Article III Site Planning Standards

See POMC § 20.127.020(1) for clarification on the types of development to which these standards apply; provided, that applications for interior alterations are exempt from site plan review, if the interior alteration does not result in (a) additional sleeping quarters or bedrooms; (b) nonconformity with Federal Emergency Management Agency substantial improvement thresholds; or (c) an increase in the total square footage or valuation of the structure thereby requiring upgraded fire access or fire suppression systems. For purposes of this section, "interior alterations" include construction activities that do not modify the existing site layout or its current use and involve no exterior work adding to the building footprint.

See POMC § 20.127.020(2) for the relationship between the provisions in this article and other documents and codes.

§ 20.127.320 Relationship to adjacent properties.

See POMC § 20.127.020(3) for the application of building additions and remodels and site improvements.

(Ord. 008-18 § 2 (Exh. 1); Ord. 019-24 § 18; Ord. 008-25 § 16 (Exh. O))

Purpose.

To promote the functional and visual compatibility between developments.

To protect the privacy of residents on adjacent properties.

Balconies Adjacent to Side Property Lines Abutting Residentially Zoned Properties. Balconies or rooftop decks within 15 horizontal feet of a side and rear property line abutting a residentially zoned property must feature a railing system that is at least 50 percent opaque. Specifically, 50 percent of the area below the railing must be a sight-obscuring structure.

Departures will be allowed where it is determined that the proposed design will not create a compatibility problem in the near- and long-term based on the unique site context.

Figure 20.127.320(2)

Privacy Standards for Balconies within 15 Feet of Side Property Lines

§ 20.127.330 Nonmotorized circulation and design.

Light and Air Access and Privacy Along the Side and Rear Property Lines. Buildings or portions thereof containing multi-household dwelling units whose only solar access (windows) is from the applicable side of the building (facing towards the side property line) must be set back from the applicable side or rear property lines at least 15 feet. See Figures 20.127.320(2) and (3).

Departures will be allowed where it is determined that the proposed design will not create a compatibility problem in the near- and long-term based on the unique site context.

Figure 20.127.320(3)

Solar Access and Privacy Standards for Multi-Household Residential Buildings along Side/Rear Property Lines

Where side setbacks are required.

Where there are no side setbacks and where windowless firewalls may be built up to the property line.

(Ord. 008-18 § 2 (Exh. 1); Ord. 008-25 § 16 (Exh. O))

Purpose.

To improve the pedestrian and bicycling environment by making it easier, safer, and more comfortable to walk or ride among residences, to businesses, to the street sidewalk, to transit stops, through parking lots, to adjacent properties, and to connections throughout the city.

To enhance access to on- and off-site areas and pedestrian/bicycle paths.

Access to Sidewalk. All buildings must feature pedestrian connections to a sidewalk per applicable block frontage standards in Article II of this chapter. See subsection (4) of this section for access design requirements.

Figure 20.127.330(2)

Examples of Direct Pedestrian Access to Buildings from the Street

Internal Circulation.

For sites with multiple buildings, pedestrian paths or walkways connecting businesses and/or residential entries on the same development site must be provided. Routes that minimize walking distances and minimize conflict between pedestrians and traffic at all points of pedestrian access must be utilized to the extent practical.

Departures will be allowed where steep slopes prevent a direct connection or where an indirect route would enhance the design and/or use of a common usable open space. See subsection (4) of this section for walkway design standards.

Figure 20.127.330(3)(a)

Internal and External Pedestrian Connections Are Important

Sites With Residential Units. Provide direct pedestrian access between all ground related unit entries and a public street or to a walkway network or open space that has direct access to a public street. Residential developments must provide a pedestrian circulation network that connects all main entrances on the site to other areas of the site, such as:

Parking areas.

Recreational areas.

Common outdoor areas.

Any pedestrian amenities.

For residential units fronting the street, the sidewalk may be used to meet this standard.

Figure 20.127.330(3)(b)(i)

Direct Walkways Between the Street and Dwelling Units Are Required

The entries of the example on the left connect directly to a public sidewalk while the entries in the right example connect to a common path that extends to the sidewalk.

Figure 20.127.330(3)(b)(ii)

Examples of Attractive Pedestrian Connection Through a Residential Development

Crosswalks are required when a walkway crosses an on-site paved area accessible to vehicles. Crosswalks must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces.

