(a)
Purpose and intent.
The intent of this section is to
ensure the screening of non-residential development and service equipment
from roadways, open space corridors, and residential properties.
(b)
General specifications.
(1)
The requirements set forth herein shall apply to all new development
and any existing building or area expansion of over thirty percent
(30%).
(2)
Engineered concrete foundations with piers are required. Spacing,
depth, and dimensions of the piers shall be determined by a licensed
professional engineer based on the engineering design standards. All
walls four (4) feet in height or greater must be designed and sealed
by a professional engineer licensed in Texas. Record drawings (i.e.
“as builts”) certified by a professional engineer shall
be submitted to the City of Celina upon completion of construction.
(3)
No portion of a screening wall shall be used as a retaining wall,
unless specifically approved by the director of engineering.
(4)
Walls shall be equally finished on all sides and constructed in one
style using consistent materials.
(5)
Contractors shall verify the location of all existing utilities prior
to excavation and construction.
(6)
No screening wall or fence shall be erected on public right-of-way
or in visibility easements.
(7)
Constructed with any of the following materials: Surface painted
or coated concrete, chainlink, concertina wire, barbed wire, corrugated
metal, or fiberglass panels.
(8)
In no case shall a screening wall be placed parallel and in the immediate
vicinity of an existing residential fence causing a close back-to-back
fence arrangement or creating a gap between fences. When a residential
fence exists at the time of commercial development, the required masonry
screening wall shall replace the residential fence, with access easements
provided for maintenance for both parties.
(c)
Height of screening walls.
(1)
Screening adjacent to rights-of-way = Minimum six (6) feet and maximum
eight (8) feet.
(2)
Screening between incompatible land uses (such as non-residential
adjacent to single family) = Minimum eight (8) feet.
(3)
Screening of loading docks or doors = Minimum six (6) feet.
(4)
Screening of waste and recycling collection areas, including non-residential
polycarts and all other service related equipment = Minimum eight
(8) feet.
(5)
Screening for electric substations, sewer pump stations, or any other
freestanding utility facility shall be scaled according to the height,
size, scope, and area of the proposed facility, subject to discretionary
review and approval by the director, and shall be generally between
eight (8) and twelve (12) feet.
(6)
Screening using living plant materials, either with or without an
accompanying metal fence, shall be six (6) feet tall at the time of
planting.
(d)
Materials.
(2)
Materials allowed in certain circumstances.
In unique
circumstances, the following materials may be utilized for screening
purposes, subject to discretionary review and approval by the director,
as long as there is no adverse impact on surrounding property, the
spirit and intent of this chapter is maintained, and a financial hardship
is not the sole justification for the use of the reduced screening
standard. The director may require a combination of the following
screening options to meet the intent of the ordinance.
(A)
Decorative iron or wrought iron screening walls with masonry columns.
(B)
Industrial grade aluminum or steel fencing (e.g. DesignMaster Fencing(R) or comparable product).
(C)
Living screens that may include earthen berms.
(D)
Split-face concrete masonry units (CMU).
(E)
Cedar board-on-board wooden fence with decorative caps and masonry
columns.
(3)
Materials prohibited.
(4)
Specifications for masonry screening walls are as follows.
(A)
A decorative masonry column shall be placed at each corner or transition
and evenly spaces on each fence facade not to exceed every eighty
(80) feet unless otherwise approved by the director and supported
by an approved engineering design.
(B)
Lintels, bottom row soldier courses with concrete mow strip, and
a decorative cap are to be applied to all masonry walls.
(C)
Openings along the bottom of the screening wall shall only be wide
enough to allow for proper drainage as determined by the engineering
design standards.
(5)
Specifications for monolithic concrete panel screening walls are
as follows.
(6)
Specifications for decorative iron, wrought iron commercial fencing,
or industrial grade aluminum or steel fencing.
(7)
Specifications for living screens.
The property owner/developer,
at his sole expense, shall furnish or cause to be furnished, all labor,
materials, equipment, accessories, meters, irrigation, and services
necessary to maintain or replace all plant materials if and when they
become damaged or die.
(e)
Ownership and maintenance.
