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The purpose of screening is to provide visual barriers, noise reduction, and to provide privacy.
A. When Required
Screening for individual
and
must be provided as determined in Table 7.6.4-1 and in addition to the required landscape borders. Screening is not required between similar uses in accordance with Table 7.6.4-1.
B. Screening Materials
1. Walls
a. All walls required by this section must be of masonry material or masonry with a stucco or textured finish.
b. Decorative openings may be incorporated into the upper 20% of an otherwise solid masonry wall located along a
.
2. Earth Berms
The
of an earth berm, used alone or in combination with a retaining wall, may not exceed one foot of rise for every three feet of linear distance. The width of an earth berm must be self stabilizing.
3. Hedges and Other Vegetation
a. Plants used for screening purposes may not be smaller than a five gallon can size when planted. The plants may be aligned, or unevenly spaced, but must provide a continuous
at maturity within two years.
b. Vegetative
shall be planted in areas not less than three feet in width.
4. Fences
a. Wood fences shall provide a continuous
.
b. Nonwood fences, such as chain link, may not be used along a
along a
or within the SCZ.
c. Nonwood fences shall have wooden slat inserts, or a similar material with equal or better durability, to provide opacity.
C. Location
1. Along
of the
, the required perimeter
must be located on the
, unless the
is provided between the
and the use and a landscaped area of a minimum width of 20 feet is provided between the
and the
. In situations where a utility or drainage easement runs along a
and the width of easement lying within a
is not used as part of the
, then the required
may be located at the easement line.
2. Whether or not required by this section,
along a
must be located on the
side of the
so that they do not obstruct the view of the
from the
.
3.
may be located within the
, if the following standards are met.
a. Minimum Width
The
is a minimum of ten feet wide.
b. Vegetative
Hedges and other vegetative
may not extend more than three feet into the
. If, based on the growing characteristics of the type of plant used, the ultimate width of the vegetative
will be greater than three feet, the vegetative
must be sufficiently set back from the landscape border to accommodate the wider growth.
c. Non-vegetative
Fences or walls constructed in a single continuous line may not extend into a
more than the actual width of the fence or wall. Where a fence or wall incorporates offsets or similar design features, a
may extend a maximum of three feet into the
. (See Figure 7.6.10-H, Screening Standards - Variations for Walls.)
d. Earth Berms
(1) Where earth berms are used, the crest of the berm must be located on
and no closer than one foot from the
or, on subject to the MS&R
, the
.
(2) If berms are used in conjunction with vegetation or a retaining wall to achieve the
, the vegetation or wall has to occur at the area of the landscape border farthest away from the
in accordance with Section 7.6.5.C.
(3) Bermed areas, front and back sides, must be landscaped to comply with minimum standards when located within the
area. Vegetation also minimizes
.
(4) If the toe of the berm
abuts a
or pedestrian area, design precautions must be implemented to prevent water from washing debris, dirt, rocks, etc., onto the
or eroding the pedestrian path.
(5) When berms are used, design solutions are to be provided accomplishing screening standards if the berm cannot satisfy the standards (i.e., at the ends where the berm
or if the berm is cut to place a tree).
D. Height Measurement
The
of a
required under Table 7.6.4-1 is measured as follows.
1. The
of a
to a
or along a
is the vertical distance measured on the
side of the
from the
at the base of the
to the top of the
.
2. For all
that are not
(e.g., ground mounted mechanical equipment) that are visible from the
, the
is measured from the
at the base of the to its highest point.
3. The maximum permitted
of a free-standing
is six feet.
E. Sight Visibility Triangle
F.
Screening for
is required as follows:
1. The perimeter screening element along the
must be installed during
of the first phase; or
2. Where the
is maintained in areas to be developed in subsequent phases, a temporary
may be erected around the perimeter of the initial phase, subject to the following:
a. Temporary screening may be an
wood fence, a chain link fence with wood slats, or any equivalent type of
; and,
b. Temporary screening must be replaced by a permanent
if construction of the subsequent phases is not started within two years of the date the original phase received a certificate of occupancy.
G. Exceptions to Screening Standards
1. The required
along a
for vehicular use and outdoor display areas may be lowered to 30 inches if the
is located:
a. On a
that is not designated as an MS&R; and
b. Across the
from nonresidential uses or unimproved, nonresidentially zoned
.
2. Where a
wall abuts a
, the
may serve as the required
.
3. The PDSD
may grant a partial or complete exception to the screening standards for
within a Historic Preservation
. The exceptions may be granted if, after completion of the historic
review required by Historic Preservation
, the PDSD
determines that the standards are not
with the character of the historic
.
