DIVISION D. Screening

The following requirements for screening apply in all multifamily residential, commercial, mixed use, institutional, civic, and manufacturing zoning districts, planned districts, and overlay districts, except where indicated below.

Sec. 10-340. Trash Enclosures

All Dumpsters and other similar trash containers must meet the following standards for placement on a site, screening, and screening materials:

   a.   Screened on four sides by a six foot high, solid fence, sufficient to screen the container from public view or that of nearby single or two-family residential developments.

   b.   Located on the side or rear of the building and screened from public view.

   c.   Located at 25 feet outside the rear setback when abutting RE, R-1A, R-1B, R-1C, R-1D, R-2, PUR, and PXR-zoned properties. (Ord. No. 0-2014-97; 10/22/14)

   d.   Placed on a minimum six-inch reinforced slab, sloped to drain. The pad must extend four (4) feet in front of enclosure to accommodate refuse collection vehicles.

      

   e.   Screening should be comprised of:

      1.   Brick, stone, reinforced concrete, or other similar masonry materials that have a finish similar to the principal structure on the site; or

      2.   Redwood, cedar, preservative pressure treated wood, or other similar materials combined with large shrubs planted four feet on center and staggered 30 to 36 inches. Ground cover underneath screening shrubs may be comprised of turf, mulch, or other permeable material.

   f.   All fence posts shall be rust-protected metal, concrete based masonry or concrete pillars; and

   g.   Six-inch concrete filled steel pipes must be located to protect the enclosure from truck operations.

   h.   Trash enclosures shall have a minimum depth of 10 feet and must have steel-framed gates with spring-loaded hinges or the equivalent and fasteners to keep them closed. The gates must allow for a minimum 12 feet clear opening (should be increased if multiple refuse containers are required) and provide pin latches to hold gates open. When in use, tie-backs should be used to secure the steel framed gates in the open position.

   i   Trash enclosure screening must be maintained by the property owner at all times.

      

(Ord. No. 0-2011-45, 6/8/11)(Ord. No. 0-2015-67; 6/24/15)

Sec. 10-341. Mechanical Equipment

   a.   Properties that are visible from residential and public parks must screen all roof, ground and wall mounted mechanical equipment (e.g. heating, ventilating, and air conditioning equipment, compressors, duct work, transformers and elevator equipment) from view at ground level of the property line.

   b.   Roof-mounted mechanical equipment shall be shielded from view on four sides from ground level of the property line. The planning director may waive the required screen on any of the four sides of the mechanical equipment if the property owner or developer can demonstrate on a drawing of the building elevation that the equipment is not visible at ground level of the property line on the side of the building where the screen would not be constructed.

   c.    Screening must consist of materials consistent with the primary building materials, and may include metal screening or louvers which are painted to blend with the primary building, and must not have the effect of appearing separate from the building.

   d.   Wall or ground-mounted equipment screening must be constructed of:

      1.   Planting screens;

      2.   Brick, stone, reinforced concrete, or other similar masonry materials; or

      3.   Redwood, cedar, preservative pressure treated wood, or other similar materials.

   e.   All fence posts shall be rust-protected metal, concrete-based masonry, or concrete pillars.

   f.   This Section 10-341 does not apply to solar energy devices as defined in State lae. Solar energy devices are regulated by the City in Section 10-346 only to the extent permitted by State law. (Ord. No. 0-2012-38, 4/25/12); (Ord. No. 0-2021-70; 7/28/21)

Sec. 10-342. Parking Lots

Where parking lot areas abut residentially zoned property, and the parking area is not screened from view by a wall, berm, or other screen, a continuous screen of shrubs, a (minimum five gallons in size and creating a three-foot-tall screen within two years) must be placed planted adjacent to the parking area or lot. The shrubs should create a minimum three-foot-tall screen in two years.

   a.   All parking areas that abut residential zones must be screened using screening methods as described below.

   b.   Screening must be at least three feet in height as measured at the bounding property line to the residentially zoned property or where the residential grade is lower, measured at the edge or head of the business parking area, and be achieved through one of the following methods: (Ord. No. 0-2010-119; 11/10/10)

   c.   A berm with a slope no greater than 3:1 feet;

   d.   A planting screen or hedge comprised of drought and freeze-resistant shrubs must be used as identified in the approved shrub list for parking lot screening. Other plants may be used with the approval of the planning director. (Ord. No. 0-2010-119; 11/10/10) (Ord. No. 0-2012-38, 4/25/12)

Approved Shrub List for Parking Lot Screening

Common Name	Scientific Name	Evergreen	Light	Plant Height
Aucuba (Gold Dust Aucuba)	Aucuba japonica	Y	Partial to full shade	3-6 feet
Camellia	Sasanqua	Y	Partial shade	3-6 feet
Elaeagnus	Macrophylla	Y	Full sun to partial shade	6-8 feet
Holly (Dwarf Burford) (Dwarf Yaupon), (Dazzler), Berries Jubilee) or other varieties.	Ilex cornuta	Y	Sun to partial shade	3-6 feet (dwarf varieties) 8-20 feet
Indian Hawthorn	Rhaphiolepis indica	Y	Full sun to partial shade	3-6 feet
Juniper	Juniperus spp	Y	Sun	3-6 feet
Mahonia (Leatherleaf)	Bealei	Y	Sun to partial shade	5-7 feet
Nandina	Nandina domestica	Y	Full sun to partial shade	3-6 feet

(Ord. No. 0-2010-119; 11/10/10)

 

Common Name	Scientific Name	Evergreen	Light	Plant Height
Texas Sage	Leucopbyllum Frutescens	N	Full sun	6 feet
Crapemyrtle	Lagerstroemia Indica	N	Full sun	25 feet
Japanese Maple	Acer palmatum	N	Full sun to partial shade	30 feet
Waxmyrtle	Myrica cerifera	Y	Full sun to partial shade	15 feet

(Ord. No. 0-2012-38, 4/25/12)

   e.   A masonry wall; or

   f.   A combination of any of the above along with trees.

   g.   Planted materials used as screening must be capable of providing a solid 36-inch screen within two years, as determined by a registered landscape architect, certified nurseryman, or master gardener, and must be planted in a prepared bed at least three feet in width.

   h.   Screening must be offset by at least six feet every 60 linear feet.

Sec. 10-343. Subdivisions Adjacent to Roads and Alleys

Where subdivisions or additions are platted so that the rear yards of residential lots are adjacent to a dedicated roadway or separated from a roadway by an alley or service road, the owner must provide screening at owner’s sole expense. The planning and zoning commission may waive or modify, in exceptional cases, this requirement. A screening plan, including elevations and materials, must be submitted with the preliminary plat. All forms of screening must conform to the requirements of ordinances governing the sight distance for traffic safety and other city ordinances. Additional right-of-way or easements may be required for wider columns and more elaborate screening walls.