194.02 SCREENING.

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 section are necessary to safeguard the public health, safety, and welfare.

1.   General Screening Standard. 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.

2.   Compliance with General Standard.

   A.   The following table, in conjunction with the explanations set forth in subsection 3 concerning types of screens, establishes screening requirements that presumptively satisfy the general standard established in subsection 1 of this section.

TABLE OF SCREENING REQUIREMENTS

Benefited Zoning Classification/Use

Use

R1

R2

R3

R3A

R4

R5

C1

C2

C2A

C3

C4

C5

M1

M2

M3

PUD

U1

R-1

-

-

A

*

*

A

B

B

B

B

*

*

C

C

C

*

-

R-2

-

-

A

*

*

A

B

B

B

B

*

*

C

C

C

*

-

R-3

A

A

-

*

*

-

B

B

B

B

*

*

C

C

C

*

-

R-3A

*

*

*

*

*

*

*

*

*

*

*

*

*

*

*

*

*

R-5

A

A

-

*

*

-

A

B

B

B

*

*

C

C

C

*

-

C-1

B

B

A

*

*

A

-

A

A

A

*

*

C

C

C

*

-

C-2

B

B

B

*

*

B

A

-

-

-

*

*

C

C

C

*

-

C-2A

B

B

B

*

*

B

A

-

-

-

*

*

C

C

C

*

-

C-3

B

B

B

*

*

B

A

-

-

-

*

*

C

C

C

*

-

M-1

C

C

C

*

*

C

C

C

C

C

*

*

-

B

C

*

-

M-2

C

C

C

*

*

C

C

C

C

C

*

*

B

-

C

*

-

M-3

C

C

C

*

*

C

C

C

C

C

*

*

C

C

-

*

-

PUD

*

*

*

*

*

*

*

*

*

*

*

*

*

*

*

*

-

U-1

-

-

-

*

*

-

-

-

-

-

-

-

-

-

-

-

-

* Screening to be approved with site plan review.

 

   B.   The zoning classifications contained in paragraph A of this subsection, Table of Screening Requirements, are keyed to those classifications described in Chapter 192 of this Zoning Ordinance. The letter designations within the table refer to the types of screening described in subsection 3 of this section. The table indicates the type of screening that is presumptively required between two uses. Where such screening is required the applicant or burdened/heavier use is responsible for installation prior to receiving an occupancy permit for the use in question.

3.   Descriptions of Screens. The following three basic types of screens are established and are used as the basis for the table of screening requirements set forth in paragraph 2(A) of this section.

   A.   Broken Screen, Type A – a screen composed of intermittent visual obstructions from the ground to a height of at least 20 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 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 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 20 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 20 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.

4.   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 rights-of-way 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 3(C) of this section.

(Chapter 194 amended by Ord. 1651 – Apr. 10 Supp.)