4. A partial or complete exception may be granted to the screening standards for uses with extensive landscaped
, including parks, cemeteries, or golf courses.
5. For
to a Planned Area
(PAD), the screening standards are those that are required for
to residential
, except where an
PAD has been developed or planned for nonresidential uses. In that case, the required screening standards are based on the
.
6. Community and Urban Farm Uses are exempt from the screening requirements of Section 7.6.5, Screening Standards.
(Am. Ord. 11328, 12/8/2015)
The following standards conserve water and assist in carrying out
design principles.
A. Water Conservation Design
shall incorporate water-conserving designs. A water-conserving design must take into account soil and drainage factors and microclimates, includes grouping of plants with similar water standards and use of efficient irrigation systems, and attempts to preserve on-
vegetation.
B. Use of Reclaimed Water
1. Reclaimed water must be used in new and expanded
in accordance with the adopted Mayor and Council Water Policies and other applicable
and local standards.
2. The availability of a reclaimed water service does not confer any right to plant
areas except as permitted under this Section 7.6.4.D, Use of .
C. Stormwater Runoff
1. Storm water detention/retention basins not integrated with paved
must be designed in accordance with the Storm Water Detention Retention Manual.
2.
, hydrology, and landscape structural plans must be integrated to make maximum use of
storm water runoff for supplemental on-
irrigation purposes. The
shall indicate use of all runoff, from individual catch basins around single trees to basins accepting flow from an entire
or roof area.
D. Ornamental Water Features
1. Ornamental water features, such as fountains or ponds, may be used, if all the following conditions are met.
a. The total water surface area does not exceed 1% of the net of the
.
b. The water feature is located within the oasis area.
c. The sum of the square feet of water surface area and the square feet of
area does not exceed the total allowed square feet for the
.
d. Water in moving water features is recycled through the feature.
e. The water feature is designed to prevent water seepage or leaking.
2. This section does not apply to swimming pools or spas.
E. Irrigation
1. A water-conserving irrigation system is required for all new landscape plantings. For that are larger than one
and on which the
of all
is more than 10,000 square feet, an underground irrigation system is required.
2. Storm water and runoff harvesting to supplement drip irrigation are required elements of the irrigation system for both new plantings and preserved vegetation.
3. An irrigation plan must be submitted together with the
required in Section 7.6.9.B, Review Procedures, and must comply with the standards below.
a. System Specifications
(1) The source of irrigation water, whether potable or reclaimed, must be indicated on the irrigation plan.
(2) Rigid irrigation pipes and flexible drip system irrigation lines under paved surfaces must be contained in pipe sleeves.
(3) Pipes or lines carrying water under constant pressure must be buried to a minimum depth of 24 inches. Those that are under intermittent pressure must be buried to a minimum depth of 18 inches.
(4) Nonpressure polyethylene lines must be buried to a minimum depth of eight inches. Nonpressure PVC lines must be buried to a minimum depth of 12 inches.
(5)
, shrub, and bubbler heads closer than 12 inches to any paved surface must be pop-up heads.
(6)
, shrub, and bubbler heads located within 24 inches of any paved surface must be installed with a system that allows the riser assembly to absorb impacts and return to normal position.
(7) Spray irrigation systems may be used only in the oasis area for
. These areas must be served by low precipitation rates. Matched precipitation rate heads should be used.
(8) Temporary spray irrigation systems may be used to establish hydroseeded areas. All other plant material, excluding
, must be irrigated with drip irrigation or low-flow bubblers. Drip irrigation is encouraged. The systems will be reviewed on a case-by-case basis.
(9) Trees and shrubs outside of areas of spray irrigation must be irrigated with low-flow bubblers or emitters.
(10) Unless required under the rainwater harvesting ordinance, rain-sensing and moisture-sensing devices are encouraged.
b. System Design and Layout
(1) Irrigation systems must be designed with attention to prevailing winds, degree of
, type of soil, soil percolation (infiltration), season, and type of vegetation to be watered. These design constraints, and any others that may be specific to the
, must be clearly indicated on all irrigation documents.
(2) Spray irrigation systems shall be designed to provide 100% head-to-head coverage of the area of irrigation to avoid dry spots and overspray onto any paved or unplanted surface.
(3) Areas of different water requirements, such as the oasis, trees and shrubs, the
, landscape borders, and
areas, must be controlled by separate remote control valves.
(4) The design of irrigation systems and irrigation schedules should attempt to match application rates with infiltration rates in order to minimize runoff and reduce evaporation.
(5) Sprinkler heads and nozzles within each control valve should have matching precipitation rates.
(6) Spray irrigation systems may not be installed in planting strips less than ten feet wide. Strip spray heads are not be allowed.
