4-4-095 SCREENING AND STORAGE HEIGHT/LOCATION LIMITATIONS:

A. PURPOSE:

The purpose of this Section is to provide screening standards for mechanical equipment and outdoor service and storage areas to reduce visibility, noise, and related impacts while allowing accessibility for providers and users.

B. APPLICABILITY:

The standards contained in this Section shall apply to:

1. New or Replacement Equipment/Activity: All proposals for new or replacement surface mounted equipment, rooftop equipment, outdoor storage, loading, repair, maintenance, work and/or retail areas.

2. Enlargement or Exterior Modifications of Existing Structures: Sites with existing surface mounted equipment, rooftop equipment, outdoor storage, loading, repair, maintenance, work and/or retail areas, that are not screened in conformance with this Section shall be required to conform to the screening requirements of this Section if enlarged or altered when the cost of additions, expansions, or alterations exceeds fifty percent (50%) of the assessed value of the existing structure or use shall result in the application of this Section; provided, that interior alterations or improvements which do not result in the exterior modification of an existing building, structure, or use shall be exempt from these provisions.

C. AUTHORITY:

The Community and Economic Development Administrator shall determine compliance with these standards concurrently with any development permit review. (Ord. 5676, 12-3-2012)

D. SURFACE MOUNTED EQUIPMENT:

1. General Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials.

a. Industrial Zone Exemption: Surface mounted equipment located in industrial developments that are greater than one hundred feet (100') from residentially zoned property and/or public streets are exempted from requirements in subsection D1 of this Section, General Screening.

E. ROOF-TOP EQUIPMENT:

All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Subject to the Administrator’s discretion, shielding shall consist of the following:

1. New Construction: Roof wells, clerestories, or parapets, walls, solid fencing, or other similar solid, nonreflective barriers or enclosures.

2. Additions to Existing Buildings: Where the existing roof structure cannot safely support the required screening, or where the integrity of the existing roof will be compromised by the screening, the Administrator may require painting of the equipment to match the approximate color of the background against which the equipment is viewed, or an equivalent nonstructural method to reduce visibility. (Ord. 5676, 12-3-2012; Ord. 5746, 1-12-2015)

F. OUTDOOR STORAGE, LOADING, REPAIR, MAINTENANCE AND WORK AREAS:

1. Outdoor Loading – Multi-Family Zones: Loading areas shall be screened by a solid barrier fence or landscaping, or some combination thereof as determined through the site plan development review process or the modification process for site plan development review exempt proposals.

2. Outdoor Loading, Repair, Maintenance and Work Areas – Commercial and Industrial Zones: Screening is not required, except when the subject commercial or industrial lot abuts or is adjacent to a residentially zoned lot and the regulated activity is proposed on the side of the property abutting or adjacent to the listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or any combination of the same is required to achieve adequate visual or acoustical screening. These provisions may be modified through the site plan development review process, or the modification process for site plan exempt proposals, where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc. (Ord. 5744, 1-12-2015)

3. Outdoor Storage – Commercial or Industrial Zones: When permitted by the underlying zone, outdoor storage must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls a minimum of six feet (6') in height, berming, and/or landscaping as determined by the Administrator to achieve adequate visual or acoustical screening. Outside storage shall not be permitted in any required setback area. Products or materials covered by buildings with roofs but without sides shall be considered outside storage and subject to the screening provisions of this Section. Exterior sales of autos, boats and motorcycles are not considered outdoor storage.

a. Special Outdoor Storage Height Requirements, Industrial Zones: Limited to fifteen feet (15') in height. (Ord. 5676, 12-3-2012)

G. VEHICLE STORAGE SCREENING, CA ZONE:

In lieu of subsection F3 of this Section, vehicle storage screening shall include the following: fencing, berming, enclosing walls and landscaping, as determined by the Administrator, sufficient to achieve substantial visual and acoustical screening, shall be provided to screen adjacent and abutting properties, public rights-of-way and limited rights-of-way. (Ord. 5676, 12-3-2012)

H. OUTDOOR RETAIL SALES – CD ZONE:

Outdoor retail sales uses in the CD Zone must be fully enclosed on all sides and screened from view of adjacent uses and abutting public streets.

I. MODIFICATIONS:

The Administrator shall have the authority to modify the standards of this Section, subject to the provisions of RMC 4-9-250D, Modification Procedures.

J. APPEALS:

See RMC 4-8-110. (Ord. 4963, 5-13-2002; Ord. 5981, 10-12-2020)