A. Landscaping And Screening: Whenever parking spaces for five (5) or more cars and their associated access driveways are located in or adjacent to a residential use or vacant land in a residential zone, screening is required to protect residential properties from potential impacts of lights, noise, increased pedestrian and automobile traffic, invasions of privacy and physical intrusions on property. Based on the applicant's site plan, the department will determine the potential impacts resulting from location, site design and layout as they relate to the areas of concern identified in Table 15-12-9.1. The nature of surrounding topography may be considered in determining whether impacts exist. The applicant may then choose from among those screening options in Table 15-12-9.1 that will mitigate all of the identified impacts. The specified standard for each option is identified in Table 15-12-9.2. Determinations may be appealed to the Planning Commission. If there are no potential impacts as determined by the Planning Director, screening is not required. The fencing and landscaping required under this section shall be maintained and replaced by the owner as needed in order to provide an effective screen. Whenever a fence abuts parking, bumper guards shall be required, set back a minimum of two and one-half feet (2½') from the fence, in order to protect the fence from traffic. Landscaping shall be protected from automobile overhang.
TABLE 15-12-9.1: SCREENING OPTIONS
IMPACTS ON ADJACENT RESIDENTIALLY ZONED PROPERTY | |||||
Area Of Concern | Lights | Noise | Privacy | Objectionable Views | Access Restriction |
Properties in the Downtown Zones (C-MU, C-ENT, H25, C-9, R-MFV, AND R-MFH) | C1, D2, E2, or H1 | C1, E2, or H1 | C1, D2, E2 or H1 | C1, D2, E2, or H1 | D2, E2, H or I |
Properties in all other Zones | C1, D, E, or H1 | C1, E, or H1 | C1, D, E, or H1 | C1, D, E, G or H1 | D, E, F, G, H, or I |
1. This is an option only when abutting residentially zoned property is vacant or has substantial existing vegetation. In either instance the time needed for growth of vegetation will not be detrimental to the buffering needs.
2. Chainlink is not permitted facing and visible from the street in the Downtown zones (C-MU, C-ENT, H25, C-9, R-MFH, R-MFV).
TABLE 15-12-9.2: SCREENING OPTION DESCRIPTIONS
Option | Screening Type | Purpose And Standards |
Option | Screening Type | Purpose And Standards |
A | 4' berm | Screens vehicles in parking lot and decreases asphalt appearance, except when difference in topography offsets screening. Any berm shall have a minimum height of 4' and a stabilized side slope of no greater than 3 to 1 ratio of run to rise. Berms shall be a minimum width of 12'. |
B | Berm with shrub landscaping sufficient to achieve a 4' high screen | Screens parking lot and buffers building. Evergreen shrubs shall be of a locally adapted species such as pyracantha, yew, juniper or evergreen euonymus. Shrubs shall be a minimum of 5 gallons when planted and shall be expected to reach a height of at least 4' within 5 years of planting. Shrubs shall be planted at a maximum of 5' on center. The berm shall have a stabilized side slope no greater than 3 to 1 ratio of run to rise. |
C | Evergreen hedge with an ultimate height of at least 5' | Screens parking lot except when difference in topography offsets screening and buffers building which is close to property line. Shrubs shall be of a locally adapted evergreen species such as arborvitae (Thuja occidentalis or orientalis), juniper (Juniperus virginiana or chinensis), pyracantha, yew (Taxus media), or evergreen euonymus (Euonymus japonica), with a 5 gallon minimum planted size, and shall be expected to reach a height of at least 5' within 5 years of planting. Shrubs shall be planted at a minimum of 5' on center. |
D | A 6' tall solid fence of either wood, vinyl or chain link with interlocking opaque vinyl or a 6' tall decorative masonry wall with textured surfacing facing residential use | Screens ground level lights, noise, objectionable views, provides privacy and access restriction, and texturing provides aesthetic relief. "Decorative masonry" shall include split-face block or brick, brick, fluted block, or masonry wall with stucco finish, but shall not include openings in the wall surface below a height of 6'. Bumper guards set back a minimum of 21/2' from the fence shall be required when fence abuts parking. |
E | A 6' wide landscaped strip and either a 6' tall solid fence of either wood, vinyl or chain link with interlocking opaque vinyl, or a 6' tall decorative masonry wall with textured surfacing facing residential use | Screens ground level lights, higher level lights, noise, objectionable views; provides privacy, access restriction and additional noise mitigation. Trees shall be a minimum of 2" caliper in size, spaced at a minimum of 20' on center. |
F | 6' chainlink fence | Provides security and access restriction. Used only when these are the major impacts. Bumper guards, set back a minimum of 21/2' from the fence, shall be required when fence abuts parking. |
G | 6' chainlink fence with inserts in the fence fabric | Provides security and access restriction. Inserts help screen objectionable views. Inserts shall be of a durable opaque material and shall be kept in good repair. Bumper guards, set back a minimum of 21/2' from the fence, shall be required when fence abuts parking. |
H | 6' open fence with evergreen trees and shrubs | Screens ground level and higher level lights, provides security and access restriction. Vegetative screen provides additional noise mitigation and screens objectionable views. Trees and shrubs shall be of a locally adapted evergreen species such as arborvitae, juniper, pyracantha, evergreen euonymus, pines or spruces, with a planted size of at least 15 gallons for trees and 5 gallons for shrubs, and shall be expected to reach a height of at least 5' within 5 years of planting. Trees shall be planted at 20' on center and shrubs at 5' on center. |
I | Ornamental wrought iron fence or other decorative see through fencing | Provides some access restriction. Used when this is the only impact from the proposed development. Bumper guards, set back a minimum of 21/2' from the fence, shall be required when fence abuts parking. |
B. Parking Lot Perimeter Landscaping: Parking lots with four (4) or more spaces shall be buffered from public streets. At least seventy percent (70%) of the length of the parking lot fronting the street shall be screened to a height of thirty six inches (36"). To screen the parking area, the landscaped area may either be bermed and planted and planted with only shrubs, planted with shrubs or evergreen trees, or be a decorative masonry wall of three feet (3') in height.
