Wapato City Zoning Code
CHAPTER 17
07 SITE SCREENING
§ 17.07.010 Purpose.
The purpose of this chapter is to establish site screening standards to provide a visual buffer between uses of different intensity, streets and structures, reduce erosion and storm water run-off, protect property values, and eliminate potential land use conflicts by mitigating adverse impacts from dust, odor, litter, noise, glare, lights, signs, buildings or parking areas.
(Ord. 956(part), 1993)
§ 17.07.020 Site screening required.
Site screening shall be required along the property lines in accordance with the provisions of this chapter whenever any use, development, or modification to use or development is being reviewed under this title. Provided, the construction of single-family residences or duplexes, not part of a larger development, is exempt from this chapter and no site screening is required along a property line shared with a vacant parcel. The provisions of this chapter also apply to the approval of any residential subdivisions and planned residential development.
(Ord. 1183 § 2(part), 2008; Ord. 956(part), 1993)
§ 17.07.030 Determination of site screening requirements.
The reviewing official may adjust the site screening standards in this chapter by approving other site screening plans pursuant to the provisions of this title.
(Ord. 1183 § 2(part), 2008; Ord. 956(part), 1993)
§ 17.07.040 Site screening standards.
Site screening requirements vary depending on the intensity of both the proposed use and its neighbors. Three different standards, A, B and C, are hereby established to accommodate the range of site screening needs.
A.
Standard A. A ten-foot-wide landscaped planting strip with trees at twenty-foot to thirty-foot centers, shrubs, and ground cover.
B.
Standard B. A three-foot-wide planting strip that will create a living evergreen screen at least six feet in height within three years.
C.
Standard C. A six-foot-high, view-obscuring fence, made of wood, masonry block or slatted chain link. A three-foot-wide planting strip landscaped with a combination of trees, shrubs and ground cover along the outside of the fence is also required when the fence is adjacent to streets, alleys and pedestrian ways.
Subsections (A), (B) and (C) of this section are standards for the size of site screening area and the density and type of landscaping/planting. The developer may substitute a higher site screening standard, Standard C being higher than B, and B being higher than A. Other site screening plans that improve the site design and achieve the purpose of this section may also be approved by the reviewing official in accordance with Chapter 17.10. All site screening shall also conform to the provisions of Section 17.05.040, Vision clearance at intersections.
(Ord. 956(part), 1993)
§ 17.07.050 Table of required site screening standards.
Table 7-1 titled "Required Site Screening Between Uses and Development" is hereby adopted as part of this chapter. The letter designation in this table refers to the site screening standards in Section 17.07.040.
Table 7-1 Required Site Screening Between Uses and Development | |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
LOWER DISTRICT INTENSITY HIGHER | COLUMN 1 | "Lowest Intensity District" in which each ADJACENT LAND USE is a Class (1) Use | |||||||||||
"Lowest Intensity Zoning District" in which the PROPOSED LAND USE OR DEVELOPMENT is a Class (1) Use | LOWER--------ZONING DISTRICT--------HIGHER | ||||||||||||
SR | R1 | R2 | R3 | B1 | B2 | SCC | LCC | CBD | CBDS | M1 | M2 | ||
SR | A | A | A | C | C | C | C | C | C | C | |||
R1 | A | B | C | C | C | C | C | C | C | ||||
R2 | A | B | C | C | C | C | C | C | C | ||||
R3 | A | A | A | B | C | C | C | C | C | C | |||
B1 | A | B | B | A | B | B | |||||||
B2 | C | C | C | B | B | B | |||||||
SCC | C | C | C | C | B | B | |||||||
LCC | C | C | C | C | A | B | |||||||
CBD | C | C | C | C | A | B | |||||||
CBDS | C | C | C | C | A | B | |||||||
M1 | C | C | C | C | B | B | B | A | A | A | A | ||
M2 | C | C | C | C | B | B | B | B | B | B | A | ||
Key: |
|---|
Blank = Site screening generally not required. |
A, B, C = Letters refer to the site screening standards. |
HOW TO USE TABLE 7-1 | ||
|---|---|---|
EXAMPLE: Proposed use: Residential Mini-Storage | ||
1. Refer to Table 4-1 to find the lowest intensity zoning district in which the proposed use is permitted as a Class (1) use. If the proposed use is not a Class (1) use in any zoning district, then the level of site screening required, if any, shall be determined by the reviewing official. | ||
For residential mini-storage this is M-1. Find this zoning district in Column 1 above. | ||
2. Refer to Table 4-1 to find the lowest intensity zoning district in which each adjoining use is permitted as a Class (1) use. If adjoining use is not a Class (1) use in any district, then the level of site screening shall be determined by the reviewing official. | ||
Adjoining Uses: | North– | Single-Family Dwellings |
Lowest Intensity District Class (1) Use–SR | ||
South– | Tavern | |
Lowest Intensity District Class (1) Use–LCC | ||
East– | Employment Agency | |
Lowest Intensity District Class (1) Use–B1 | ||
West– | Vacant | |
3. Use Table 7-1 to find the recommended site screening to be provided by the proposed use. The recommended level of site screening is the letter in the intersection of the district found in step 1 with each district noted in step 2. In this example the recommended levels of site screening are: North: SR–C; South: LCC–A; East: B1--B; West (vacant): none. | ||
4. Refer to specific site screening standards in Section 17.07.040. | ||
5. Prepare site screening plan, per Section 17.07.090. | ||
(Ord. 1183 § 4(part), 2008; Ord. 956(part), 1993)
§ 17.07.060 Site screening along streets.
Site Screening Standard A shall apply wherever site screening is required under Table 7-1 and the adjoining land use is separated from the proposed use or development by a collector or local access street. The reviewing official may also require site screening Standard A along an arterial when such action is consistent with the purpose of this chapter.
(Ord. 956(part), 1993)
§ 17.07.070 Location.
Generally all required site screening shall:
A.
Be located on the perimeter of a lot or parcel upon which the development occurs.
B.
Extend from lot line to lot line.
C.
Not be located on any portion of a public or private street, dedicated right-of-way or vision clearance triangle.
(Ord. 956(part), 1993)
§ 17.07.080 Existing plant material.
Existing trees and other vegetation may be used for site screening if they are healthy and will satisfy the purpose of this chapter.
(Ord. 956(part), 1993)
§ 17.07.090 Preparation of a site screening plan.
The reviewing official may require a site screening plan showing the approximate location, height, size and type of all plantings and fences whenever site screening is required.
(Ord. 956(part), 1993)
§ 17.07.100 Time of completion.
All site screening required by this chapter shall be installed prior to occupancy or commencement of use. Where compliance with this requirement is not possible because of seasonal planting limitations, the reviewing official shall grant an appropriate delay. However, no permanent certificate of occupancy shall be issued until all required site screening is completed.
(Ord. 956(part), 1993)
§ 17.07.110 Retention and maintenance.
All site screening shall be maintained in accordance with the purpose and intent of this chapter. In the event the site screening deteriorates or is not maintained in a condition consistent with plan approval, the county/city may at its option cause necessary maintenance to be performed and assess the cost thereof to the property owner. These costs shall constitute a lien on the property from the date of filing a notice of lien in the office of the county auditor. The lien shall state the legal description of the property and the amount of costs assessed. Such lien may be foreclosed by the county/city in the manner provided by law for the foreclosure of mortgages.
(Ord. 956(part), 1993)