§ 155.093  SUPPLEMENTAL REQUIREMENTS FOR SCREENING OF MECHANICAL EQUIPMENT AND SERVICE AREAS.
   (A)   Equipment screening.
      (1)   Multi-family residential development.
         (a)   Exposed conduit, ladders, utility boxes, stack pipes and drain spouts shall be painted to match the primary color or color sequence to aid in blending with the color of the building.
         (b)   All buildings designed with parapet walls or other similar architectural elements shall be constructed to a height of not less than one foot above the horizontal plane of the highest (after-installation height) roof-mounted mechanical unit, HVAC and/or other equipment (e.g. satellite dishes, solar panels, etc.). If free clearance or otherwise unobstructed flow or space is required by the Fire or Building Code, equipment should be positioned beyond the parapet wall so as not to be visible.
         (c)   Electrical transformers, gas meters and other service areas shall be screened from view of a public street or adjacent property.
         (d)   In all multi-family developments, heating, ventilation, and air-conditioning (HVAC) equipment on the roof shall be screened so that they are not visible from the street or the boundary of the abutting property.
         (e)   The screening of HVAC equipment on the ground shall utilize construction materials that match the predominant material used on the building; no wood or chain-link fences shall be allowed.
      (2)   Non-residential development. The provisions in this section shall apply to new buildings or new developments in the OP, C-1 through C-4 Zoning Districts, Planned Developments and in the I-1 or I-2 Zoning Districts that are within the Freeway Overlay District or within 300 feet from the boundary of any property in a residential zoning classification or a PR zoning classification.
         (a)   Exposed conduit, ladders, utility boxes, stack pipes, drain spouts and gas meters shall be painted to match the primary color or color sequence to aid in blending with the color of the building.
         (b)   For new buildings and developments with building permit applications submitted on or after September 14, 2004, parapet walls or other similar architectural elements shall be constructed to a height of not less than one foot above the horizontal plane of the highest (after-installation height) roof-mounted mechanical unit, HVAC and/or other equipment (e.g. satellite dishes, solar panels, etc.). If free clearance or otherwise unobstructed flow of space is required by the Fire or Building Code, equipment should be positioned within the parapet wall so as not to be visible from the street or abutting properties. For new buildings and developments in the C-4 Zoning District, this requirement will not apply to the sides of the building that are not facing a street.
         (c)   For new buildings and developments with building permit applications submitted on or after September 14, 2004, all ground-mounted service equipment such as air conditioners; electrical transformers, telephone line pedestals and gas meters; trash compactors; satellite dishes and other service areas (e.g. grease collection areas/facilities, box storage, plastic container storage, storage racks, etc.) shall be located behind the building, or if located on the side of the building shall not be forward of the midpoint of the side building elevation, except that switch gear devices may be located at any place on a property.
         (d)   All ground-mounted service equipment and service areas shall be screened from view of public rights-of-way and abutting properties as follows:
            1.   When any portion of an electrical transformer or telephone line pedestal is located within five feet of a building, the transformer or pedestal shall be screened by a screening wall.
            2.   Electrical transformers and telephone line pedestals located more than five feet from a building, gas meters, and satellite dishes shall be screened by a screening wall or by a hedgerow of dense evergreen shrubbery or plant materials to form a visual screen using plant materials approved by the Landscape Administrator.
            3.   Switch gear devices shall be screened by a hedgerow of dense evergreen shrubbery or plant materials to form a visual screen using plant materials approved by the Landscape Administrator.
            4.   All other types of service equipment and service areas shall be screened by a screening wall.
         (e)   Developments for which building permit applications were submitted prior to September 14, 2004, shall be exempt from the provisions of this section, provided that all heating, ventilation, and air-conditioning (HVAC) equipment on the ground or on the roof shall be screened so that they are not visible from the street abutting the property or the boundary of the abutting properties.
         (f)   Where ground-mounted service equipment and service areas are screened by a screening wall, the wall shall be constructed of materials that match the predominant material used on the building; no wood or chain-link fences shall be allowed. The wall shall be landscaped in compliance with § 155.092. The base of the wall shall be elevated four inches from grade, excluding columns, to accommodate ventilation and drainage.
         (g)   Screening of ground-mounted service equipment and service area, whether by a wall or landscaping, shall be of a height not less than the height of the equipment being screened.
         (h)   Screening walls and landscape screening shall adhere to policies and standards for access, operational clearances, safety and ventilation of the utility company and/or equipment owner.
         (i)   The cost of installing, maintaining, and replacing screening walls and/or landscaping required by this section shall be the responsibility of the property owner or developer, and not the responsibility of the utility company providing service to the property. A utility company shall not be responsible for the replacement of any required screening wall or landscaping removed by the utility company to permit reasonable access to the service equipment.
      (3)   All development.
         (a)   The fencing, screening or enclosure of individual rooftop equipment shall not be permitted.
         (b)   The developer shall provide a line-of-sight drawing with building permit application upon request by city staff to ensure compliance with the provisions in this subdivision.
         (c)   In case that visual screening of HVAC equipment cannot be achieved due to topographic differences between abutting properties, or between the property and the abutting street, the developer or owner may appeal to the Board of Adjustment for a special exception as set forth in § 155.082.
   (B)   Trash containers, refuse or recycling storage screening.
      (1)   Trash container and storage area for refuse or material awaiting disposal or recycling shall be visually screened on three sides with a fence or wall not less than the height of the trash container or the refuse or materials being stored. The remaining side shall be equipped with an opaque gate.
      (2)   The screening shall utilize construction materials that match the predominant material used on the building; no wood or chain-link fence materials shall be allowed except for the opaque gate.
      (3)   In case the visual screening required above cannot be achieved due to topographic differences between abutting properties, or between the property and the abutting street, the developer or owner may appeal to the Board of Adjustment for a special exception as set forth in § 155.082.
   (C)   Loading dock and truck berth screening.
      (1)   In C-1, C-2 or C-3 zoning, all loading docks and truck berths not totally screened by an intervening building shall be screened from view from the public streets that abut the property where the loading docks and truck berths are located.
      (2)   The developer shall provide a line-of-sight drawing with building permit application upon request by city staff to ensure compliance with the provisions in this division.
      (3)   Screening shall be accomplished by an opaque screening wall, earthen berm or a combination of screening wall and earthen berm with a minimum height of ten feet, unless the developer shall present evidence to prove that an alternate height is sufficient due to the unique configuration of the site.
      (4)   Screening shall be of a length to screen the maximum size truck or tractor-trailer that can be accommodated on site.
      (5)   The screening shall utilize construction materials that match the predominant material used on the building; no wood or chain-link fences shall be allowed.
(Ord. 671, passed 4-15-86)