Screening shall be required between different zoning districts and classifications of uses according to the requirements of this section. The type of screening needed between uses is related to the classification of use and the location of different functional site development areas relative to adjoining uses and districts.
For the purpose of determining the type of screening required in various situations, the following four levels of impact have been identified:
No impact (identified by "blank space" on the preceding Table of Screening Requirements)
Minor impact (identified by "1" on the preceding Table of Screening Requirements)
Moderate impact (identified by "2" on the preceding Table of Screening Requirements)
Major impact (identified by "3" on the preceding Table of Screening Requirements)
For each level of impact, a different type of screening (or authorized alternative screening) is required, as set forth in section 24.01A.
Where screening is required, only one of the adjoining uses shall be responsible for installing the screening. This use shall be referred to as the "use providing screening." The other use shall be the "protected" use. To determine those instances where screening is required, locate the specific adjoining uses on the following table. The level of screening between various site functions is indicated in that space on the table where both uses intersect.
TABLE OF SCREENING REQUIREMENTS | |||||||||||||||
Use Providing Screening | Protected Use | ||||||||||||||
Zoning District | Development Features | All R | RM/ MHP | O-1 | O-2 | O-3 | C-1 | C-2 | C-3 | C-4 | P-1 | O-R | M-1 | M-2 | PCD |
TABLE OF SCREENING REQUIREMENTS | |||||||||||||||
Use Providing Screening | Protected Use | ||||||||||||||
Zoning District | Development Features | All R | RM/ MHP | O-1 | O-2 | O-3 | C-1 | C-2 | C-3 | C-4 | P-1 | O-R | M-1 | M-2 | PCD |
R-60, 70, 80, 90, 100 | Building | ||||||||||||||
RM-1, RM-2, RM-3/ MHP | Building | 3 | |||||||||||||
Circulation/ parking | 3 | ||||||||||||||
O-1 | Building | 3 | 2 | ||||||||||||
Circulation/ parking | 3 | 2 | |||||||||||||
O-2 | Building | 3 | 2 | ||||||||||||
Circulation/ parking | 3 | 2 | |||||||||||||
O-3 | Building | 3 | 2 | ||||||||||||
Circulation/ parking | 3 | 2 | |||||||||||||
Loading | 3 | 3 | |||||||||||||
C-1 | Building | 3 | 2 | ||||||||||||
Circulation/ parking | 3 | 2 | |||||||||||||
Loading | 3 | 3 | 2 | ||||||||||||
C-2 | Building | 3 | 2 | ||||||||||||
Circulation/ parking | 3 | 2 | |||||||||||||
Loading/ outdoor activities | 3 | 3 | 2 | 2 | |||||||||||
C-3 | Building | 3 | 3 | 1 | |||||||||||
Circulation/ parking | 3 | 3 | 1 | 1 | |||||||||||
Loading/ storing | 3 | 3 | 2 | 2 | 2 | ||||||||||
C-4 | All site features | See District Requirements | |||||||||||||
P-1 | Circulation/ parking | 2 | 2 | 1 | |||||||||||
O-R/ TRO | Building | 3 | 3 | ||||||||||||
Circulation/ parking | 3 | 3 | |||||||||||||
M-1 | Building | 3 | 3 | 1 | 1 | 1 | |||||||||
Circulation/ parking | 3 | 3 | 1 | 1 | 1 | 2 | 2 | 2 | |||||||
Loading/ storage | 3 | 3 | 2 | 2 | 2 | 2 | 2 | 2 | |||||||
M-2 | Building | 3 | 3 | 2 | 2 | 2 | 2 | 2 | 2 | ||||||
Circulation/ parking | 3 | 3 | 2 | 2 | 2 | 2 | 2 | 2 | |||||||
Loading/ storage | 3 | 3 | 2 | 2 | 2 | 2 | 2 | 2 | |||||||
PCD | All site features | See District Requirements | |||||||||||||
LEGEND: (Blank) = None1 = Minor2 = Moderate 3 = Major | |||||||||||||||
A. Screening alternatives for each intensity/impact classification. Screening based upon the anticipated impact as designated in the Table of Screening Requirements above shall be provided and maintained in accordance with the following requirements by the use providing the screening to reduce the effect of the more intense use upon the protected use:
1. No impact. Where there is no anticipated impact on the protected use, no screening or buffering is required between adjoining uses.