(7) Irrigation timers must be set for irrigation cycles between 8:00 p.m. and 8:00 a.m. between May and September to minimize water loss due to evaporation.
(8) Rain-sensing and moisture-sensing devices are encouraged.
4. Temporary irrigation proposals may be reviewed on a case-by-case basis.
Where a
is subject to neighborhood or area plan standards,
must incorporate, to the greatest extent possible, the landscape, screening, and design provisions of the adopted plan. In case of a conflict between this section and the provisions of a neighborhood or area plan, this section shall apply.
All required
, irrigation systems, walls, screening devices, curbing, and detention basin landscape
on the
or within the
shall be maintained as shown on the approved plans. The property owner is responsible for proper maintenance to achieve permanent, safe, and successful
as required by this section. Failure to maintain the
or
required by this section constitutes a
of the
.
A. Plant Materials
1. Any plant material in areas of required
that does not survive must be replaced with an equivalent size and species within 30
.
2. Plant material must be pruned as necessary to control size but not to disrupt the natural growth pattern or characteristic form of the plant except as necessary to achieve height clearance for visibility and pedestrian passage or to achieve a continuous
hedge if required.
3. Clipping and pruning of the plant material are required to allow maximum shading while preserving surveillance opportunities and preventing obstructive overhang into walks, curb areas, drives, and line of sight triangles as required by the
.
4. All dead or removed plant material must be replaced with plant material acceptable under the standards of the
standards. Replacement material must be a minimum 15-gallon size for trees and five gallon size for shrubs.
5. Regular landscape maintenance shall ensure water efficiency and include, but not be limited to, pruning, mulching, weeding, litter removal, aerating and dethatching
areas, and fertilizing nonnative plant materials, as necessary.
B. Inert Materials
1. Exterior
, such as benches, walls, or ramadas, must be of durable materials appropriate to the desert climate. Material with integral coloring or stucco is preferred for seating fixtures and other permanent
.
2. Inert materials used in the
areas must be of a nature to withstand the extremes of the desert climate and minimize heat gain or reflected heat.
3. The inert materials must be replaced as needed due to displacement or
.
C. Planting Areas
1. Inert materials must be used in inaccessible, narrow, or hard to maintain sections of the planting areas.
2. Landscaped areas must be kept free of trash, weeds, debris, and dead plant material and must be maintained in a clean and neat fashion.
3. Use of river rock is discouraged
to
windows.
D. Landscape Removal
1. Substantial modifications, as determined by the PDSD
, and/or removal of plant materials or other landscape elements shall require review and approval of a revised
by PDSD.
2. The removal or destruction of
that has been installed according to an approved
and not replaced constitutes a
of the
.
3. Minor modifications of the
occurring as a result of routine maintenance, necessary replacement of elements because of damage or disease, or other causes is not subject to review by PDSD.
E. Screening and Wall Maintenance
1. Paint and stucco must be renewed on the surfaces of fences and walls as needed.
2. Wooden slats in chain link fences must be replaced as needed to retain the opacity of the
.
3. Any screening device that has deteriorated to the point where it does not serve as a
must be replaced by the property owner. Vegetation used to meet the screening standards may not be replaced with new vegetation after two years past the installation. Replacement must be with another option for screening, such as a fence or a wall, in order to achieve an immediate
. This standard does not apply to the occasional replacement of single plants within a vegetative
.
F. Irrigation System Maintenance
Irrigation systems must be maintained and replaced as necessary to continue to conserve water. Detection and repair of leaky or broken pipes, valves, and fittings and malfunctioning and/or misaligned heads, emitters, and bubblers must be part of a regular maintenance program for the
.
1. Automatic Irrigation Controllers are recommended to be reset a minimum of four times a year (spring, summer, fall, and winter) to adjust for plant water requirements that vary according to the season.
2. Whenever possible, repair of irrigation equipment must be done with the originally specified materials or their equivalent.
A. Design and Review Procedures
The applicant for
approval is advised to schedule a presubmittal conference with the PDSD and Tucson Water Department staff with reference to specific design or review procedures.
B. Review Procedures
are reviewed in the same manner and concurrent with the applicable
review required for
approval. Comments on the
and requests for corrections or resubmittals are made in conjunction with responses to the applicable tentative
, or
. For
located along
and
, the additional review procedures set forth in Section 5.3 and Section 5.5, respectively, apply.
C.
Inspection and Enforcement
1. Inspections
All
required by this section must be inspected by the PDSD prior to a final certificate of occupancy being issued by the
or prior to the
being occupied.
2. Enforcement
With the permission of the owner or tenant,
staff may enter a
or any part of a
for the purpose of performing inspections to verify compliance with the standards of this section.
D. Variances
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