(1)
Maintenance easement.
A minimum three (3) foot wide
wall maintenance easement (WME) shall be provided at time of platting
where screening walls are forecasted or required along the property
line.
(2)
Ownership and maintenance:
Required screening walls
shall be owned by the property owner or HOA and shall be maintained
in good condition. Any repairs or replacement shall match the existing
adjacent sections.
(Ordinance 2019-42 adopted 10/8/19)
(a)
Perimeter walls required with residential subdivisions.
Subdivision perimeter screening walls must be constructed by the
developer with each phase of the subdivision infrastructure adjacent
to rights-of-way sixty (60) feet or greater. Perimeter landscaping
and irrigation are required.
(b)
Cul-de-sac adjacency.
If the bulb of the cul-de-sac
abuts a collector or arterial roadway, the screening across the landscaped
area adjacent to the cul-de-sac bulb may be a living screen in conjunction
with an open fence (such as decorative metal or wrought iron) with
solid masonry columns in keeping with the associated solid masonry
screening perimeter walls required elsewhere along the perimeter.
(c)
Materials exceptions.
The director may allow the use
of wrought iron or decorative metal, not in excess of fifty percent
(50%) of the subdivision perimeter wall, in conjunction with berms
and landscaping, if deemed appropriate.
(d)
Perimeter wall extension required.
When a perimeter
fence is provided at the outer boundaries of a residential subdivision,
the termination of a given side of the fence shall not occur in the
middle of the adjacent property, but extend to the property line of
the last platted lot that has partial adjacency with the perimeter
fence. An easement may be required by separate instrument in order
to construct this portion of the wall on the adjacent property.
(e)
Timing.
The owner or developer of a residential property
adjacent to an undeveloped property zoned non-residential or multifamily
shall be responsible for and shall build the required masonry wall
to provide screening between the two (2) properties at the time of
infrastructure development, prior to any vertical development on the
site.
(f)
Individual fences exempt.
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 (8) foot
high cedar board-on-board wooden fence with a decorative cap (and
columns where appropriate) may be utilized.
(Ordinance 2019-42 adopted 10/8/19)
(a)
Non-residential uses adjacent to single-family zoning districts or
uses.
A solid masonry screening wall is required along
the adjacency of disparate land uses.
(b)
Non-residential uses adjacent to other similar non-residential zoning
districts or uses.
No screening wall is required.
(c)
Multiple buildings within a commercial development.
In the case where multiple pad sites or multiple masonry types are
used for the buildings’ exteriors within a single development,
the screening wall shall use the predominant masonry type for the
entire length of the screening wall, subject to approval by the director
during the site plan process.
(d)
Mixed use developments.
With director approval, mixed
use developments may be exempt from internal screening between disparate
land uses.
(Ordinance 2019-42 adopted 10/8/19)
(a)
Ground mounted mechanical, plumbing, and electrical equipment.
(1)
Exposed conduits, ladders, exhaust valves, utility boxes, and drain
spouts shall be a color matching the building, an accent color, or
earth-tone color.
(2)
Outside equipment, coolers, and/or other mechanical items shall be
screened with a category A masonry finishing material matching the
primary building.
(3)
All new utilities, including any aerial lines, shall be underground.
(b)
Roof mounted mechanical, plumbing, and electrical equipment.
Roof mounted equipment shall be screened from view using parapet
walls or as approved by the director.
(c)
Loading docks, ramps, and spaces.
Loading docks, ramps,
structures, and loading spaces shall be screened from view from the
public right-of-way, from adjacent residential property, and from
adjacent non-residential property, other than industrial.
(1)
Screening shall be by masonry wing walls matching the color and building
materials of the primary structure or freestanding walls with complimentary
landscaping to be compatible with the project design.
(2)
Screening walls shall be of adequate height to screen loading vehicles
and the scope of the operation and activity.
(d)
Waste and recycle collection areas (dumpster screening).
(1)
Waste disposal collection areas, including non-residential polycarts
and all other service related equipment, shall be screened from public
view.