2. Minor impact. Where there is a minor impact, there is a need to soften the impact of one land use on another, which can be accomplished with a broken screen, which creates an impression of space separation without necessarily eliminating visual contact. Screening intended to satisfy these objectives shall conform to the following standards:
a. Ten foot wide greenbelt;
b. Six foot high evergreens and/or three inch caliper deciduous trees shall be planted at average intervals not exceeding 20 feet on center;
c. Shrubs and ground cover or mulches so as to cover the ground upon planting. All such plantings shall meet the height and spacing requirements specified herein.
3. Moderate impact. Where there is a moderate impact, there is a need to provide a better separation and buffering of land uses and to minimize the impact of the more intense use on the protected use. Screening provided in these instances shall conform to the following standards:
a. 15 foot wide greenbelt. Six foot high evergreens or three inch caliper deciduous trees shall be planted at average intervals not exceeding ten feet on center. Not more than 50% of planting shall consist of deciduous trees. Shrubs, a minimum of 18 inches in height, and other ground cover or mulches shall be planted to cover the ground upon planting.
b. A four foot high decorative masonry wall. The wall shall be placed on the property line and shall not extend into any required front yard setback. Where a four foot high wall abuts a six foot trash receptacle screening wall, the four foot wall shall be increased to six feet to provide a continuous uniform wall profile along the property line.
c. A four foot high landscaped earthen berm. A berm may be constructed in place of either the wall or greenbelt. Said berm shall meet the requirements of this section.
d. Whenever the layout of the site places vehicular parking areas adjacent to a residential district, a four foot high decorative masonry wall shall be required in place of the greenbelt requirement. The wall shall be placed on the property line and shall not extend into any required front yard setback.
4. Major impact. Where there is an anticipated major impact, there is a need to block the view of obtrusive or undesirable visual elements and exclude all contact between such uses by creating a strong impression of special separation. Screening in these situations shall conform to the following standards:
a. Six foot high decorative masonry wall. The wall shall be placed on the property line with a ten foot wide landscaped greenbelt provided between the wall and the building, parking lot or loading area and shall not extend into any required front yard setback. One 3-inch caliper deciduous tree shall be planted on the greenbelt for each 30 feet of wall length, with one additional 3-inch caliper deciduous tree required if the length of the wall is between 30 foot multiples. The remainder of the greenbelt shall be planted with grass, ground cover or other acceptable landscape materials as determined to be appropriate by the Planning Office. The ten foot wide landscape greenbelt is not required for O-1 and O-2 zoned properties.
b. A six foot high landscaped earthen berm. In lieu of the wall, the Planning Department may allow the development of a six foot high landscaped earthen berm meeting the requirements of this section or a 20 foot wide greenbelt with a three foot high landscaped earthen berm planted with two staggered rows of six foot high evergreens planted at intervals not exceeding ten feet on center. Shrubs, a minimum of 30 inches in height, or other ground cover and mulches so as to cover the ground upon planting shall be required.
c. In order to increase compatibility with previously developed adjacent property, the Planning Department may reduce the minimum wall height to conform to a previously established wall profile pattern on adjacent properties. The Planning Department in such instances may require additional screening in order to provide the appropriate buffer between the adjoining uses.