Pedestrian Walkways Through Parking Lots. Developments with 20 parking spaces or more must provide specially marked or paved walkways through parking areas. Pedestrian walkways across parking areas shall be located as either one of the following:

At least one walkway must be provided every two rows of parking or at a maximum spacing of 200 feet. The walkways must provide a safe connection to the building entrance and meet the walkway design standards set forth in subsection (4) of this section.

Walkways running perpendicular to the parking rows shall be no further apart than 25 parking spaces.

See examples below.

Figure 20.127.330(3)(d)

Parking Area Walkway Standards and Examples

Note the location of the parking lot walkway in the upper right example (connecting shops in one building to the main entry of a grocery store).

Note in both examples that the concrete walkway extends into the vehicular area to provide a highly visible and safe crosswalk.

(e)

Connections to Adjacent Properties (Including Parks and Trails). Except for when adjacent properties have less than five dwelling units, provide pedestrian walkways that connect to adjacent properties. Public sidewalks in the right-of-way shall not count toward this requirement.

Departures will be allowed where it is determined that internal connections are not necessary or practical due to shallow lot depths, steep slopes, or other contextual challenges.

(f)

Barriers that limit future pedestrian access are prohibited. Gates that limit access to employees are permitted. See subsection (4) of this section for walkway design standards.

Walkway Design.

All internal pedestrian walkways must have a minimum five-foot-wide unobstructed walking surface, except where wider walkways are prescribed in this article or where the applicable uses and context dictate wider walkways.

Where parking is adjacent to perpendicular or angled parking and does not utilize wheel stops as described in POMC § 20.124.100, an extra two feet of walkway width must be provided to mitigate for parked vehicles overhanging the walkway.

Pedestrian walks must be separated from structures at least three feet for landscaping except where the adjacent building facade meets the storefront block frontage standards per POMC § 20.127.120(2).

Departures will be considered where other landscaping and/or facade design treatments to provide attractive walkways are proposed. Examples include sculptural, mosaic, bas-relief artwork, or other decorative treatments that meet the purpose. Figure 20.127.330(4)(c) below provides one example.

Figure 20.127.330(4)(c)

Standards for Internal Walkways Adjacent to Buildings

Internal walkways adjacent to building walls that do not meet storefront facade standards must provide at least three feet of landscaping to enhance the character of the walkway. The reviewing authority will consider alternative treatments, such as decorative walls (right example).

Walkway design where multi-tenant commercial or mixed use buildings 100 feet or more in length abut parking lots. Such walkways must feature a 12-foot-wide sidewalk with:

Eight feet minimum unobstructed width.

Trees, as approved by the director or hearing examiner, placed at an average of 50 feet on-center and placed in grates or in planting strips as set forth in subsection (4)(d)(iii) of this section.

Departure: Breaks in the tree coverage will be allowed near major building entries to enhance visibility.

Planting strips may be used between any vehicle access or parking area and the walkway; provided, that the trees required above are included and the walkway meets the applicable width standards herein and the combined walkway and planting strip is at least 12 feet wide.

§ 20.127.340 Vehicular circulation and parking.

See also POMC § 20.127.340(4), internal roadway design.

Figure 20.127.330(4)(d)

Example of a Successful Pedestrian Sidewalk Between Parking Lot and Storefront

(Ord. 008-18 § 2 (Exh. 1); Ord. 050-22 § 12; Ord. 008-25 § 16 (Exh. O))

The standards herein supplement the provisions of public works standards and Chapter 20.124 POMC. Where there is a conflict, the provisions herein apply, except that the public works director may override this requirement and apply the public works standard for a driveway if the public works director finds that a failure to apply the public works standards will result in a threat to public safety.

Purpose.

To create a safe, convenient, and efficient network for vehicle circulation and parking.

To enhance the visual character of interior access roads.

To minimize conflicts with pedestrian circulation and activity.

Driveway Provisions.

Driveways must comply with the public works standards. Where there is a conflict between the driveway provisions in this chapter and those in the public works standards, the driveway provisions in this chapter apply, except that the public works director may override this requirement and apply the public works standard for a driveway if the public works director finds that a failure to apply the public works standards will result in a threat to public safety.

Drive aisles must meet the standards set forth in POMC § 20.124.100, Off-street parking design standards.

