Johnston City Zoning Code

CHAPTER 182

BUFFERING AND SCREENING STANDARDS

182.01 STATEMENT OF INTENT

The use of physical barriers or buffers is considered a necessary requirement to allow for the transition from one zoning district or land use to another contrasting zoning district or land use in order to:

1.
Protect neighbor’s rights to use and enjoy their property;
2.
Promote the coordination of neighborhood efforts and compatibility of neighborhood elements;
3.
Protect the value of buildings and property;
4.
Soften or block views; and
5.
Mitigate noise.

Effective on: 5/1/2023

182.02 GENERAL REQUIREMENTS

The requirements set forth in this Chapter shall apply to any development or redevelopment of property within the City.

Buffer areas may include, but are not limited to, sidewalks, trails, utilities, and surface drainage swales and detention areas only if buffer plantings can still be located to meet the intent of this Chapter.

Structures, vehicle access and parking are not permitted in buffer areas.

The area required for the buffer shall be removed from the total lot area for calculation of the minimum open space landscaping required for the site.

Vegetation planted as part of the buffer requirements outlined in this Chapter shall not be used to meet any other landscaping requirement, including those listed in CHAPTER 181 LANDSCAPING AND OPEN SPACE.

Effective on: 5/1/2023

182.03 BUFFER REQUIRED

Buffers shall be required in the following situations:

A.
Buffer widths required by district and/or use as defined in Table 182.1 and Table 182.2.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

1. B.
  Buffer widths for park and recreation uses shall be as follows:
  1. 1.
    20 feet for a park with active recreational uses, including, but not limited to, playgrounds and sport courts.
  2. 2.
    20 feet for a golf course.
  3. 3.
    30 feet for recreational facilities and complexes that include outdoor athletic lighting including, but not limited to, swimming pools or softball, baseball, and soccer fields.
2. C.
  All day care centers, schools, and places of worship shall have a buffer width the greater of 20 feet or the required buffer as listed in Table 182.1 above.
3. D.
  Any property with a side or rear lot line which abuts a public trail corridor shall include a 15-foot wide buffer from the trail centerline. This buffer shall be composed of materials required for a 10-foot wide buffer as noted in Table 182.3 below.
4. E.
  Any lot for single-family or multi-family use having both its front and rear lot lines abutting a public thoroughfare (a double-frontage lot) shall include at least a 10-foot wide buffer and required buffer materials adjoining the thoroughfare from which no access is planned or permitted.
5. F.
  When the A-R District is considered for buffer requirements, the future land use designation in the Comprehensive Plan shall be used to determine buffer requirements, unless otherwise specified herein.
6. G.
  Any developing or redeveloping property which shares a property line with property labeled Camp Dodge in the Comprehensive Plan shall be required to provide a buffer and landscaping along the affected property line. The buffer width and landscaping required shall be determined on a case-by-case upon review of the site plan.
7. H.
  For properties contiguous to the Conservation District (C-D), the buffer width, use of fence or wall, and landscaping required will be determined on a case-by-case basis upon review of the site plan, taking into consideration the proposed use of the CD District for open space, trail, or other use.
8. I.
  Planned Unit Development (PUD) Districts. Buffer width within these districts shall be established by the City Council on a case by case basis at the time a PUD or site plan is approved. On the perimeter of the PUD Districts, the buffer width requirement shall be based on the proposed land use and its equivalent zoning district.
9. J.
  As part of a site plan or plat, an alternative buffer may be recommended by the Planning and Zoning Commission and approved by the City Council provided that it meets the intent of this Chapter. Alternative buffers may be appropriate given unique property conditions, such as the actual or proposed layout of building and parking areas, site conditions (examples: existing trees, topography, adjacent street), and use of the property.
2.
Buffers shall not be required in the following circumstances:
1. A.
  Uses that are separated by a constructed public street.
2. B.
  Property which is adjacent to a utility corridor.
3. C.
  Land included in the A-R District that is used solely for crop production is exempt from the requirements of this Chapter. This exemption shall not include any land with structures or facilities located on-site.

Effective on: 5/1/2023

182.04 BUFFER COMPOSITION

Buffer materials are to be illustrated on an approved site or landscape plan, within the dimensions of the permanent buffer area.