B. Other screening specifications.
1. Walls. Whenever a wall is used in conjunction with, or in lieu of, the previously mentioned screening requirements, it shall be constructed according to the following specifications:
a. Walls shall be constructed of protective face brick, decorative poured concrete, precast panels, fluted block (both sides) or similar decorative building material determined to be acceptable by the Planning and Building Departments. The color of brick or facing shall be compatible with brick used on the site and shall be durable, weather-resistant, rustproof and easy to maintain;
b. Walls shall be placed on the lot line and shall have no openings for vehicular traffic or other purposes, except as otherwise provided in this ordinance and except such openings, and the arrangement of such, as may be approved by the Planning Department for the purposes of public safety. Where walls are pierced, the openings shall not reduce the minimum height requirement;
c. The foundation of any wall shall be constructed as per the requirements of the Building Department;
d. No such wall shall be constructed of exposed concrete block, cinder block or wood products. Painted walls shall be prohibited, except this prohibition shall not prevent required maintenance of a wall previously allowed under a prior zoning ordinance;
e. Unless otherwise expressly directed by the provisions of this ordinance, all protective walls or greenbelts shall be provided when required along, and immediately joining, the zoning district boundary line and shall be installed so as to lie wholly on the land of the applicant seeking site plan approval;
f. All walls or greenbelts required by this ordinance shall be completely installed prior to the issuance of an occupancy permit for the use of the premises, except as provided hereinafter;
g. In any case where the development of the land and/or buildings has been fully completed and an occupancy permit would otherwise be issued, and the completed installation of the wall, greenbelt and/or landscaping required is prevented by inclement weather or acts of nature beyond the control of the owner, the owner may receive an extension of no more than six months, subject to the requirements of section 29.03 and 29.04 of this ordinance;
h. Maintenance wall, or any other substituted screening device, shall be the responsibility of the property owner on whose property the wall is located;
i. Wall height shall be measured from the grade at the property line of the property required to provide the wall.
2. Berms.
a. Berms shall be designed to be consistent with architectural character of the building(s) to be located on the site and shall consist of landscaped earth mounds possessing a maximum slope ratio of three feet horizontal to one foot vertical, except where retaining walls are used. Said slopes shall be designed and planted with sod or hydro-seeded to prevent erosion.
b. In those instances where a berm is included as part of a greenbelt, a detailed drawing and cross-section of the proposed berm shall be provided as part of the landscape plan.
3. Special requirements; uses abutting nonresidential use in residential district. If a development abuts a nonresidential type use located in an R district (such as a church, school or public institutional facility) the screening required by the table may be modified by the City Planner to a minor intensity impact, unless more protective screening is required by the specific standards for the particular abutting uses.
4. One family development masonry walls. A decorative masonry wall located along the outside perimeter of a one family residential development (including masonry wall screening integrated with other berms and landscaping) which screens the development from major or secondary thoroughfares may be constructed with a maximum height of six feet (except for columns, corner posts and other decorative architectural features which may have a maximum height of ten feet). Columns, corner posts and other decorative architectural features exceeding six feet in height shall be in scale with the adjoining landscape treatment and shall be spaced so that the wall height is predominantly six feet or less. The Planning Commission may permit walls of different materials or of different heights as a special land use, provided the requirements of Article 25 are met. No wall permitted under this paragraph shall be constructed of exposed concrete block, precast concrete panels or poured concrete. All such structures shall comply with all applicable ordinances of the city, including corner clearance requirements. Signage meeting the requirements of section 28.13 paragraph E.14. may be included as part of any wall located at the entrance to the development.
(Ord. No. 278-A, §§ 42, 43, 4-17-90; Ord. No. 278-B, § 1, 5-15-90; Ord. No. 278-C, § 1, 5-15-90; Ord. No. 278-E, § 10, 7-3-90; Ord. No. 278-L, § 1, 6-2-92; Ord. No. 278-Q, §§ 5-7, 10-3-95; Ord. No. 278-U, §§ 11, 12, 1-6-98; Ord. No. 278-X, §§ 13, 14, 4-6-99; Ord. No. 278-Y, § 35, 5-16-00; Ord. No. 278-DD, § 7, 7-6-04)