171.02 SCREENING.

1.   Intent. The intent of screening regulations is to lessen the transmission from one lot to another of noise, dust and glare; to lessen visual pollution by providing an impression of separation of spaces or entirely shielding one land use from another; and/or establishing a sense of privacy from visual or physical intrusion. The provisions of this chapter are necessary to safeguard the public health, safety and welfare.

2.   General Screening. Every development shall provide sufficient screening so that neighboring properties are shielded from any adverse external effects of that development; and the development is shielded from the negative impacts of adjacent uses including streets and railroads.

3.   Compliance With General Standard. The following table illustrates the type of screen required between zoning classifications. Where such screening is required the applicant or burdened use is responsible for installation prior to receiving an occupancy permit for the use in questions. A description of the screen types (A, B and C) are described in the following subsection. Where screening is to be approved at site plan review (*), the screening objectives described in the Site Plan Ordinance, Section 171.01 are to be adhered. The City Council may require additional screening where deemed appropriate.

TABLE OF SCREENING REQUIREMENTS Benefited Zoning Classification/Use

Zone

R-1

R-2

R-3

R4

R-5

C-1

C-2

C-3

C-4

C-5

C-6

M-1

M-2

R-1

-

-

A

A

*

B

B

*

B

*

*

C

C

R-2

-

-

A

A

*

B

B

*

B

*

*

C

C

R-3

A

A

-

-

*

A

B

*

B

*

*

C

C

R-4

A

A

-

-

*

A

B

*

B

*

*

C

C

R-5

*

*

*

*

*

*

*

*

*

*

*

*

*

C-1

B

B

A

A

*

-

A

*

A

*

*

C

C

C-2

B

B

B

B

*

A

-

*

-

*

*

C

C

C-3

*

*

*

*

*

*

*

*

*

*

*

*

*

C-4

B

B

B

B

*

A

-

*

-

*

*

C

C

C-5

*

*

*

*

*

*

*

*

*

*

*

*

*

C-6

*

*

*

*

*

*

*

*

*

*

*

*

*

M-1

C

C

C

C

*

C

C

*

C

*

*

-

B

M-2

C

C

C

C

*

C

C

*

C

*

*

B

-

 

* Screening to be approved with site plan review.

- No screening required.

A,B,C Described below.

4.   Descriptions of Screens. The following three basic types of screens are established and are used as the basis for the table of screening requirements.

   A.   Broken Screen, Type A.

A screen composed of intermittent visual obstructions from the ground to a height of at least twenty feet. The broken screen is intended to create the impression of a separation of spaces without necessarily eliminating visual contact between the spaces. It may be composed of a wall, fence, landscaped earth berm, planted vegetation, or existing vegetation. Compliance of planted vegetative screens or natural vegetations will be judged on the basis of the average mature height and density of foliage of the subject species, or field observation of existing vegetation. The screen may contain deciduous plants.

   B.   Semi-opaque Screen, Type B.

A screen that is opaque from the ground to a height of three feet, with intermittent visual obstruction from above the opaque portion to a height of at least twenty feet. The semi-opaque screen is intended to partially block visual contact between uses and to create a strong impression of the separation of spaces. The semi-opaque screen may be composed of a wall, fence, landscaped earth berm, planted vegetation, or existing vegetation. Compliance of planted vegetative screens or natural vegetation will be judged on the basis of the average mature height and density of foliage of the subject species, or field observation of existing vegetation. At maturity, the portion of intermittent visual obstructions should not contain any completely unobstructed openings more than ten feet wide. The zone of intermittent visual obstruction may contain deciduous plants.

   C.   Opaque Screen, Type C.

A screen that is opaque from the ground to a height of at least six feet, with intermittent visual obstructions from the opaque portion to a height of at least twenty feet. An opaque screen is intended to exclude all visual contact between uses and to create a strong impression of spatial separation. The opaque screen may be composed of a wall, fence, landscaped earth berm, planted vegetation, or existing vegetation. Compliance of planted vegetative screens or natural vegetation will be judged on the basis of the average mature height and density of foliage of the subject species, or field observation of existing vegetation. The opaque portion of the screen must be opaque in all seasons of the year. At maturity, the portion of intermittent visual obstructions should not contain any completely unobstructed openings more than ten feet wide. The portion of intermittent visual obstructions may contain deciduous plants.

5.   Storage Areas. The outdoor storage of materials, equipment or supplies, when permitted in any commercial or industrial district, shall be so located or screened, fenced or landscaped so as to effectively prevent visibility of such storage from all abutting residential zoning districts or abutting existing residential uses. Such screening shall be sufficient if it prevents visibility of such storage area by persons traveling on public right-of-ways or standing at grade level on the side or rear lot lines of such property. Such screening shall comply with the standard for an opaque screen Type “C” as described in paragraph C of subsection 4 above.