§ 52-201. Subdivision perimeter screening.

(a)

General specifications.

(1)

The requirements set forth herein shall apply to all new subdivision development after December 1, 2014, the date of the ordinance adoption.

(2)

Subdivision perimeter walls require a building permit and shall be constructed at the time of infrastructure.

(3)

All screening or perimeter walls shall be constructed of laid in place stone, rock, brick, or monolithic concrete panels. Modular screening walls are generally prohibited.

(4)

Chainlink and wooden fences are generally prohibited on nonresidential and multifamily development.

(5)

Integral color split-face CMU, or an eight-foot high cedar board-on-board wooden fence with a decorative cap (and columns where appropriate), in unique circumstances, may be utilized, subject to discretionary review and approval by the planning and zoning commission and city council, as long as there is not an adverse impact on surrounding property, the spirit and intent of this article is maintained, and a financial hardship is not the sole justification.

(6)

Engineered concrete foundations with piers are required, per review and approval by the city engineering consultant. Spacing, depth and dimensions of the piers shall be determined by a licensed design engineer based on a geotechnical report. All walls must be designed by a professional engineer who is licensed by the state. Record drawings certified by a licensed engineer shall be submitted to the city after completion of construction.

(7)

No portion of a screening wall shall be used as a retaining wall.

(8)

Walls shall be equally finished on all sides and constructed in one style using consistent materials.

(9)

Each contractor is to verify location of all existing utilities prior to construction of the screening wall.

(10)

No screening wall or fence shall be erected on public right-of-way or in visibility easements.

(11)

Specifications for stone, rock or brick screening walls are as follows:

a.

A decorative column no less than every 40 feet is required unless otherwise approved by the city manager and supported by the engineering design.

b.

Lintels, bottom row soldier courses with concrete mow strip, and a decorative cap are to be applied to all walls. Openings along the bottom of the screening wall shall only be wide enough to allow for proper drainage as determined by the engineering design.

c.

Construction of brick screening walls shall be in accordance with the requirements of "Recommended Practice for Engineered Brick Masonry" by the Brick Institute of America.

(12)

Specifications for monolithic concrete panel screening walls are as follows:

a.

Walls shall have a maximum column spacing of 14 feet, unless otherwise approved by the city manager.

b.

Panels shall be monolithic in design. Panels must have a full height of either six or eight feet.

c.

Panels must be a minimum of four inches in thickness with a decorative pattern and color on both sides and be made of a minimum of 4,000 psi concrete.

(13)

Wall height specifications are as follows:

a.

Subdivision perimeter walls shall have a minimum height of six feet with a maximum height of eight feet.

b.

Required screening walls separating residential and nonresidential (including commercial, schools, parks, and multifamily) uses must be eight feet in height.

(14)

Maintenance. Required screening walls shall be maintained in good condition by the property owner. Any repairs or replacement shall match the existing adjacent sections.

(b)

Subdivision walls.

(1)

Subdivision perimeter walls are required to be constructed in a ten-foot wide platted common area adjacent to collector roads or arterials, as indicated on the master thoroughfare plan, or other such roads that have a right-of-way of 60 feet or greater.

(2)

A five-foot wide wall maintenance easement shall be provided at time of platting where screening walls are forecasted or required along adjacent property.

(3)

Where adjacent to property zoned or uses as either multifamily or nonresidential, minimum eight-foot tall screening walls are required. The owner or developer of a residential property adjacent to an undeveloped property zoned nonresidential or multifamily shall be responsible for and shall build the required masonry wall to provide screening between the two properties at the time of infrastructure development, prior to any vertical development on the site.

(4)

Subdivision perimeter walls and screening walls must be constructed by the developer at the time the subdivision infrastructure is constructed.

(5)

Subdivision perimeter and screening walls are required to be located on common area property maintained by a homeowners association (HOA) or in an easement dedicated to the HOA.

(6)

Individual single-family lots built in a subdivision without a perimeter wall are exempt from the requirement to install the masonry wall. In lieu, an eight-foot high cedar board-on-board wooden fence with a decorative cap (and columns where appropriate) may be utilized.

(7)

The planning and zoning commission and city council may allow the use of wrought iron, not in excess of 50 percent of the subdivision perimeter wall, in conjunction with berms and landscaping, if it deems it appropriate. Perimeter landscaping and irrigation is required adjacent to rights-of-way, subject to review and approval by staff.

(c)

Screening requirements.

(1)

In the event that any nonresidential use or zone, including commercial, schools, parks, or multifamily, is adjacent to or backs upon a residential district or use, a solid masonry screening wall of eight feet in height shall be erected on the property line separating these districts.

(2)

In cases where the planning and zoning commission and city council finds this screening requirement to be impractical for immediate construction, a temporary or permanent waiver of the required screening wall or fence, until such time as the screening wall is deemed necessary by the city council.

(3)

In the event that a development is being constructed adjacent to an existing development where a screening wall is not in place, the construction of the screening wall will be the responsibility of the new developer or property owner.

(Ord. No. 578-14, § 1, 11-10-2014)