The intent of the screening regulations is to lessen the transmission from one property to another of noise, dust, and glare; to lessen visual pollution by creating the impression of separation of spaces or entirely shielding one land use from another; and establishing a sense of privacy from visual or physical intrusion.
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. City Council may waive any and all buffer requirements at the time of Site Plan approval or prior to a building permit being issued with consideration given to the specific uses of the adjoining property or properties, orientation of the buildings and service areas, existing natural vegetation, and other issues that may affect the compatibility of the adjoining uses.
3. “Burdened Zoning District” means the zoning classification of the property on which screening must be installed. “Benefited Zoning District” means the zoning classification of the property which is benefited or protected by the required screening. Where screening is required under this section, the owner of the property in the burdened district is responsible for the installation of the required screening prior to issuance of an occupancy permit. The burdened zoning district shall be interpreted to mean the zoning district permitting more intensive uses unless otherwise determined by City Council at the time of site plan approval.
4. Table of Screening Requirements. Screening shall be in accordance with the following table. The letter designations in the Table A or B refer to the type of screening required as defined in Subsection 5. The designation “ – ” means there are no presumptively required screening requirements.
SCREENING REQUIREMENTS | ||||||||||
Burdened Zoning District | BENEFITED ZONING DISTRICT | |||||||||
A-1 | R-1 | R-2 | R-3 | R-4 | C-1 | C-2 | C-3 | M-1 | M-2 | |
SCREENING REQUIREMENTS | ||||||||||
Burdened Zoning District | BENEFITED ZONING DISTRICT | |||||||||
A-1 | R-1 | R-2 | R-3 | R-4 | C-1 | C-2 | C-3 | M-1 | M-2 | |
A-1 | – | A | A | A | A | – | A | A | A | B |
R-1 | A | - | - | A | A | – | A | A | A | B |
R-2 | A | - | - | A | A | – | A | A | A | B |
R-3 | A | A | A
| – | – | – | A | A | A | B |
R-4 | A | A | A
| – | – | – | A | A | A | B |
C-1 | – | – | – | – | – | – | – | – | – | A |
C-2 | A | A | A | A | A | – | – | A | A | A |
C-3 | A | A | A | A | A | – | A | - | A | A |
M-1 | A | A | A | A | A | – | A | A | – | A |
M-2 | B | B | B | B | B | A | A | A | A | – |
5. Description of Screens. The following two types of screens are hereby established and are designated “A” and “B” (corresponding to above table):
A. Type “A,” Semi-opaque screen, means 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. At maturity, the portion of intermittent visual obstructions should not contain any completely unobstructed openings more than 30 feet wide, but may contain deciduous plants. A Type “A” screen should be located within a 20 feet wide buffer easement unless waived by Council on an approved site plan.
B. Type “B,” Opaque screen, means 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. 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 10 feet wide and may contain deciduous plants. A Type “B” screen should be located within a 50 feet wide buffer unless waived by Council on an approved site plan.
6. Storage Areas. The outdoor storage of materials, equipment, or supplies, when permitted in any commercial or industrial district, shall be 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-way or standing at level on the side or rear lot lines of such property. Such screening shall comply with the standard for an opaque screen Type “B.”