A buffer should contain a mixture of plants consisting of trees and shrubs to provide a visual screen within three (3) years of installation that will obscure 80 to 90 percent of the view from the ground to a height of six (6) feet. Height will be measured from the elevation of the shared property line.

A.
All required vegetation shall adhere to the planting variety, size, and condition requirements listed in CHAPTER 181 Landscaping and Open Space and the Desirable Tree and Shrub list.
B.
Buffers shall be installed as soon as possible, so plants can be established and screening achieved as soon as possible.

Buffer materials are required as identified in Table 182.3.

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Effective on: 5/1/2023

182.05 BURDEN FOR CONSTRUCTION AND MAINTENANCE OF A BUFFER

It is the intent of this Section that adjacent properties requiring a buffer between them will share equally in the development of the buffer, wherever possible. The burden of provision of the buffer shall be as follows:

1.
Where two (2) properties requiring a buffer between them are both in an existing improved condition, the buffer requirement is not retroactive and should a buffer be desired, it shall be by mutual agreement between property owners or as otherwise provided by law. However, in the event that any or all of the improved property is abandoned, destroyed, demolished, etc., for the purpose of renewal or redevelopment, etc., that portion of such property being renewed or redeveloped, shall conform to the provisions of this chapter and the developer of such property shall assume the burden unless otherwise provided herein.
2.
Where two (2) properties requiring a buffer between them are both developed, and one (1) property is redeveloping, the developer of the redeveloping property shall assume the burden, unless otherwise specified herein.
3.
Where one (1) of two (2) properties developed are similarly zoned but require a buffer between them, the developer of the vacant land shall assume the burden, unless otherwise specified herein.
4.
Where two (2) properties requiring a buffer between them are both vacant or undeveloped, the burden shall be assumed equally by each developer as the land is improved or developed, and unless otherwise specified herein.
5.
As part of the buffer determination process, the Comprehensive Plan designation for both properties shall be evaluated. When the Comprehensive Plan designation would no longer require a buffer, the buffer width and landscaping required may be reduced by 50 percent or a fence or wall meeting the requirements in Section 182.07 is required.

Effective on: 5/1/2023

182.06 BUFFER FENCE OR WALL

Where a fence or wall is required or permitted for buffering or screening purposes, the following standards shall apply:

1.
A buffer fence or wall shall be a minimum of six (6) feet in height, opaque, and constructed of treated wood (required with ground contact), cedar, redwood, Polyvinyl Chloride (PVC), concrete, stone, brick or other material approved by the City Council.
2.
Posts shall be anchored appropriately for material used, and designed to support the fence height.
3.
Chain link fences or other open fences may be used for security purposes within the buffer, but shall not be used to satisfy screening requirements.

Effective on: 5/1/2023

182.07 SCREENING

In any district where a fence or wall is required by a Section or Chapter of this Ordinance, the Subdivision Ordinance, or other ordinance to serve as a screening wall, buffer wall, or other separating or protective wall, the restrictions for placement on corner lots in Subsection 184.01.2 shall take precedence.

When a fence is being used for screening purposes, no items to be screened may be stored higher than the height of the fence.

Screening of Site Elements

A.
All refuse and recycling containers in townhouse, apartment, mixed use, and non-residential uses shall be screened on four (4) sides, including a gate for access, by a solid, commercial-grade fence, wall, or equivalent material that is architecturally compatible with the principal structure, is located at least three (3) feet from any lot line, and has a height of between six (6) and eight (8) feet.
B.
Loading docks and service areas shall not be located in the front yard. In the case of a corner lot, loading docks and service areas may not be allowed in the front yard but may be allowed in the corner street yard on a case by case basis. Loading docks and areas which can be viewed from residential property shall be screened by a solid, commercial-grade fence, wall, or equivalent material with a height of between six (6) and eight (8) feet.
C.
Rooftop and ground level mechanical equipment shall be screened from view from a public street or from an adjacent buffered area, as viewed from six (6) feet above ground level. Screening may consist of a building wall, fence, and/or landscaping as approved by the Zoning Administrator.
D.
Public and private utility boxes, transformers, and similar utility equipment shall not be located within the vision triangle of an intersection and shall be screened from view of a public street by a building wall, fence and/or landscaping. Screening shall be approved by the Zoning Administrator, as well as the private utility owner when applicable.