Minimize parking lot entrances, drive aisles, and other vehicle access routes onto private property from a public right-of-way through the following means:

Driveway lanes crossing a public sidewalk must be no wider than the minimum required per entry or exit lane. The city may impose additional restrictions to parking lot and vehicle access points to reduce impacts to public safety, pedestrian movement, on-street vehicle circulation, and visual qualities.

Minimize the number of driveway entrances and comply with the public works standards for driveway entrances.

The reviewing authority may require joint drive aisles serving adjacent developments when joint access is physically and legally available.

Minimize conflicts between entries and vehicle parking and maneuvering areas.

At street corner sites, drive aisles must be located on the lowest classified roadway and as close as practical to the property line most distant from the intersection, unless the reviewing authority finds there is a compelling reason to the contrary.

Port Orchard Boulevard Access. Access from Port Orchard Boulevard except for areas with a designated block frontage as shown in the community design framework maps in POMC § 20.127.130 shall be prohibited.

Intersite Connectivity. The provision of through vehicle access connections between commercially or nonresidentially zoned properties is required except where the reviewing authority determines it is infeasible or undesirable (e.g., where it is determined that such a vehicle connection would impact safe pedestrian movement). See Article II of this chapter for specific block frontage standards. Vehicle access may be in the form of a dedicated or private alley, connected or shared parking lots, shared drive aisles, or similar features.

Internal Roadway Design.

To increase the function and appearance of internal roadways on large sites (greater than two acres), street trees and sidewalks must be provided on all internal access roadways, excepting access roads designed solely for the purpose of service (e.g., waste pick-up) and loading.

In some instances where traffic speed and volume are low, the reviewing authority may approve a street where vehicle, bicycle and pedestrian movement are mixed such as in a "woonerf" or "shared street." Woonerf streets must feature traffic calming and safety measures as well as landscape and amenity features as determined by the reviewing authority.

Figure 20.127.340(4)

Good Internal Roadway Examples

The examples above include angled parking and planter strips with street trees. Pedestrian-scaled lighting also contributes to the character in the upper right image.

The above left image illustrates a thoroughfare lane with a row of street trees. A sidewalk is included on one side of the street to provide a strategic connection between businesses. The right image illustrates the curbless "woonerf" design where travel speeds are low and lanes are shared between pedestrians and vehicles.

Drive-Through Facilities. Where allowed, drive-through facilities (e.g., drive-up windows) must comply with the following:

Drive-through lanes, including waiting and holding lanes, must be buffered from the street and internal walkways by one or both of the following:

(A)

A planting strip at least five feet wide with continuous plantings of evergreen shrubs and/or trees that will, at maturity, provide a continuous evergreen screen at least four feet tall.

(B)

A wall at least three feet high constructed of brick, stone or siding materials that matches the principal walls of the building.

Departure: Alternative screening schemes may be approved provided they include both the wall and a substantial vegetative screen. The landscaping must comply with Chapter 20.128 POMC.

Drive-through lanes must not restrict pedestrian access between a public sidewalk and on-site buildings. Walkways must not be located within required stacking space as set forth in the public works standards.

This section contains standards for drive-through lanes and facilities. Signs associated with drive-through lanes are regulated under POMC § 20.132.150(7).

(Ord. 008-18 § 2 (Exh. 1); Ord. 011-19 § 6 (Exh. 3); Ord. 056-19 § 23; Ord. 033-20 § 12; Ord. 008-25 § 16 (Exh. O))

§ 20.127.350 On-site open space.

Purpose.

To create useable space that is suitable for leisure or recreational activities for residents.

To create open space that contributes to the residential setting.

To provide plazas that attract shoppers to commercial areas.

To provide plazas and other pedestrian oriented spaces in commercial areas that enhance the employees' and public's opportunity for active and passive activities, such as dining, resting, people watching, and recreational activities.

(e)

To enhance the development character and attractiveness of commercial development.

Usable Residential Open Space.

All multi-household development, including multi-household portions of mixed use development, must provide minimum usable open space equal to 100 square feet per dwelling unit for studio and one-bedroom dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms.

Developments adjacent to or across the street from a public park can qualify for a 50 percent reduction in the required open space via a departure, where it is determined that both the park and access to the park help to meet the usable open space purpose.

The required open space may be provided in a combination of ways:

Shared Open Space. One hundred percent of the required open space may be in the form of shared open space available to all residents and meeting the requirements of subsection (2)(b) of this section. Shared open space may be in the form of courtyards, front porches, patios, play areas gardens or similar spaces.

