Sec. 27-308.  Screening standards.

 

(a)   Application.  Screening required by this article shall be erected, placed and maintained by the owner, developer, or operator of the property in the more intensive zoning district unless specifically otherwise provided.  Screening is required between adjacent zoning districts indicated in Code Sec. 27-307 when one or more of the following conditions in the more intensive zoning district is directly visible from and faces toward the boundary of the less intensive zoning district:

 

(1)       The rear elevation of buildings.

 

(2)       Outdoor storage areas or storage tanks, unless otherwise screened.

 

(3)       Loading docks, refuse collection points, and other service areas.

 

(4)       Major machinery or areas housing a manufacturing process.

 

(5)       Major onsite traffic circulation areas or truck and/or trailer parking.

 

(6)       Sources of glare, noise, or other environmental effects.

 

Notwithstanding the conditions listed in (1) through (6) above, screening between adjacent zoning districts indicated in Code Sec. 27-307 is required when a zoning district classification is changed to allow for a less intensive use.

 

(b)   Opaque barrier.  An opaque barrier having a density of not less than eighty percent (80%) per square foot shall be provided which visually screens the conditions listed in subsection (a) above from less intensive uses as follows:

 

(1)       A fence of solid-wall masonry, wood, louvered wood, metal, vinyl, or similar materials, not less than six (6) feet nor more than eight (8) feet high.

 

(2)       A landscaping screen, using evergreen or deciduous materials, providing a hedge-like barrier and attaining a minimum height of six feet within three years of planting.

 

(3)       A landscaped earth berm with a maximum slope of three to one, rising no less than six feet above the existing grade of the lot line separating the zoning districts.

 

(4)       Any combination of these methods that achieves a cumulative height of six feet.

 

(5)        Whenever screening shall be required along a side yard lot line, screening shall be reduced to a height of four (4) feet for that portion located within twenty-five (25) feet of the front property line.

 

(c)   Location of screening wall.

 

(1)       A screening wall or fence required to be located on a more intensively-zoned district shall be installed in the required bufferyard.

 

(2)       In the case where a zoning district is changed to allow for a less intensive use to abut an area where this section would require screening, then the screening required herein shall be located on the property of the less intensive zoning district.  If the screening wall is to be constructed on the less intensive zoning district, then the screening shall be installed within three (3) feet of the property line separating the property located in the less intensively-zoned district from the property located in the more intensively-zoned district.

 

            When a zoning district classification is changed that results in transferring the screening requirements from the more intensive zoning district to the less intensive zoning district as set forth in this subsection, then the zoning official shall cause to be filed of record an affidavit stating that the less intensive zoning district has been rezoned and, as a result, the screening requirements of this Code are required to be met on the less intensively-zoned property.  Further, said affidavit shall be indexed against all property adjoining the property of the less intensively-zoned district which is responsible for meeting screening requirements. 

 

(d)   Screening, effect on drainage.  Screening shall not adversely affect surface water drainage.

 

(e)   Permitted interruptions of screening.  Screening may be interrupted to provide access drives to service areas or for loading purposes to buildings.  Such breaks or interruptions shall not exceed 20% of the length of the required screened area. 

 

Source:  Ord. No. 4603, 1, 9-16-02; Ord. No. 5292, 3, 6-2-14