A. Applicability. Service areas shall be fully screened and out of view from adjacent properties and rights-of-way. Examples of these areas include:
1. Trash containment areas (i.e. refuse collection, trash containment devices, compactors, dumpsters);
2. Mechanical equipment (i.e. air conditioning units, rooftop mounted equipment);
3. Loading/unloading areas;
4. Open-air/outdoor storage;
5. Utility service areas; and
6. Other similar service function areas.
B. General Screening Design Standards.
1. Screening material and design shall be consistent with the landscape plan for the development.
2. Screening shall consist of landscaping, wall, or fence consistent and compatible with the principal building in terms of texture, quality, material and color.
3. Examples of screening materials may include a wall, shrub line, fence, parapet wall, or opaque screen.
C. Outdoor Display and Storage. All open-air storage areas, including outdoor display and storage, located within one-hundred (100) feet of a property line, shall be screened. Outdoor display and outdoor storage shall have specific standards below:
1. Outdoor Display. Outdoor display shall be defined as the outdoor display of products available for sale, including soft drink dispensing machines, propane gas storage racks, outdoor merchandise, and the like. Outdoor display shall comply with the standards below:
a. Outdoor display shall be removed and placed in a fully enclosed structure at the end of every business day. Due to their commercial and pedestrian oriented nature, propane storage racks, soft drink dispensing machines, ice storage bins, may remain outside overnight.
b. Outdoor display shall only be displayed in front of the primary facade and may not extend more than eight (8) feet. No more than twenty-five (25) percent of the horizontal length of the facade shall have outdoor display items.
c. Outdoor display areas shall not inhibit pedestrian travel paths (i.e. sidewalks) and ADA accessibility shall be maintained.
2. Outdoor Storage. Outdoor storage shall be defined as either limited outdoor storage or intense outdoor storage of materials, goods, and merchandise.
a. Limited Outdoor Storage. Limited outdoor storage includes outdoor storage of merchandise which cannot easily be taken in and out of an enclosed structure as the end of the day, including items such as garden supplies, plants, sporting goods, overnight outdoor storage of vehicles awaiting repair, and storage of fleet vehicles, such as delivery vehicles. Limited outdoor storage is only permitted in the NB, GB, GI, HI and PCD districts and is limited to eight (8) feet in height and must be fully screened from the view of any public right-of-way, parking areas and adjacent properties. Fences, hedges, and plant material may be used to screen the limited outdoor storage.
b. Intense Outdoor Storage. Intense outdoor storage includes outdoor storage of raw, unfinished goods and materials, often associated with the manufacturing of another good. Common intense outdoor storage items include steel, salvage material, recycle materials, lumber, contractor equipment, and other raw material. Outdoor storage is only permitted in the GI and HI districts and shall comply with the following standards:
i. Intense storage shall be located at least twenty (20) feet from any public right-of-way.
ii. Intense outdoor storage is limited to eight (8) feet in height and must be fully screened from the view of any public right-of-way, parking areas and adjacent properties. An eight (8) foot fence is required around the perimeter of the outdoor storage area.
D. Trash Containment Areas. All trash containment devices (i.e. dumpsters, refuse collection, etc.) shall have additional standards. Trash containment areas shall meet the following standards:
1. Trash containment areas shall be located and designed to not be visible from the view of adjacent streets and properties;
2. Trash containment devices may not be located in any front or street yard;
3. All trash containment areas shall be enclosed;
4. The enclosure shall be at least as high as the highest point of the trash containment device or compactor;
5. The enclosure shall be made of a material that is opaque and meets the design standards as set forth in this Section;
6. All trash containment devices shall be placed on a dedicated concrete pad.
E. Mechanical Equipment.
1. Rooftop mounted equipment shall be screened from view from ground level view of an adjacent property or right-of-way.
2. Any new buildings shall require a parapet wall or architectural element that screens roof mounted equipment, or provide an opaque screen around the rooftop mounted equipment.
3. Roof-mounted sustainable energy systems (i.e. solar panels) are exempt from screening requirements.
F. Utility Service Areas. Utility service areas located outside the public right-of-way must be screened from public view. Screening shall consist of landscaping, fence or wall meeting the design requirements of this Section. Screening is not required for utility service areas that are related to emergency services (i.e. fire hydrants).