BZA continues screening-variance request for 4680 Caprice Drive to allow applicant time to specify screening

The Middletown Board of Zoning Appeals continued a request for an area and dimensional variance at 4680 Caprice Drive after staff and board members said more detail was needed about proposed screening methods and locations.

The application, filed by Ben Rancic on behalf of property owner Shenming Yu, requests a reduction in the screening required for off-street loading areas under Middletown Development Code section 12.16.10(A)–(B). Miss Fetters, planning staff, described the parcel as zoned B3 General Business and said the applicant seeks a determination of the percentage of screening required because truck docks run through the center of the parking lot and lot lines complicate where screening can be placed. She told the board that notices were mailed to adjacent property owners and that the applicant had been responsive but was not present for the hearing.

Board members focused discussion on where screening would be required and whether an easement and internal site circulation would prevent planting or a vegetative buffer in practical locations. One member noted, “If he doesn't own that little square lot ... he has to screen the entire perimeter of his own lot,” reflecting the code requirement that screening conceal high-visual-impact areas regardless of lot ownership. Members also raised aesthetic and ecological concerns about installing an isolated fence in the middle of a parking lot; one member said hedging would likely be preferable to a solid fence.

Given uncertainty about the type and height of screening the applicant might provide — and concern that an overly tall cinder-block wall could defeat the purpose of screening — a motion to continue the application to the March meeting passed. Staff was directed to contact the applicant to obtain specific proposed screening materials, heights and locations before the board takes final action.