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Mixed Use Districts <br />Commission may reduce the required quantities of plant material by up to one-third <br />where it is determined that the purpose of the street lawn will still be achieved. <br />8. A detention/retention area shall not be located within any front yard unless the Planning <br />and Design Commission determines that it is designed as a prominent aesthetic feature <br />that will enhance the appearance of the site and will be properly maintained as such. <br />B. Buffer Zone. Buffer zones are required yards abutting boundary lines adjacent to any <br />residential zoning district. <br />Requirements. <br />a. A buffer zone shall be required, even where the adjacent property is undeveloped, <br />except that the requirement may be reduced or waived where the property abuts an <br />interstate highway. <br />b. Prior to changing the use of a property to a more intense land use, or when a <br />property is rezoned to a more intense district, a buffer zone meeting the applicable <br />requirements of this section shall be installed. <br />2. Standards. <br />a. Buffer zones shall be planted with a combination of canopy trees, ornamental trees, <br />evergreen trees and shrubs to constitute a dense visual buffer at plant maturity. <br />b. Buffer zones may be required to include screening or berms as provided for in (C) or <br />(D) below based upon existing natural conditions and the proximity of residential <br />uses as determined by the Planning and Design Commission. <br />c. All areas of the buffer zone outside of planting beds shall be planted with grass or <br />other living ground cover or preserved in a natural wooded state. <br />d. Landscape materials shall conform to all applicable standards of this section. <br />e. Stormwater detention/retention areas may be located within a required buffer zone <br />provided they do not reduce the screening effect. <br />C. Screening. Screening shall be required as follows, except as may be provided elsewhere in <br />this section. <br />1. Requirements. Screening shall be required: <br />a. Around all trash dumpsters in all districts; <br />b. Around any loading/unloading area visible from an adjoining street or parking area; <br />c. Around heating and cooling units and generators for all non-residential uses; <br />d. Around detention ponds and other related storm water management facilities that are <br />not integrated into the landscape design as site amenities; and <br />e. Around essential public services and related accessory structures. <br />2. Standards. A required screen shall be comprised of a solid, sight -obscuring fence or wall <br />and also the following minimum specifications: <br />a. The screen shall be six feet in height; <br />b. The screen shall be enclosed on all sides and not containing any openings other <br />than a gate for access which shall be closed at all times when not in use. This full <br />enclosure requirement, however, shall not apply to screening of loading/unloading <br />areas; <br />c. The screen shall be constructed of masonry, treated wood or other approved <br />material determined to be durable, weather resistant, rust proof and easily <br />maintained. Chain link, split rail and wrought iron fences shall not be permitted to <br />meet the screening requirement; <br />d. If approved, the required screen may be comprised of berms or plant material, in <br />combination with or as a substitute for a fence or wall when it is determined that the <br />Page 1149-5 City of North Olmsted Zoning Code <br />