Effective on: 5/1/2023

Johnston City Zoning Code

CHAPTER 182

BUFFERING AND SCREENING STANDARDS

182.01 STATEMENT OF INTENT

1.
Protect neighbor’s rights to use and enjoy their property;
2.
Promote the coordination of neighborhood efforts and compatibility of neighborhood elements;
3.
Protect the value of buildings and property;
4.
Soften or block views; and
5.
Mitigate noise.

Effective on: 5/1/2023

182.02 GENERAL REQUIREMENTS

The requirements set forth in this Chapter shall apply to any development or redevelopment of property within the City.

Structures, vehicle access and parking are not permitted in buffer areas.

The area required for the buffer shall be removed from the total lot area for calculation of the minimum open space landscaping required for the site.

Effective on: 5/1/2023

182.03 BUFFER REQUIRED

Buffers shall be required in the following situations:

A.
Buffer widths required by district and/or use as defined in Table 182.1 and Table 182.2.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

1. B.
  Buffer widths for park and recreation uses shall be as follows:
  1. 1.
    20 feet for a park with active recreational uses, including, but not limited to, playgrounds and sport courts.
  2. 2.
    20 feet for a golf course.
  3. 3.
    30 feet for recreational facilities and complexes that include outdoor athletic lighting including, but not limited to, swimming pools or softball, baseball, and soccer fields.
2. C.
  All day care centers, schools, and places of worship shall have a buffer width the greater of 20 feet or the required buffer as listed in Table 182.1 above.
3. D.
  Any property with a side or rear lot line which abuts a public trail corridor shall include a 15-foot wide buffer from the trail centerline. This buffer shall be composed of materials required for a 10-foot wide buffer as noted in Table 182.3 below.
4. E.
  Any lot for single-family or multi-family use having both its front and rear lot lines abutting a public thoroughfare (a double-frontage lot) shall include at least a 10-foot wide buffer and required buffer materials adjoining the thoroughfare from which no access is planned or permitted.
5. F.
  When the A-R District is considered for buffer requirements, the future land use designation in the Comprehensive Plan shall be used to determine buffer requirements, unless otherwise specified herein.
6. G.
  Any developing or redeveloping property which shares a property line with property labeled Camp Dodge in the Comprehensive Plan shall be required to provide a buffer and landscaping along the affected property line. The buffer width and landscaping required shall be determined on a case-by-case upon review of the site plan.
7. H.
  For properties contiguous to the Conservation District (C-D), the buffer width, use of fence or wall, and landscaping required will be determined on a case-by-case basis upon review of the site plan, taking into consideration the proposed use of the CD District for open space, trail, or other use.
8. I.
  Planned Unit Development (PUD) Districts. Buffer width within these districts shall be established by the City Council on a case by case basis at the time a PUD or site plan is approved. On the perimeter of the PUD Districts, the buffer width requirement shall be based on the proposed land use and its equivalent zoning district.
9. J.
  As part of a site plan or plat, an alternative buffer may be recommended by the Planning and Zoning Commission and approved by the City Council provided that it meets the intent of this Chapter. Alternative buffers may be appropriate given unique property conditions, such as the actual or proposed layout of building and parking areas, site conditions (examples: existing trees, topography, adjacent street), and use of the property.
2.
Buffers shall not be required in the following circumstances:
1. A.
  Uses that are separated by a constructed public street.
2. B.
  Property which is adjacent to a utility corridor.
3. C.
  Land included in the A-R District that is used solely for crop production is exempt from the requirements of this Chapter. This exemption shall not include any land with structures or facilities located on-site.

Effective on: 5/1/2023

182.04 BUFFER COMPOSITION

Buffer materials are to be illustrated on an approved site or landscape plan, within the dimensions of the permanent buffer area.

A.
All required vegetation shall adhere to the planting variety, size, and condition requirements listed in CHAPTER 181 Landscaping and Open Space and the Desirable Tree and Shrub list.
B.
Buffers shall be installed as soon as possible, so plants can be established and screening achieved as soon as possible.

Buffer materials are required as identified in Table 182.3.

