(a) Intent and Applicability. In addition to the buffer requirements (Section 1177.05 Landscape Buffer Requirements) and interior landscaping requirements (Section 1177.07 Interior Landscaping Requirements for Parking Areas), screening shall be required to conceal specific areas of high visual or auditory impact, or hazardous areas, from both on-site and off-site views. Such areas shall be screened at all times, unless otherwise specified, regardless of adjacent uses, districts, or other proximate landscaping material.
(b) Items to be Screened. The following areas shall be screened in accordance with this section:
(1) Large waste receptacles (dumpsters) and refuse collection points (including cardboard recycling containers), but not including drop-off boxes for use by the public (see Subsection 1169.10(d)(8) Drop-Off Boxes).
(2) In the R-3 District, multi-family residences or dwellings when abutting or adjacent to single-family dwellings or housing.
(3) Off-street parking areas for five or more vehicles which adjoin or face premises situated in any residential district or used for institutional or residential purposes.
(4) Loading and service areas, including any areas where tractor-trailers will be stored, adjacent to a residential use or district.
(5) Outdoor storage areas (including above ground storage tanks) not subject to the outdoor storage requirements of Subsection 1169.10(d)(13) Outdoor Bulk Storage.
(6) Mechanical equipment and utility meters located in the front yard and not located on, and screened by, the building or structure.
(7) Other areas as required by planning commission to protect adjacent properties.
(c) General Provisions.
(1) Where vegetative and/or topographic conditions that provide a natural screening and buffer exist prior to development of the properties in question, every effort shall be made to retain such conditions. In such cases, additional screening may not be required, provided that provision is made for maintenance of such condition to the satisfaction of the City.
(2) Required screening areas shall be provided by the owner and/or developer as a condition of development.
(3) All required screening (including the planting of trees and other vegetation) shall be maintained by the property owner. Failure to maintain the required screening areas to accomplish their intended purpose shall constitute a violation of this Code under Chapter 1183 Enforcement and Penalties.
(4) Areas to be set aside as screening areas shall be identified on the plans required for zoning permit review.
(5) It shall be unlawful to occupy any premises unless the required screening has been installed in accordance with the requirements as provided herein.
(d) Screening Requirements.
(1) All screening shall be approved during the zoning permit review.
(2) All items to be screened shall be shielded from view from public roads and adjoining property.
(3) All items to be screened shall be provided with a visual screen consisting of solid fences, masonry walls, mounds or plant materials or a combination thereof.
(4) The screening shall be at least one foot higher than the item to be screened but not less than six feet in height, but shall not exceed 10 feet in height, and shall extend along three sides of the service area.
(5) For large waste receptacles (dumpsters), a gate shall be required on the fourth side where access is provided to the dumpster. The gates shall be opaque enough to shield from view the interior of the service area.
(6) All plant materials used for required screens around service areas shall be of an evergreen variety.
(7) If an adjacent building provides screening on one side of the service area, only two sides need to be screened, mounded, or walled, with a gate required in front of the service area. The gate shall be opaque enough to shield from view the interior of the service area.
(8) Roof mounted mechanical equipment shall be screened by parapet walls or other screening device with height not lower than six inches below the height of mechanical equipment. (Also see Section 1173.04 Architectural Design Standards.)
(e) Fence or Wall Screens.
(1) Solid fences or masonry walls shall be compatible with the architectural materials and patterns of the principal structure.
(2) Under no circumstances shall a wall for screening purposes be constructed of unfinished concrete or cinder block.
(3) Ornamental, see-through fences are permitted up to four feet in height in yards fronting on a public street. Other fences, planting material and similar screening devices are permitted up to three feet in height in front yards to within five feet of a right-of-way intersection. Fences and screening devices are permitted in side or rear yards up to six feet in height to within 10 feet of a right-of-way intersection. Refer to Subsection 1173.01(f) Corner Lots for corner lots.
(4) Injurious materials, such as barbed wire, razor ribbon, electric fences, or spike fences, are not permitted in any residential area, unless the same are used to protect a public facility, and then the same shall not be lower than six feet.
(5) Fencing and walls shall be maintained in good condition at all times and shall be kept free of advertising and other signage.
(f) Mound Screens.
(1) Mounds shall be a minimum of three feet in height if other screening materials are used (fences or plant materials). If no other screening materials are used, the mounds shall be a minimum of six feet in height.
(2) When mounds are to be used in conjunction with planting materials to screen residential uses, the mound plus any trees shall be of sufficient height to screen the first story of the residential uses.
(g) Curbing or Bollards. Whenever screening material is placed around any large waste receptacle (dumpster) or waste collection unit which is emptied or removed mechanically on a regular basis, a curb or bollards to contain the placement of the container shall be provided within the screening material. The curbing or bollards shall be at least one foot from the material and shall be designed to prevent possible damage to the screening when the container is moved or emptied.
(Ord. 7675. Passed 11-11-14.)
(Ord. 7675. Passed 11-11-14.)