A. 
Purpose. The specific purposes of the screening regulations are to minimize the visual impacts of on-site service, storage, and equipment.
B. 
Applicability. This chapter applies to the following:
1. 
All on-site ground-mounted and roof-mounted mechanical, electrical, and other equipment related to utilities. Equipment to be screened includes but is not limited to, heating and/or air conditioning units, water tanks, valves, all back flow prevention devices, solar and photovoltaic panels, transformers, above-ground storage tanks, and generators.
2. 
All on-site outdoor service yards and work areas.
3. 
Open storage of goods, materials, machines, equipment and vehicles, or parts outside of a building for more than 72 hours.
4. 
Exceptions.
a. 
Temporary storage of materials reasonably required for construction work on the premises pursuant to a valid building or grading permit.
b. 
Outdoor sales or uses that by their nature provide outdoor storage, such as auto, trailer, and boat dealers, and equipment rental specified as an allowed land use in the applicable base zone.
(Ord. 1722, 6/18/2024; Ord. 1733, 2/4/2025; Ord. 1743, 10/7/2025)
A. 
Location of Equipment.
1. 
Utilities, particularly if noise producing, shall be located away from private and common open space areas, and shall not be located within the front setback of any residential zone, excluding public utilities, unless sufficiently screened to the satisfaction of the Director.
2. 
Backflow prevention devices shall not be located within the public right-of-way or along primary pedestrian streets unless required by the Fire Department or Public Works Department.
B. 
Screening and Visibility Requirements. All exterior equipment and utilities shall be screened or incorporated into the design of buildings so as not to be visible from public rights-of-way or adjacent Residential zones.
C. 
Rooftop-Mounted Equipment Screening. Roof mounted mechanical equipment shall be screened in compliance with the following standards:
1. 
To the extent possible equipment shall be placed in wells, or behind parapet walls.
2. 
Screening materials may be solid concrete, wood, or other opaque material and shall effectively screen the mechanical equipment so that it is not visible from a public street;
3. 
The method of screening shall be architecturally compatible with other on-site development in terms of colors, materials, and architectural styles;
4. 
Mechanical equipment must be screened from the perspective of the adjacent public streets, right-of-way, and/or sidewalk.
D. 
Ground-Mounted Equipment Screening. Equipment shall be located underground where feasible or screened from the public right-of-way by landscaping, berms, decorative fencing and/or masonry walls, and/or solid building elements that are architecturally compatible and complementary with the structure and overall project in terms of materials, color, shape, and size rather than after-the-fact add-on screening (e.g., metal slats). Exceptions may be granted by the Director where screening is infeasible due to health and safety or utility requirements. See § 17.84.070.B.4 for location requirements for ground-mounted solar equipment.
FIGURE 17.70.020.D-1: SCREENING OF MECHANICAL AND ELECTRICAL EQUIPMENT
(Ord. 1722, 6/18/2024; Ord. 1733, 2/4/2025; Ord. 1743, 10/7/2025)
A. 
Commercial Loading Docks and Service Areas. Loading docks and storage areas shall be screened from public view and adjoining streets and rights-of-way and residentially zoned areas. The method of screening shall be architecturally compatible with other on-site development in terms of colors, materials, and architectural style. Exceptions may be considered through Development Review for sites with unique characteristics (e.g., shallow depth, narrow lot).
B. 
Screening of Outdoor Trash Enclosures/Recycle Containers. Trash receptacles including recycling and green waste containers shall not be stored within a required front or street side yard, when feasible, and shall be screened from the public right-of-way. See § 17.64.080, Refuse and Recycling Enclosures for trash enclosure design standards.
C. 
Outdoor Equipment and Work Areas. Work bays and related equipment for materials other than plants shall be enclosed and screened from view from the public right-of-way and abutting property by a solid fence or wall. All gates provided for ingress and egress in any required fence or wall shall be at least six feet in height and shall be of view obstructing construction in compliance with § 17.64.110, Visibility at Intersections.
(Ord. 1722, 6/18/2024; Ord. 1733, 2/4/2025)
A. 
All uses or activities shall be conducted wholly within completely enclosed buildings, and no outdoor storage shall be allowed between the primary building and the sidewalk or street, except as may be provided as a specified land use in allowed use tables of Division II, Zone Regulations.
B. 
All allowed on-site outdoor storage areas shall be screened from view from any public street or freeway; existing or planned Residential zone; or publicly accessible open space area, parking area, access driveway, or similar thoroughfare.
C. 
Location of Outdoor Storage Areas.
1. 
Outdoor storage may only be allowed in conjunction with and as an accessory use to an existing business with an active business license. Primary use outdoor storage or truck parking lot is not permitted.
2. 
Outdoor storage may not be located within any required front or street side yard.
3. 
If outdoor storage is adjacent to a residential district, a Zoning Administrator Permit is required (see § 17.100.090, Zoning Administrator Permit).
D. 
Surfacing. Outdoor storage areas must be surfaced (paved and/or treated) to mitigate potential dust, and debris on public roadways. In making a determination regarding the type of surfacing, the following shall be taken into consideration:
1. 
The type of product being stored and frequency of use and movement of goods, vehicles, and materials.
2. 
Surrounding sensitive uses, such as residential, schools, day care, industrial food preparation, research and technology uses requiring clean facilities.
3. 
If the surfacing will conform to all applicable Federal and State air and water quality standards.
4. 
Driveway access and employee parking must be paved and landscaped as required in Chapter 17.68, Parking and Loading.
E. 
Screening. All materials and outdoor storage areas must be fully screened so as not to be visible from any rights-of-way and shall be located below fence height, wall, or building.
1. 
All outside industrial storage areas must be screened from all public rights-of-way and adjacent commercial or residential properties to a height of eight feet. Screening height and location may be modified for security reasons with the concurrence of the Director and the Police Chief.
2. 
The screening shall be a combination of appropriate wall or fence materials and landscaping, or of a substantially equivalent material appropriate to the district and location. See § 17.64.030, Fences, Walls, and Hedges.
3. 
Where applicable, screen planting shall be designed to achieve a 75% summer opacity and 60% winter opacity within three years of planting.
(Ord. 1722, 6/18/2024; Ord. 1733, 2/4/2025)