(2)
Trash dumpsters, recycling containers, trash compactors, and other
waste receptacles shall be screened with a masonry wall in a color
that is consistent with the color of the primary building. Screening
enclosures shall be visually and aesthetically compatible with the
overall project.
(3)
Dumpster enclosures shall incorporate on the open, fourth side a
solid metal gate (chainlink with slats is prohibited) to visually
screen the dumpster or compactor, which shall remain shut at all times
other than when being actively accessed.
(4)
Dumpster enclosures shall be located behind the front building line
and the service gate shall not directly face a public street or any
residentially zoned property. Where this standard is not feasible,
as determined by the director, the standards may be varied.
(5)
Single dumpster enclosures shall be a minimum of twelve (12) feet
wide and fourteen (14) feet deep. Pads to accommodate two dumpsters
or recycling shall be a minimum of twenty-five (25) feet wide and
fourteen (14) feet deep.
(6)
New commercial development shall provide space for a minimum of two
(2) dumpsters screened with masonry enclosures with the extra dumpster
being for recycling containers.
(7)
Dumpster enclosures shall be located to provide a minimum of forty
(40) feet of clear backing. However, any area designated for backing
shall not exceed eighty (80) feet.
(8)
Engineered concrete foundations with piers are required for dumpsters,
per review and approval by the director of engineering.
(e)
Utility substations and tower facilities.
For electric
substations, sewer pump stations, or any other freestanding utility
facility, the above ground mechanical equipment shall be screened
to mitigate its negative visual impact and safely secure the site.
The screening device shall be scaled accordingly to the height, size,
scope, and area of the proposed facility, subject to discretionary
review and approval by the director. Generally, masonry screening
walls are required with decorative metal in limited application for
visibility, ventilation, and access points. Larger facilities shall
also provide large evergreen screening trees every twenty (20) feet
on center. Concrete vehicle access shall be provided, in addition
to associated easements necessary for development. Any associated
utilities shall be buried, with the exception of regional transmission
lines.
(g)
Open storage.
All allowed open storage of materials, equipment, or commodities shall be screened in accordance with section 14.03.301(8), open storage - permanent or ongoing of the zoning ordinance.
(Ordinance 2019-42 adopted 10/8/19)
(a)
General requirements.
(1)
It shall be unlawful for any person to construct or repair a fence
not in compliance with the regulations contained herein.
(2)
All fence construction, alterations, additions, or repair require
a permit. Repairs not involving posts or not in excess of fifty percent
(50%) of any one run, such as replacing pickets or customary maintenance,
may be completed without a permit with materials matching the existing
fence. If the cumulative effect of a series of repairs over a twelve
(12) month period exceeds fifty percent (50%) of any one run or involves
post installation, a permit is required.
(3)
Permit fees shall apply as shown on the master fee schedule of the
city.
(4)
All fence installers are required to be registered with the city.
(5)
Adequate plans and specifications, which may include a plot plan
showing exact materials, easements, location, height, dimensions from
property lines, sidewalks, curbs, and location of gates, as determined
by the building official, must accompany a completed application form.
(6)
Once complete, a final inspection is required and must be scheduled
by the installer within five business days of completion.
(7)
Estate properties greater than one (1) acre in size that front onto
a right-of-way of sixty (60) feet or more may install decorative driveway
entrances.
(8)
Valid government related facilities, including sports facilities
may build fences or screening walls to industry standard and utilize
alternate materials and methods, with director approval.
(b)
Regulations.
(1)
Maximum height of residential fences.
Fences shall not
be greater than eight (8) feet in height, excluding an allowance for
ground clearance and decorative caps.
(2)
Materials allowed.
No fence material shall be used to
construct a fence except for those listed and regulated in this chapter.
Generally, residential fences should only be wooden or black tubular
steel (powder coated ornamental iron).
(3)
Materials prohibited.
Barbed wire, electric, and other
injurious fence material is prohibited in the city, unless the property
is an agricultural district over one (1) acre in size, legitimately
needed for agricultural purposes, or otherwise approved by the director.
(4)
Fences that back or side to other residences.
Fences
that back or side to another residence may have either side of the
fence face the interior of the lot.
(5)
Fences located on corner lots.
