A.

The Need for Screening Requirements. Screening may be required at the discretion of the city council, and may be recommended by the planning commission between zoning districts, or between different uses in the same district, to accomplish the following objectives:

1.

Screening between two lots lessens the transmission from one lot to another of noise, dust, and glare.

2.

Screening can lessen the visual pollution that may otherwise occur within an urbanized area. Even minimal screening can provide an impression of separation of spaces, and more extensive screening can shield entirely one use from the visual assault of an adjacent use.

3.

Screening can establish a greater sense of privacy from visual or physical intrusion, the degree of privacy varying with the intensity of the screening.

4.

The provisions of this part are necessary to safeguard the public health, safety and welfare.

5.

The provisions of this part will over time improve the overall quality of life thereby promoting the economic vitality of the community as called for in the Streator strategic plan.

B.

Descriptions of Screens. The following three basic types of screens are hereby established and are used as the basis for the screening requirements set forth in subsection C of this section.

1.

Opaque Screen, Type A. A screen that is opaque from the ground to a height of six feet, with intermittent visual obstructions from the opaque portion to a height of at least twenty (20) feet. An opaque screen is intended to exclude all visual contact between uses and to create a strong impression of special separation. The opaque screen may be composed of a wall, fence, landscaped earth berm, planted vegetative 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 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 ten (10) feet wide. The portion of intermittent visual obstructions may contain deciduous plants.

2.

Semi-Opaque Screen, Type B. 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 twenty (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. 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. At maturity, the portion of intermittent visual obstructions should not contain any completely unobstructed openings more than ten (10) feet wide. The zone of intermittent visual obstruction may contain deciduous plants.

3.

Broken Screen, Type C. A screen composed of intermittent visual obstructions from the ground to a height of at least twenty (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.

C.

Screening Requirements. For the purpose of interpreting this chapter, notwithstanding other provisions of this title, a development in one district shall be considered to adjoin another district if the development site shares a boundary with a district of which the development site is not included, or the development site is separated from another district only by a public right-of-way other than the right-of-way of an arterial street or a railroad.

1.

In R-3 and R-3 MD districts, a development of a use which is not permitted by zoning certificate in an R, R-1A, R-1B, or R-2 district, but which adjoins such a district, shall provide Type C screening along or near any adjoining property boundary.

2.

In C-1 and C-2 districts, a development of a use which is not permitted by zoning certificate in an R, R-1A, R-1B, or R-2 district, but which adjoins such a district, shall provide Type B screening along or near any adjoining property boundary.

3.

In C-1 and C-2 districts, a development of a use which is not permitted by zoning certificate in an R-3MD or R-3 district, but which adjoins such a district, shall provide Type C screening along or near any adjoining property boundary.

4.

In C-3, M-1, and M-2 districts, a development of a use which is not permitted by zoning certificate in an R, R-1A, R-1B, R-2, or R-3MD district, but which adjoins such a district, shall provide Type A screening along or near any adjoining property boundary.

5.

In C-3, M-1, and M-2 districts, a development of a use which is not permitted by zoning certificate in an R-3 or C-1 district, but which adjoins such a district, shall provide Type B screening along or near any adjoining property boundary.

6.

In C-3, M-1, and M-2 districts, a development of a use which is not permitted by zoning certificate in a C-2 district, but which adjoins such a district, shall provide Type C screening along or nearby any adjoining property boundary.

7.

In R-1A, R-1B, R-2, R-3MD, R-3, C-1, C-2, and C-3 any development which adjoins a nonabandoned railroad right-of-way shall provide Type A screening along or near the adjoining right-of-way boundary.

D.

Combination Uses.

1.

In determining the screening requirements that apply between a combination use and another use, the permit-issuing authority shall proceed as if the principal uses that comprise the combination use were not combined and reach its determination accordingly.

2.

When two or more principal uses are combined to create a combination use, screening shall not be required between the component principal uses unless they are clearly separated physically and screening is determined to be necessary to satisfy the standard set forth in subsection C of this section.

E.

Minimum Landscaped Perimeter Yards. Perimeter Yards: in all multiple family, commercial, industrial and planned development districts, in addition to the required building setbacks of Section 17.40.010(D), the following minimum perimeter yards shall be provided, unless otherwise recommended by the planning commission and city council:

1.

Front and Corner Side Yard. Where a front building setback is provided, perimeter landscaping shall include the first twenty (20) feet of such front yard. Parking and drive aisles shall not be permitted in this minimum twenty (20) feet (except for drives which provide access to the site).

2.

Interior Side and Rear Yard.

a.

Where a commercial or industrial use abuts another commercial or industrial use, and side and rear building setbacks are provided, a minimum five-foot-wide perimeter yard shall be provided around the side and rear property lines.

b.

Where a commercial or industrial use abuts a residential or institutional use, and side and rear building setbacks are provided, a minimum ten (10) foot-wide perimeter yard shall be provided around the side and rear property lines.

3.

Landscape Requirements. Shade, evergreen, or ornamental trees shall be installed in perimeter yards, at a ratio of not less than one tree for every thirty (30) lineal feet of perimeter yard. Trees may be informally clustered or grouped, rather than equally spaced. Trees used for required screening may be counted toward the perimeter yard requirements.

(Ord. 2004/05-17 § 1 (part))

A.

To improve the health and safety of the general public and to separate walkways and parking areas from traffic lanes, all parking areas in excess of ten thousand (10,000) square feet shall use a minimum of ten (10) percent of the area for traffic control borders and islands. Areas used for screening may be deducted from the above ten (10) percent.

B.

Construction.

1.

All borders and islands shall be separated from traffic and parking areas by a concrete curb with a minimum height of six inches.

2.

Areas inside the curbs shall be a mixture of grass, plantings and deciduous trees. No areas inside the curbs shall be paved.

C.

Approval. Layout, screening, shading and planting of all parking areas in excess of ten thousand (10,000) square feet must be approved by the planning commission.

(Ord. 2004/05-17 § 1 (part))