C. Parking Lot Interior Landscaping:
1. Water-wise landscaped islands in required parking areas shall be installed in each of the following conditions:
a. The end of each row of parking stalls if the row exceeds ten (10) stalls in length;
b. Except as provided in subsection C.2., between every twenty (20) parking stalls if a row or parking has over twenty (20) stalls;
c. To define parking lot entrances; and
d. To define the main interior circulation road pattern.
2. Instead of separate islands being placed between every twenty (20) parking stalls, a single large island:
a. May be placed:
(1) In manufacturing zones, if the parking is located behind the building and is not in public view from the street; or
(2) In the DDR zone along 600 West from 2nd Street to 300 North, 700 West from 1st Street to 300 North, 800 West from 1st Street to 400 North, 930 West from 2nd Street to 200 North, 1000 West from 2nd Street to 200 North and 1070 West from 2nd Street to 200 North;
b. Shall have an area equal to or greater than the cumulative square footage of the separate islands that would otherwise be required; and
c. Shall be located at the entrance to the row of parking which is most visible from the public street.
3. Landscaped Islands:
a. Shall not be placed over asphalt or concrete; and
b. Shall be a minimum width of nine feet (9') and extend the length of the parking stalls it abuts.
4. Landscaped islands and all interior roadways are required to have raised concrete curbing to prevent vehicular intrusion into landscape areas.
a. Curb design may vary depending on requirements for low impact development which may include curb cuts to allow storm water drainage to enter the system.
b. When curb cuts are utilized, curb designs shall provide an adequate physical height barrier to protect landscaped areas where LID standards are satisfied, or not specifically necessary to meet LID standards.
5. When landscaped islands are required:
a. A minimum of one deciduous tree shall be planted in each island. This tree requirement is in addition to the number of trees required on the remainder of the lot.
b. The surface of the island shall be planted with either water-wise landscape plantings or covered with mulch. Turf grass is not permitted in the islands. If shrubs are used they shall be planted in such a manner that as a minimum, fifty percent (50%) of the ground surface area shall be covered by the water-wise plants at mature growth. The coverage does not include the area covered by any deciduous tree canopy above the ground. Plantings shall be maintained at a height not to exceed three feet (3'). Mulch shall be placed to cover the ground to a depth of four inches (4") for wood bark or chips and at a depth of twice the size of any gravel or small stone mulch but in no case less than three inches (3") thick.
6. Required public and employee parking areas over two hundred (200) stalls shall be divided by a minimum ten foot (10') wide landscaped planting island perpendicular to the parking stalls. The planting island shall be placed along every fourth row of parking. Trees shall be planted in the island at forty feet (40') on center and shall be a minimum two foot (2') caliper size.
7. A minimum of six percent (6%) of the interior space (as measured by drawing a rectangular shaped area around the maximum extent of each parking area) of all parking lots with less than one hundred (100) spaces, and ten percent (10%) of all parking lots with one hundred (100) or more spaces shall be water-wise landscape areas.
D. Parking Lot Landscape Requirements For Downtown Districts: The purpose of these standards is to provide a set of requirements for the landscaping of downtown parking that reflect the pedestrian nature of the downtown. These standards are intended to support a vibrant landscape environment within parking areas that positively contribute to the public realm and character of Downtown Ogden. These standards shall apply to the C-MU, C-ENT, H25, C-9, R-MFV, and R-MFH zones.
1. Landscape areas shall consist of planter islands, planter strips, or peninsula types. In order to count toward the off-street parking landscape requirements, a planter island, planter strip, or peninsula shall have a minimum area of one hundred twenty-six (126) square feet with a minimum width of nine feet (9') (hereafter referred to as contributing landscape areas).
2. Peninsulas may be designed within or adjacent to the interior parking area. The square footage of each planter island, planter strip or peninsula within the parking lot must be shown; all contributing landscape areas must be designated on the landscape plan by shading or otherwise differentiated from any non-contributing landscape area.
3. Landscaping immediately adjacent to building (also known as foundation landscaping) shall not be considered interior parking area landscaping.
4. The city has adopted tree species requirements which are listed in policy 10-1900-5 of the Ogden Administrative Manual. The city urban forester shall review the species mix for canopy trees for shading of parking lots and streets if located within the public right-of-way.
5. At intersections tree species can change to break up the visual landscape character.
(Ord. 99-38, 10-19-1999; amd. Ord. 2001-31, 5-22-2001; Ord. 2001-32, 6-5-2001; Ord. 2003-60, 11-18-2003; Ord. 2020-55, 11-10-2020; Ord. 2022-34, 7-5-2022; Ord. 2023-16, 4-11-2023)