On all corner lots, fences
shall not be closer than fifteen (15) feet from the face of any curb,
unless otherwise approved by the director.
(6)
Fences facing rights-of-way (on back, side, or corners).
All fences erected on side yards of corner lots and reverse corner
lots or backing to a right-of-way of shall be cedar, board-on-board,
with a decorative cap so that a finished fence side faces the street.
(7)
Fences located between houses that face the street.
The portion of fence that is parallel to the street and perpendicular
to the fence along the side yard must be constructed of cedar, board-on-board,
with a decorative cap so that a finished fence side faces the street.
(8)
Fences in front yards.
Fences and walls are only allowed
in front yards up to thirty-six (36) inches in height and must be
either: split-rail, wrought iron, picket fence, or decorative masonry
wall. Lots over one (1) acre in size are exempt from this regulation,
subject to review and approval by the director. All front yard fences
should generally be fifty percent (50%) open, except for walls when
allowed.
(9)
Public rights-of way, easements.
No fence shall be erected
on public right-of-way or within any drainage easement, unless otherwise
authorized by the director.
(10)
Within property lines.
Fences shall not encroach upon
any property line (front, side, or rear).
(11)
Fences adjacent to scenic views.
All fences installed
adjacent to a floodplain, creek, or dedicated open space shall be
black tubular steel and a minimum of fifty percent (50%) open.
(c)
Wooden fence standards.
(1)
Vertical posts.
All vertical posts shall be galvanized
steel with a minimum two and three-eighths (2-3/8) inch diameter,
a minimum CS 20 (.095) thickness, and set in a concrete footing.
(2)
Concrete footings.
Concrete footings shall be a minimum
of eight (8) inches in diameter.
(3)
Spacing of footings.
For fences less than seven (7)
feet in height, posts shall be spaced at a maximum of eight (8) feet
on center, set in a concrete footing of no less than twenty-four (24)
inches deep. For fences that are seven (7) feet or greater in height,
posts shall be spaced at a maximum of six (6) feet on center, set
in a concrete footing of no less than thirty-six (36) inches deep.
(4)
Allowed materials and colors.
Residential wood material
shall be cedar or white wood, stained a natural brown or earth tone
color.
(5)
Construction.
All materials shall be securely fastened,
with vertical boards to horizontal stringers, stringers to vertical
posts and top rail, to ensure an ongoing attractive appearance and
safe condition, free from rot, rust, vandalism, and other sources
of decay.
(6)
Private residential fence adjacent to a subdivision perimeter wall.
A fence that is parallel to or perpendicular to such wall shall
not exceed the height of the adjacent subdivision wall. A fence that
is separated from the subdivision screening wall by a public alley
or right-of-way is deemed to not be adjacent to the subdivision screening
wall. If abutting, the height of the residential fence may transition
in height from the height of the subdivision screening wall to the
maximum allowable height of the residential fence, provided that the
transition is a smooth rate of increase or decrease and does not exceed
a span of sixteen (16) feet in length.
(e)
Exceptions.
(1)
Materials.
The use of chainlink, vinyl, split-rail,
and composite materials may be allowed, if constructed to manufacturer’s
specifications, subject to discretionary review and approval by the
director. Otherwise, these materials are generally prohibited. Existing
non-conforming chainlink fences may be replaced with similar material.
(2)
Interior fences.
Defined as fences within the property
fence for specific uses, such as dog runs, swimming pool fences, and
other similar situations within the interior of a back yard. These
interior fences may be constructed of alternate materials, as long
as all exterior and shared fence lines are built to compliance with
this section and the alternate interior materials are shorter than
the exterior fence and not visible to the public, subject to discretionary
review and approval by the director.
(3)
Gate embellishments.
Decorative gate embellishments
are allowed; however, they shall not exceed the height of the fence
by more than two (2) feet.
(f)
Maintenance.
(1)
All fences shall be perpetually maintained, repaired, or replaced
by the owner. Fences not required by a city ordinance, screening regulation,
or other standard shall be either maintained or removed.
(2)
It shall be unlawful and subject to citation should a fence display
any of the following conditions:
(Ordinance 2019-42 adopted 10/8/19)
