A. Buffering and screening a minimum width of twenty (20) feet shall be required between any nonresidential use in a non-residential zone which abuts a residential use in a residential zone.
B. A buffer shall consist of an area within a required interior setback adjacent to a property line, having a width of ten (10) feet or greater and a length equal to the length of the property line.
C. Occupancy of a buffer area shall be limited to utilities, screening, and landscaping. No buildings, access-ways or parking areas shall be allowed in a buffer area.
D. The minimum improvements within a buffer area shall include:
1. One row of trees, or groupings of trees equivalent to one row of trees. At the time of planting, these trees shall not be less than ten (10) feet high for deciduous trees and five feet high for evergreen trees measured from the ground to the top of the tree after planting. Spacing for trees shall be as follows:
a. Small or narrow stature trees, under twenty-five (25) feet tall or less than sixteen (16) feet wide at maturity shall be spaced no further than fifteen (15) feet apart;
b. Medium sized trees between twenty-five (25) feet to forty (40) feet tall and with sixteen (16) feet to thirty-five (35) feet wide branching at maturity shall be spaced no greater than twenty-five (25) feet apart;
c. Large trees, over forty (40) feet tall and with more than thirty-five (35) feet wide branching at maturity, shall be spaced no greater than thirty (30) feet apart.
2. In addition, at least one shrub shall be planted for each one hundred (100) square feet of required buffer area.
3. The remaining area shall be planted in groundcover, or spread with bark mulch.
E. Where screening is required, the following improvements are required in addition to subsection D of this section:
1. A hedge of narrow or broadleaf evergreen shrubs shall be planted which will form a four-foot continuous screen within two years of planting; or
2. An earthen berm planted with evergreen plant materials which will form a continuous screen six feet in height within two years. The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulched; or
3. A six-foot fence or wall providing a continuous sight-obscuring screen. Fences and walls shall be constructed of materials commonly used in the construction of fences and walls such as wood or brick, or otherwise acceptable by the Planning Director. Corrugated metal is not considered to be acceptable fencing material. Chain link fences with slats may qualify as screening when combined with a planting of a continuous evergreen hedge F. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 16.40.
G. When the use to be screened is downhill from the adjoining property, the prescribed heights of required fences, walls or landscape screening shall be measured from the actual grade of the adjoining property.
(Ord. 455 § 8, 2010; Ord. 415 § 7.96.040, 2002) 16.38.050 - Screening—Special provisions.
A. If four or more off-street parking spaces are required under this title, off-street parking adjacent to a public street shall provide a minimum of four square feet of landscaping for each lineal foot of street frontage. The minimum standard for such landscaping shall consist of shrubbery at least two feet in height located adjacent to the street as much as practical and one tree for each fifty (50) lineal feet of street frontage or fraction thereof.
B. Landscaped parking areas may include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way. Materials to be installed shall achieve a balance between low lying and vertical shrubbery and trees.
C. Screening of loading areas and outside storage is required according to specification in Section 16.38.040(E).
D. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area, shall be screened from view by placement of a solid wood fence, masonry wall or evergreen hedge between five and eight feet in height. All refuse materials shall be contained within the screened area.
(Ord. 415 § 7.96.050, 2002) 16.38.060 - Fences or walls.
A. Fences or walls up to forty-two (42) inches in height may be constructed in required front yards. Rear and side yard fences, or berm/fence combinations behind the required front yard setback may be up to six feet in height without any additional permits. Any fence or fence/berm combination greater than six feet in height shall require variance approval by the Planning Commission and may require a building permit. The prescribed heights of required fences, walls or landscaping shall be measured from the lowest of the adjoining levels of finished grade.
C. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood or brick, or otherwise acceptable by the Planning Director. Except in industrially zoned property, chain link fencing is not permitted in the area from the front building line to the front of the property line. PVC coated chain link fencing may be used only behind the required front yard setback or in rear yards. Corrugated metal is not considered to be acceptable fencing material.
(Ord. 455 § 2, 2010; Ord. 415 § 7.96.060, 2002) Chapter 16.40 - VISUAL CLEARANCE AREAS 16.40.010 - Purpose.
The purpose of this chapter is to establish standards which will assure proper sight distances at intersections in order to reduce the hazard from vehicular turning movements.
(Ord. 415 § 7.98.010, 2002) 16.40.020 - Applicability of provisions.
The provisions of this chapter shall apply to all intersections not regulated by traffic signals including private driveways.
(Ord. 415 § 7.98.020, 2002) 16.40.030 - Visual clearance—Required.
A. A visual clearance area shall be maintained on the corners of all property adjacent to an unregulated intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street.
B. A clear vision area shall contain no vehicle, recreational vehicle, watercraft, parts designed to be affixed to a vehicle of any type, hedge, planting, fence, wall structure, or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding forty-two (42) inches in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed.
C. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. (Ord. 415 § 7.98.030, 2002)
Chapter 16.42 - OFF-STREET PARKING AND LOADING REQUIREMENTS 16.42.010 - Compliance.
A. The provision and maintenance of off-street parking and loading spaces is a continuing obligation of the property owner. Hereafter, every use commenced and every building erected or altered shall have permanently maintained parking spaces in accordance with the provisions of this title.
B. No building, development, or other permit involving new construction, additional gross floor area or change of use shall be issued until plans and evidence are presented to show how the off-street parking and loading requirements are to be fulfilled and that property is and will remain available for the exclusive use of off-street parking and loading spaces. The subsequent use of the property for which the permit is issued shall be conditional upon the unqualified continuance and availability of the amount of parking and loading space required by this title.
(Ord. 415 § 7.100.010, 2002) 16.42.020 - Off-street loading.
A. Every use for which a building is erected or structurally altered to the extent of increasing the floor area to equal a minimum floor area required to provide loading space and which will require the receipt or distribution of materials or merchandise by truck or similar vehicle, shall provide off-street loading space on the basis of minimum requirements as follows:
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Use Gross Sq. Ft. Minimum Loading Spaces
Commercial 5,000—25,000 1
Industrial 25,001—60,000 2
Public utilities 60,001—100,000 3
Restaurants Over 100,000 3+ 1 space per 60,000 sq. ft.
Hotel, motels 5,000—30,000 1
Institutions 30,001—70,000 2
Office buildings 70,001—130,000 3
Hospitals, schools Over 130,000 3+1 space per 100,000 sq. ft.
Manufacturing 5,000—40,000 1
Wholesale storage 40,001—100,000 2
100,001—160,000 3
Over 160,000 3+ 1 per 80,000 sq. ft.
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B. A loading berth shall contain space twelve (12) feet wide, thirty-five (35) feet long and have a height clearance of fourteen (14) feet. Where the vehicles generally used for loading and unloading exceed these dimensions, the required length of these berths shall be increased.
C. If loading space has been provided in connection with an existing use such space shall not be eliminated if elimination would result in nonconformance with the above standards.
D. Off-street parking areas used to fulfill the requirements of this title shall not be used for loading and unloading operations except during periods of the day when not required to take care of parking needs.
E. Loading berths shall not be required in areas subject to Chapter 16.28.
(Ord. 415 § 7.100.020, 2002) 16.42.030 - Off-street parking.
Off-street parking spaces shall be provided and maintained as set forth in this section for all uses in all zones. The following required spaces shall be available for parking, and not used for storage, sale, repair or servicing of vehicles, except property resident. Nothing in this title shall be interpreted to prevent the occasional use of parking areas for community events, special sales, public gatherings and similar activities not otherwise prohibited.
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