Ground Level Private Outdoor Space. One hundred percent of the required open space may be provided by ground level outdoor space that is adjacent and directly accessible to the subject unit. Such open spaces must be enclosed by a fence and/or hedge at least 32 inches in height to qualify. Ground level private open space in excess of minimum requirements must not be used in the calculations for determining the minimum useable open space requirements for other units in the development.

Balconies. Up to 50 percent of the required open space may be provided by private balconies provided they are at least 36 square feet with no dimension less than six feet. Individual balconies in excess of minimum requirements must not be used in the calculations for determining the minimum useable open space requirements for other units in the development.

Common Indoor Recreation Areas. Up to 50 percent of the required open space may be provided by common indoor recreation areas meeting the requirements of subsection (2)(c) of this section.

Shared Roof Decks. For mixed use buildings, up to 100 percent of the required open space may be provided by shared roof decks located on the top of buildings which are available to all residents and meet the requirements of subsection (2)(d) of this section. Roof decks in mixed use buildings shall not be accessible to commercial tenants, employees, or customers.

Shared Open Space. Shared open space can include landscaped courtyards or decks, entrance plazas, gardens with walkways, children's play areas, pools, and water features provided they are accessible to all residents of the development. Accessible areas used for storm water retention or other multipurpose recreational and/or green spaces that meet the design criteria herein may qualify as shared open space.

Special requirements for common usable open spaces include the following:

Shared open space must be located in centralized areas that are visible from units within the development.

Required setback areas must not count as shared open space unless the design of the space meets the standards herein.

Shared open space must feature no dimension less than 15 feet in order to provide functional leisure or recreational activity (unless otherwise noted herein).

Shared open space must feature paths or walkable lawns, landscaping, seating, lighting, and play structures, sports courts, or other pedestrian amenities to make the area more functional and enjoyable for a range of users.

Shared open space must be separated from ground level windows, streets, service areas and parking lots with landscaping, fencing, and/or other acceptable treatments that enhance safety and privacy for both the shared open space and dwelling units.

(vi)

When possible, the space should be oriented to receive sunlight, face east, west or preferably south.

(vii)

Stairways and service elements located within or on the edge of shared open space must not be included in the open space calculations.

(viii)

Shared porches may qualify as shared open space provided they are at least eight feet in depth and 96 square feet in total area.

(ix)

The space must be accessible to all residents of the development.

(x)

Natural, artificial, and stormwater ponds may be included in the shared open space. A maximum of 50 percent of the pond surface area, as measured when the pond is at its maximum designed depth, may be counted towards the minimum requirements of subsection (2)(a) of this section. Ponds must be integrated with trails and other features listed above to qualify as shared open space.

Figure 20.127.350(2)(b)(i)

Shared Open Space Examples

The upper examples include a combination of open lawn area for informal recreation plus walkways and decorative landscape areas to enhance the setting for residents.

The left image above includes a covered gathering space with outdoor grills adjacent to a landscaped commons with a central walkway. The right image includes a pond/wetland type area with boardwalk and seating areas.

Figure 20.127.350(2)(b)(ii)

Acceptable and Unacceptable Examples of Ponds as Open Space

The above images show an acceptable example of using a pond as shared open space. Lawns, gentle slopes, and a perimeter walking path are integrated into this amenity.

The above image shows a stormwater pond that would not qualify as shared open space. The pond is fenced, inaccessible to users of the development, and it is lined by steep rocky banks.

Indoor Recreational Areas. Such spaces must meet the following conditions:

The space must be located in a visible area, such as near an entrance, lobby, or high traffic corridors.

Space must be designed specifically to serve interior recreational functions and not merely be leftover unrentable space used to meet the open space requirement. Such space must include amenities and design elements that will encourage use by residents.

Shared Rooftop Decks. Such spaces must meet the following requirements:

Space must feature hard surfacing and provide amenities such as seating areas, landscaping, and/or other features that encourage use.

Space must integrate landscaping elements that enhance the character of the space and encourage its use.

Space must incorporate features that provide for the safety of residents, such as enclosures, railings, and appropriate lighting levels.