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Effective on: 5/1/2023

182.05 BURDEN FOR CONSTRUCTION AND MAINTENANCE OF A BUFFER

1.
Where two (2) properties requiring a buffer between them are both in an existing improved condition, the buffer requirement is not retroactive and should a buffer be desired, it shall be by mutual agreement between property owners or as otherwise provided by law. However, in the event that any or all of the improved property is abandoned, destroyed, demolished, etc., for the purpose of renewal or redevelopment, etc., that portion of such property being renewed or redeveloped, shall conform to the provisions of this chapter and the developer of such property shall assume the burden unless otherwise provided herein.
2.
Where two (2) properties requiring a buffer between them are both developed, and one (1) property is redeveloping, the developer of the redeveloping property shall assume the burden, unless otherwise specified herein.
3.
Where one (1) of two (2) properties developed are similarly zoned but require a buffer between them, the developer of the vacant land shall assume the burden, unless otherwise specified herein.
4.
Where two (2) properties requiring a buffer between them are both vacant or undeveloped, the burden shall be assumed equally by each developer as the land is improved or developed, and unless otherwise specified herein.
5.
As part of the buffer determination process, the Comprehensive Plan designation for both properties shall be evaluated. When the Comprehensive Plan designation would no longer require a buffer, the buffer width and landscaping required may be reduced by 50 percent or a fence or wall meeting the requirements in Section 182.07 is required.

Effective on: 5/1/2023

182.06 BUFFER FENCE OR WALL

Where a fence or wall is required or permitted for buffering or screening purposes, the following standards shall apply:

1.
A buffer fence or wall shall be a minimum of six (6) feet in height, opaque, and constructed of treated wood (required with ground contact), cedar, redwood, Polyvinyl Chloride (PVC), concrete, stone, brick or other material approved by the City Council.
2.
Posts shall be anchored appropriately for material used, and designed to support the fence height.
3.
Chain link fences or other open fences may be used for security purposes within the buffer, but shall not be used to satisfy screening requirements.

Effective on: 5/1/2023

182.07 SCREENING

When a fence is being used for screening purposes, no items to be screened may be stored higher than the height of the fence.

Screening of Site Elements

A.
All refuse and recycling containers in townhouse, apartment, mixed use, and non-residential uses shall be screened on four (4) sides, including a gate for access, by a solid, commercial-grade fence, wall, or equivalent material that is architecturally compatible with the principal structure, is located at least three (3) feet from any lot line, and has a height of between six (6) and eight (8) feet.
B.
Loading docks and service areas shall not be located in the front yard. In the case of a corner lot, loading docks and service areas may not be allowed in the front yard but may be allowed in the corner street yard on a case by case basis. Loading docks and areas which can be viewed from residential property shall be screened by a solid, commercial-grade fence, wall, or equivalent material with a height of between six (6) and eight (8) feet.
C.
Rooftop and ground level mechanical equipment shall be screened from view from a public street or from an adjacent buffered area, as viewed from six (6) feet above ground level. Screening may consist of a building wall, fence, and/or landscaping as approved by the Zoning Administrator.
D.
Public and private utility boxes, transformers, and similar utility equipment shall not be located within the vision triangle of an intersection and shall be screened from view of a public street by a building wall, fence and/or landscaping. Screening shall be approved by the Zoning Administrator, as well as the private utility owner when applicable.

Effective on: 5/1/2023

Johnston City Zoning Code

CHAPTER 182

BUFFERING AND SCREENING STANDARDS

182.01 STATEMENT OF INTENT

1.
Protect neighbor’s rights to use and enjoy their property;
2.
Promote the coordination of neighborhood efforts and compatibility of neighborhood elements;
3.
Protect the value of buildings and property;
4.
Soften or block views; and
5.
Mitigate noise.

Effective on: 5/1/2023

182.02 GENERAL REQUIREMENTS

The requirements set forth in this Chapter shall apply to any development or redevelopment of property within the City.

Structures, vehicle access and parking are not permitted in buffer areas.

The area required for the buffer shall be removed from the total lot area for calculation of the minimum open space landscaping required for the site.

