intended to provide buffering and screening shall be maintained in a healthy condition, trimmed, and pruned as appropriate for the plant type.

e. Dead plant material shall be removed and/or replaced as appropriate when so ordered by the Building Inspector or Community Service Officer according to Municipal Code Chapter 7, Article II.

f. Landscaping shall not encroach upon sidewalks or street rights-of-way.

g. Prohibitions.

(1) Under no circumstances shall a fence be the only screening material used as a buffer between land uses.

(2) Chain link fencing with or without slats shall not be used for screening purposes.

Figure 2-10. Integration of Land Uses

Integrate adjacent land use through appropriate:

• Building orientation and setback

• Landscaping

• Access

• Architectural elements

3. Location and screening of required loading and service areas.

a. Loading docks, solid waste facilities, recycling facilities and other service areas shall be placed to the rear or side of buildings in visually unobtrusive locations.

b. Screening and landscaping shall prevent direct views of the loading areas and their driveways from adjacent properties or from the public right-of-way. Screening and landscaping shall also prevent spill-over glare, noise, or exhaust fumes. Screening and buffering shall be achieved through walls, architectural features, and landscaping; and shall be visually impervious. Recesses in the building or depressed access ramps may be used.

4. Trash/refuse/recycling areas.

a. The following regulations shall apply to all development except for one (1) family and two (2) family dwellings:

(1) Each lot or tract containing a principal structure shall provide a designated trash collection or compaction area, and may designate a recycling area, which shall be located and designed to ensure adequate on-site maneuvering area for collection vehicles.

(2) Trash collection/compacting and recycling collection shall be located to facilitate collection and minimize any negative impact on persons occupying the development site, neighboring properties or public rights-of-way; and

(3) Constructed to allow for collection without damage to the development site or the collection vehicle.

b. All such trash/refuse/recycling areas shall be screened to prevent them from being visible to:

(1) Persons located within any dwelling unit on residential property other than that where the dumpster is located;

(2) Occupants, customers, or other invitees located within any building on nonresidential property other than that where the trash collection/compacting and recycling collection is located; and

(3) Persons traveling on any public street, sidewalk, or other public way.

5. Buffering and screening land uses.

a. When a property is developed with multiple land uses, buffer areas must be provided between residential and non-residential zones. The minimum allowable buffer area is fifteen (15) feet.

b. All air conditioning, HVAC systems, exhaust pipes or stacks, elevator housing, satellite dishes and other telecommunications receiving devises shall be thoroughly screened from view from the public right-of-way and from adjacent properties through the use of roof elements and landscaping.

c. When excess weight vehicles, recreational vehicles, and utility trailers are stored on private property in accordance with this Code and Frederick Municipal Code Chapter 8, Article III, Sections 8-41 and 8-42, screening is required to limit visual exposure from adjoining properties. Screening may be accomplished with a combination of fencing and landscaping.

d. Outdoor storage areas. Outdoor storage areas shall be screened through a combination of fencing, landscaping, walls, and architectural elements. Particular care shall be made to screen storage, service, and utility areas from I-25, Highway 52, and any adjacent arterial road.

e. Parking lots shall be appropriately screened with landscaping to prevent headlights from shining into less intensive land uses. (Ord. 1145 § 14 (Exh. A), 2013; Ord. 1167 § 13 (Exh. A), 2014)