Figure 20.127.350(2)(d)

Rooftop Deck Examples

Usable Commercial Open Space. New developments with nonresidential uses (except for development within the employment – industrial/office zone) on sites with a total site area greater than one-half acre must provide open space equal to at least two percent of the gross square footage of the development. The open space may be in the form of pedestrian-oriented space per subsection (4) of this section, garden, play area or other open space feature that serves both as a visual amenity and a place for human activity. Portions of sidewalks that are wider than 12 feet and which meet the standards of pedestrian-oriented space may be counted toward this requirement. For this specific standard, "site area" includes all land needed for the nonresidential portion of the project including parking, service areas, access and required landscaping. Nonresidential open space features must be approved by the reviewing authority.

Departure: Open space area may be reduced to one percent of the development envelope if the reviewing authority finds the project includes exceptional design features and elements that meet the purpose of the standards. This includes open spaces that feature a combination of design (site materials, amenities, and configuration) and location/context that clearly exceeds typical plaza designs found in the region.

Figure 20.127.350(3)

Example Site Development Integrating Usable Commercial Open Space

Pedestrian-Oriented Space Design Criteria. This subsection describes the requirements and desired characteristics of pedestrian-oriented space (which may be used to meet the requirements of subsection (3) of this section).

Required Pedestrian-Oriented Space Features.

Visual and pedestrian access into the site from a street, private access road, or publicly accessible parking area.

Paved walking surfaces of either concrete or approved unit paving.

The spaces must be located in or adjacent to areas with significant pedestrian traffic to provide interest and security, such as adjacent to or visible from a building entry.

At least two linear feet of seating area (a bench or ledge at least 16 inches deep and appropriate seating height) or one individual seat per 60 square feet of plaza area or open space.

Landscaping components that add visual interest and are not a visual barrier. This could include planting beds, raised planters, and/or potted plants.

Desirable Pedestrian-Oriented Space Features.

Pedestrian amenities, such as site furniture, lighting, artwork, drinking fountains, shade structures or other similar features.

Adjacent buildings with transparent windows and doors covering at least 50 percent of the facade between 30 inches and 10 feet above the ground level.

Pedestrian weather protection, alcoves, seating, or other features along building edges to allow for outdoor gathering.

Concrete or unit paving.

Features Prohibited Within a Pedestrian-Oriented Space.

Asphalt pavement.

Adjacent service areas (e.g., trash areas) that are not separated with landscaping, as required in POMC § 20.127.360, Location and design of service areas and mechanical equipment.

Adjacent chain-link fences.

Adjacent "blank walls" without "blank wall treatment" (see POMC § 20.127.460(3)).

§ 20.127.360 Location and design of service areas and mechanical equipment.

Outdoor storage.

Figure 20.127.350(4)(i)

Example of Standards Applied to a Small Pedestrian-Oriented Space

Figure 20.127.350(4)(ii)

Desirable Examples of Pedestrian-Oriented Space

The left example above is a colorful plaza with outdoor seating, landscaping elements and direct access to adjacent retail uses. The upper right image is a commons area with adjacent covered areas.

A covered outdoor gathering space (left) may be used to meet pedestrian-oriented space requirements. In the right image, the widened sidewalk area may be counted as pedestrian-oriented space.

(5)

Useable Mixed Use Open Space. Developments with a mix of residential and nonresidential uses may double-count useable open space for both residential units and commercial square footage, provided the double-counted open space meets the requirements of both subsections (2) and (3) of this section.

(Ord. 008-18 § 2 (Exh. 1); Ord. 008-25 § 16 (Exh. O))

Purpose.

To minimize adverse visual, odor, and noise impacts of mechanical equipment, utility cabinets and service areas at ground and roof levels.

To provide adequate, durable, well-maintained, and accessible service and equipment areas.

To protect residential uses and adjacent properties from impacts due to location and utilization of service areas.

Location of Ground Related Service Areas and Mechanical Equipment.

Service areas (loading docks, trash dumpsters, compactors, recycling areas, electrical panels, and mechanical equipment areas) must be located for convenient service access while avoiding negative visual, auditory, olfactory, or physical impacts on the streetscape environment and adjacent residentially zoned properties. Service areas must be sited for alley access if available.

The director and/or hearing examiner may require evidence that such elements will not significantly impact neighboring properties or public areas. (For example, noise damping specifications may be required for fans located near residential zones.)

Exterior Loading Areas. Exterior loading areas for commercial uses must not be located within 20 feet of a single-family residentially zoned property.