Effective on: 5/1/2023

182.03 BUFFER REQUIRED

Buffers shall be required in the following situations:

A.
Buffer widths required by district and/or use as defined in Table 182.1 and Table 182.2.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.1 Buffer Widths – Residential
Subject Parcel	Adjacent Parcel
Subject Parcel	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
1 to 4 unit structure		30 feet	30 feet	30 feet	30 feet	50 feet	60 feet
Townhouse	30 feet		30 feet¹	30 feet	30 feet	50 feet	60 feet
Apartments	30 feet	30 feet¹		30 feet	30 feet	50 feet	60 feet
1. A buffer is only required between along the perimeter of adjacent developments, not within the development.

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

Table 182.2 Buffer Widths – Non-Residential
Subject Parcel	Adjacent Parcel

	1 to 4 unit structure	Townhouse	Apartment	MU-1 and C-1	E-1 and E-2	MU-2, C-2, and C-3	M-1 and M-2
MU-1 and C-1	30 feet	30 feet	30 feet		20 feet	20 feet	60 feet
E-1 and E-2	30 feet	30 feet	30 feet	20 feet		20 feet	50 feet
MU-2, C-2, and C-3	50 feet	50 feet	50 feet	30 feet	30 feet		30 feet
M-1 and M-2	60 feet	60 feet	60 feet	50 feet	50 feet	30 feet

1. B.
  Buffer widths for park and recreation uses shall be as follows:
  1. 1.
    20 feet for a park with active recreational uses, including, but not limited to, playgrounds and sport courts.
  2. 2.
    20 feet for a golf course.
  3. 3.
    30 feet for recreational facilities and complexes that include outdoor athletic lighting including, but not limited to, swimming pools or softball, baseball, and soccer fields.
2. C.
  All day care centers, schools, and places of worship shall have a buffer width the greater of 20 feet or the required buffer as listed in Table 182.1 above.
3. D.
  Any property with a side or rear lot line which abuts a public trail corridor shall include a 15-foot wide buffer from the trail centerline. This buffer shall be composed of materials required for a 10-foot wide buffer as noted in Table 182.3 below.
4. E.
  Any lot for single-family or multi-family use having both its front and rear lot lines abutting a public thoroughfare (a double-frontage lot) shall include at least a 10-foot wide buffer and required buffer materials adjoining the thoroughfare from which no access is planned or permitted.
5. F.
  When the A-R District is considered for buffer requirements, the future land use designation in the Comprehensive Plan shall be used to determine buffer requirements, unless otherwise specified herein.
6. G.
  Any developing or redeveloping property which shares a property line with property labeled Camp Dodge in the Comprehensive Plan shall be required to provide a buffer and landscaping along the affected property line. The buffer width and landscaping required shall be determined on a case-by-case upon review of the site plan.
7. H.
  For properties contiguous to the Conservation District (C-D), the buffer width, use of fence or wall, and landscaping required will be determined on a case-by-case basis upon review of the site plan, taking into consideration the proposed use of the CD District for open space, trail, or other use.
8. I.
  Planned Unit Development (PUD) Districts. Buffer width within these districts shall be established by the City Council on a case by case basis at the time a PUD or site plan is approved. On the perimeter of the PUD Districts, the buffer width requirement shall be based on the proposed land use and its equivalent zoning district.
9. J.
  As part of a site plan or plat, an alternative buffer may be recommended by the Planning and Zoning Commission and approved by the City Council provided that it meets the intent of this Chapter. Alternative buffers may be appropriate given unique property conditions, such as the actual or proposed layout of building and parking areas, site conditions (examples: existing trees, topography, adjacent street), and use of the property.
2.
Buffers shall not be required in the following circumstances:
1. A.
  Uses that are separated by a constructed public street.
2. B.
  Property which is adjacent to a utility corridor.
3. C.
  Land included in the A-R District that is used solely for crop production is exempt from the requirements of this Chapter. This exemption shall not include any land with structures or facilities located on-site.

Effective on: 5/1/2023

182.04 BUFFER COMPOSITION

Buffer materials are to be illustrated on an approved site or landscape plan, within the dimensions of the permanent buffer area.

A.
All required vegetation shall adhere to the planting variety, size, and condition requirements listed in CHAPTER 181 Landscaping and Open Space and the Desirable Tree and Shrub list.
B.
Buffers shall be installed as soon as possible, so plants can be established and screening achieved as soon as possible.

