1. Every development shall provide sufficient screening so that neighboring properties are effectively shielded from any adverse impacts of that development or so that the new developing use shields itself from existing potential impacts from uses already in operation.
2. Table 28.01 sets forth the type of screening method required between various uses in order to provide a mechanism to buffer potential negative impacts. To determine the type of screening required (Type A, B, or C), find the use in the "Developing Use" column which is similar to the proposed use to be developed and follow that line across the page to its intersection with the type of use(s) that adjoins the property to be developed. For each intersection square that contains a letter, the developer is required to install the level of screening indicated.
To view Table 28.01 in PDF, click here.
Adjacent Existing or Permitted Use | One and Two family residences | Multi- Family residences | Mobile/ Modular homeparks | Group care facilities | Adult & Childcare facilities | All office uses including medical | Schools (public/private) & libraries | Churches & associated uses | Hospitals & clinics over 10,000 s.f. | Fraternal clubs, lodges, union halls | Retail Sales | Auto service & repair | Equipment rental yard | Commercial Recreation | Hotels & Motels | Restaurant & night clubs | Uses conducted totally indoors | Uses conducted substantially outdoors | Scrap materials, salvage yards | Totally enclosed within a structure | Not totally enclosed within a structure | Veterinarian hosp. with boarding | Kennels |
Adjacent Existing or Permitted Use | One and Two family residences | Multi- Family residences | Mobile/ Modular homeparks | Group care facilities | Adult & Childcare facilities | All office uses including medical | Schools (public/private) & libraries | Churches & associated uses | Hospitals & clinics over 10,000 s.f. | Fraternal clubs, lodges, union halls | Retail Sales | Auto service & repair | Equipment rental yard | Commercial Recreation | Hotels & Motels | Restaurant & night clubs | Uses conducted totally indoors | Uses conducted substantially outdoors | Scrap materials, salvage yards | Totally enclosed within a structure | Not totally enclosed within a structure | Veterinarian hosp. with boarding | Kennels |
DEVELOPING USE | |||||||||||||||||||||||
1. RESIDENTIAL | |||||||||||||||||||||||
One & two family residences | |||||||||||||||||||||||
Multi-Family Residences | A | C | C | B | B | A | A | B | A | B | A | A | B | B | A | C | A | A | C | A | A | A | |
Mobile/ Modular home parks | B | B | C | B | B | A | C | B | A | C | B | A | A | B | B | A | C | A | A | C | A | A | A |
Group Care Facilities | A | B | B | C | C | B | A | B | C | C | A | A | A | B | A | A | C | A | A | C | A | A | A |
Adult & child care facilities | B | C | C | A | C | A | B | C | A | C | B | ||||||||||||
2. OFFICE, FINANCIAL | |||||||||||||||||||||||
All office uses including medical | A | B | B | A | A | A | C | C | C | ||||||||||||||
3. INSTITUTIONAL, SOCIAL | |||||||||||||||||||||||
Schools (public/ private), and libraries | B | B | B | A | C | A | A | C | |||||||||||||||
Churches & associated uses | A | A | A | A | A | C | |||||||||||||||||
Hospitals and clinics over 10,000 s.f. | B | B | B | B | B | C | A | C | |||||||||||||||
Fraternal clubs, lodges, union halls | A | A | A | A | A | B | A | A | A | ||||||||||||||
4. COMMERCIAL | |||||||||||||||||||||||
Retail Sales | A | A | A | A | A | C | A | B | A | ||||||||||||||
Auto service & repair | A | A | A | A | A | A | A | A | A | A | A | B | A | A | |||||||||
Equipment rental yard | A | A | A | A | A | A | A | A | A | A | A | B | A | A | C | C | |||||||
Commercial recreation | A | A | B | B | B | C | B | C | C | ||||||||||||||
Hotels & motels | A | A | A | A | A | C | A | B | |||||||||||||||
Restaurants & nightclubs | A | A | A | A | A | B | C | A | |||||||||||||||
5. MFG. & STORAGE | |||||||||||||||||||||||
Uses conducted totally indoors | A | A | A | A | A | A | A | A | A | C | B | A | A | ||||||||||
Uses conducted substantially outdoors | A | A | A | A | A | A | A | A | A | A | A | C | A | A | |||||||||
Scrap materials, salvage yards | A | A | A | A | A | A | A | A | A | A | A | A | A | A | A | A | A | A | A | A | A | A | A |
6. PUBLIC UTILITY INSTALLATIONS | |||||||||||||||||||||||
Totally enclosed within a structure | A | A | A | A | A | B | B | B | C | C | |||||||||||||
Not totally enclosed within a structure | A | A | A | A | A | A | A | B | A | B | A | C | C | B | A | A | C | C | C | C | C | C | |
7. OTHER USES | |||||||||||||||||||||||
Veterinarian hospitals with boarding | A | A | A | A | A | A | A | A | A | A | A | B | A | A | |||||||||
Kennels | A | A | A | A | A | A | A | A | A | A | A | A | B | A | A | A | |||||||
3. The three basic types of screens that are required by Table 28.01 "Screening Requirements," are as follows:
A. OPAQUE SCREEN, TYPE A
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 spacial separation. The opaque screen may be composed of a wall, fence, or densely planted vegetation. Compliance of planted vegetative screens 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 10 feet wide. Suggested planting patterns are shown in Figure 28-1.
B. SEMI-OPAQUE SCREEN, TYPE B
A screen that is opaque from the ground to height of 3 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, or planted vegetation. Compliance of planted vegetative screens 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 15 feet wide.
C. BROKEN SCREEN, TYPE C
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.
4. The screening requirements set forth in this section may be interpreted with some flexibility by the Director and Commission in their enforcement of the standards.
It is recognized that because of the wide variety of types of developments and the relationships between them, it is neither possible nor prudent to establish inflexible screening requirements. Therefore, minor deviations may be granted to allow less intensive screening, or requirements for more intensive screening may be imposed, whenever such deviations are more likely to satisfy the intent of this section.