Departure opportunity: Exterior commercial loading areas are exempt from this standard if the reviewing authority finds such a restriction does not allow feasible development and alternative design measures can successfully mitigate potential negative impacts. For example, areas and drives may be required to be separated from the residential lot by a masonry wall at least eight feet high.

Service areas must not be visible from the sidewalk and adjacent properties. Where the reviewing authority finds that the only option for locating a service area is an area visible from a public right-of-way, resident/customer parking area, internal walkway or pedestrian area, or from an adjacent property, the area must be screened with structural and landscaping screening measures provided in subsection (3) of this section and Chapter 20.128 POMC, Development Standards – Landscaping.

Departure opportunity: Service elements accessible from an alley are exempt from screening requirements.

Design for Safety. Other provisions of this section notwithstanding, service areas used by residents must be located to avoid entrapment areas and other conditions where personal security is potentially a problem. Pedestrian-scaled lighting or other measures may be required to enhance security.

(e)

Locate and shield noise-producing mechanical equipment, such as fans, heat pumps, etc., to minimize sounds and reduce impacts to adjacent residentially zoned properties.

Figure 20.127.360(2)

Service Element Location

Locate service elements to reduce impacts on the residential and pedestrian environment, and provide appropriate enclosure.

Screening of Ground Related Service Areas and Mechanical Equipment.

Where screening of ground level service areas is called for (see subsection (2) of this section), adhere to the following:

A structural enclosure must be constructed of masonry, heavy-gauge metal, or decay-resistant material that is also used with the architecture of the main building. The reviewing authority may allow materials other than those used for the main building if the finishes are similar in color and texture or if the proposed enclosure materials are more durable than those for the main structure. The walls must be sufficient to provide full screening from the affected roadway, pedestrian areas or adjacent use. The enclosure may use overlapping walls to screen dumpsters and other materials (see Figure 20.127.360(3) below).

Gates must be made of heavy-gauge, site-obscuring material. Chain link or chain link with slats is not an acceptable material for enclosures or gates.

Where the inside of service enclosures is visible from surrounding streets, walkways, and buildings, an opaque or semi-opaque horizontal cover or screen must be used to mitigate unsightly views. The horizontal screen/cover should be integrated into the enclosure design and compatible with adjacent development.

Collection points must be located and configured so that the enclosure gate swing does not obstruct pedestrian or vehicle traffic, or does not require that a hauling truck project into any public right-of-way. Ensure that screening elements allow for efficient service delivery and removal operations.

The service area must be paved.

The sides and rear of service enclosures must be screened with landscaping at least five feet wide in locations visible from the street, parking lots, and walkways to soften views of the screening element and add visual interest.

Departures from the provisions of subsections (3)(a) and (b) of this section will be considered provided the enclosure and landscaping treatment meet the purpose of the standards and add visual interest to site users.

Figure 20.127.360(3) Acceptable Screening Enclosure
	All three examples use durable and attractive enclosures with trees and shrubs to soften views of the enclosures from the side. The lower left example uses a trellis structure on top – a desirable example particularly where the tops of the enclosures are visible from surrounding buildings, streets, and walkways (due to topography or building heights).

Utility Meters, Electrical Conduit, and Other Service Utility Apparatus.

These elements must be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these standards. If such elements are mounted in a location visible from the street, pedestrian walkway, shared open space, or shared auto courtyards, they must be screened with vegetation and/or integrated into the building's architecture.

Figure 20.127.360(4)

Utility Meter Location and Screening – Good and Bad Examples

Place utility meters in less visible locations. The upper and lower left examples are successfully tucked away in a less visible location and/or screened by vegetation. The right images are poorly executed and would not be permitted in such visible locations. Such meters must be coordinated and better integrated with the architecture of the building.

(5)

Location and Screening of Roof-Mounted Mechanical Equipment.

All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar equipment, must be fully screened from public view both at grade and from higher buildings with the exception of solar panels and roof-mounted wind turbines. Screening must be located so as not to interfere with operation of the equipment.

For rooftop equipment, all screening devices must be well integrated into the architectural design through such elements as parapet walls, false roofs, roof wells, clerestories, or equipment rooms. Screening walls or unit-mounted screening is allowed but less desirable. Wood must not be used for screens or enclosures. Louvered designs are acceptable if consistent with building design style. Perforated metal is not permitted.

The screening materials must be of material requiring minimal maintenance, and must be as high as the equipment being screened.