This section provides standards for the screening and buffering of adjoining land uses, equipment and outdoor storage areas, and surface parking areas. Multi-family and nonresidential land uses shall comply with the requirements of this section.
In addition to the screening and buffering requirements contained in this section, the applicable standards and requirements contained in Sections 16.10.030 (Commercial Districts Design Standards), 16.12.030 (Industrial Districts Design Standards) and Section 16.34.100B (Standards for Off-Street Loading Areas) shall also apply.
A. Screening Between Different Land Uses. An opaque screen consisting of plant material and a masonry wall, a minimum of six feet in height, shall be installed along parcel boundaries whenever a commercial development adjoins a residential zoning district. Pedestrian access gates may be provided between the commercial properties and abutting common open areas within residential developments. Walls shall be architecturally treated on both sides, subject to the approval of the director.
B. Mechanical Equipment, Utility Services, Loading Docks, and Refuse Areas. The manner and adequacy of the screening for mechanical equipment, utility services, loading docks and refuse areas shall consider the adjacent structures, land uses and zoning, as well as the overall site and building design.
1. All building-mounted and ground-mounted mechanical equipment and utility services (air conditioning, heating, cooling, elevator shafts, ventilation ducts and exhaust, equipment panels, etc.) shall be adequately screened from view in all horizontal directions as determined by the Director and in accordance with the following standards:
a. The screening method shall be architecturally compatible and integrated with the site development in terms of design, materials, color, form, architectural style and landscaping.
b. At a minimum, adequate screening shall be based on a line-of-sight in all directions from a point (5) feet above the grade of the building finished floor at a distance of six-hundred and sixty (660) feet as illustrated by Figure 18.120-1 on the following page.
c. Line-of-sight details shall be prepared by a qualified draftsperson, licensed contractor, licensed architect, registered civil engineer or licensed land surveyor and provided to the City.
2. Loading docks and refuse collection areas shall be screened from view in accordance with the following standards:
a. Except as provided in Section 16.12.030, all loading docks and refuse collection areas shall be screened from public view from abutting public streets and rights-of-way and from view of abutting property zoned or developed as residential or zoned open space.
b. The screening method shall be architecturally compatible with other site development in terms of materials, color, form and architectural style. Landscaping shall be incorporated adjacent to walls at the discretion of the director.
C. Outdoor Storage and Work Yards. Uses with outdoor storage of materials, recycling facility-processing centers, waste resource and waste recycling operations, and similar uses shall comply with the following:
1. Outside storage and work areas shall be screened with a solid sight-obscuring masonry wall not less than six feet, or more than eight feet, in height, of a type and design approved by the director. The wall shall include sight-obscuring gates. The wall and gate(s) shall be continuously maintained in good repair; and
2. Site operations in conjunction with outdoor uses, including the loading and unloading of materials and equipment, shall be conducted entirely within a walled area.
D. Outdoor Building and Garden Supply Areas. Outdoor building and garden supply areas shall be screened with walls, fencing, meshing, landscaping, or similar material to minimize visibility of the storage area and to encourage maintenance of the areas in a clean, orderly manner.
E. Parking Areas Abutting Public Streets and Rights-of-Way. An opaque screen shall be installed along parking areas abutting public streets and rights-of-way. The screening shall have a height of not less than thirty (30) inches and not more than forty-two (42) inches at maturity. Where the finished elevation of a parking area is lower at the boundary line than an abutting property elevation by at least twenty-four (24) inches, the change in elevation may be used in lieu of, or in combination with, additional screening to satisfy the requirements of this subsection.
The opaque screen shall consist of one, or a combination, of the following:
1. Landscaped Berm. A berm constructed of earthen materials and landscaped to form an opaque screen;
2. Fences. A solid fence constructed of wood, or other materials a minimum nominal thickness of two inches to form an opaque screen; and/or
3. Walls, Including Retaining Walls. A wall of concrete, block, stone, brick, tile, or other similar type of solid masonry material, a minimum of six inches thick. (Ord. 440-10 § 1, 2010; Ord. 182 § 2 (part), 1997)