Buffer materials are required as identified in Table 182.3.

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Table 182.3 Buffer Materials
Buffer Width	Required Materials Per 100 Linear Feet¹
10 feet wide	4 understory trees and 12 shrubs2
20 feet wide	2 evergreen or overstory trees; 6 understory trees; and 12 shrubs2
30 feet wide	4 evergreen or overstory trees; 4 understory trees; and 6 shrubs2
50 feet wide	6 evergreen or overstory trees; 4 understory trees; and 12 shrubs2
60 feet wide	6 evergreen or overstory trees; 6 understory trees; and 18 shrubs2
1 Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2 An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs
1. Additional plants and/or fence may also be required by the Council in areas where land use activities are more intense 2. An opaque fence or wall six (6) feet in height can replace up to 50 percent of the required shrubs

Effective on: 5/1/2023

182.05 BURDEN FOR CONSTRUCTION AND MAINTENANCE OF A BUFFER

1.
Where two (2) properties requiring a buffer between them are both in an existing improved condition, the buffer requirement is not retroactive and should a buffer be desired, it shall be by mutual agreement between property owners or as otherwise provided by law. However, in the event that any or all of the improved property is abandoned, destroyed, demolished, etc., for the purpose of renewal or redevelopment, etc., that portion of such property being renewed or redeveloped, shall conform to the provisions of this chapter and the developer of such property shall assume the burden unless otherwise provided herein.
2.
Where two (2) properties requiring a buffer between them are both developed, and one (1) property is redeveloping, the developer of the redeveloping property shall assume the burden, unless otherwise specified herein.
3.
Where one (1) of two (2) properties developed are similarly zoned but require a buffer between them, the developer of the vacant land shall assume the burden, unless otherwise specified herein.
4.
Where two (2) properties requiring a buffer between them are both vacant or undeveloped, the burden shall be assumed equally by each developer as the land is improved or developed, and unless otherwise specified herein.
5.
As part of the buffer determination process, the Comprehensive Plan designation for both properties shall be evaluated. When the Comprehensive Plan designation would no longer require a buffer, the buffer width and landscaping required may be reduced by 50 percent or a fence or wall meeting the requirements in Section 182.07 is required.

Effective on: 5/1/2023

182.06 BUFFER FENCE OR WALL

Where a fence or wall is required or permitted for buffering or screening purposes, the following standards shall apply:

1.
A buffer fence or wall shall be a minimum of six (6) feet in height, opaque, and constructed of treated wood (required with ground contact), cedar, redwood, Polyvinyl Chloride (PVC), concrete, stone, brick or other material approved by the City Council.
2.
Posts shall be anchored appropriately for material used, and designed to support the fence height.
3.
Chain link fences or other open fences may be used for security purposes within the buffer, but shall not be used to satisfy screening requirements.

Effective on: 5/1/2023

182.07 SCREENING

When a fence is being used for screening purposes, no items to be screened may be stored higher than the height of the fence.

Screening of Site Elements

A.
All refuse and recycling containers in townhouse, apartment, mixed use, and non-residential uses shall be screened on four (4) sides, including a gate for access, by a solid, commercial-grade fence, wall, or equivalent material that is architecturally compatible with the principal structure, is located at least three (3) feet from any lot line, and has a height of between six (6) and eight (8) feet.
B.
Loading docks and service areas shall not be located in the front yard. In the case of a corner lot, loading docks and service areas may not be allowed in the front yard but may be allowed in the corner street yard on a case by case basis. Loading docks and areas which can be viewed from residential property shall be screened by a solid, commercial-grade fence, wall, or equivalent material with a height of between six (6) and eight (8) feet.
C.
Rooftop and ground level mechanical equipment shall be screened from view from a public street or from an adjacent buffered area, as viewed from six (6) feet above ground level. Screening may consist of a building wall, fence, and/or landscaping as approved by the Zoning Administrator.
D.
Public and private utility boxes, transformers, and similar utility equipment shall not be located within the vision triangle of an intersection and shall be screened from view of a public street by a building wall, fence and/or landscaping. Screening shall be approved by the Zoning Administrator, as well as the private utility owner when applicable.

Effective on: 5/1/2023