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HomeMy WebLinkAbout05/14/13City of Farmington 430 Third Street Farmington, MN 55024 1. CALL TO ORDER 2. APPROVAL OF MINUTES a) April 9, 2013 Regular Meeting 3. PUBLIC HEARINGS None 4. DISCUSSION a) Draft Property Maintenance Code b) Vermillion River Crossing Development 5. ADJOURN AGENDA PLANNING COMMISSION May 14, 2013 7:00 P.M. CITY COUNCIL CHAMBERS A Proud Past A Promising Future Committed to Providing High Quality, Timely and Responsive Service to All Of Our Customers TO: Planning Commission FROM: Tony Wippler, Assistant City Planner SUBJECT: Draft Property Maintenance Code DATE: May 14, 2013 INTRODUCTION Attached for discussion purposes only is a "working" draft of a proposed ordinance amendment to Section 4 -5 -5 of the City Code related to property maintenance. DISCUSSION The City Council has expressed an interest in having staff develop a property maintenance ordinance that would address the exterior appearance of residential structures and to provide a mechanism to have non compliant structures brought into compliance. The main components of the attached ordinance are as follows: It should be noted that the attached ordinance is a draft and is likely to change by the time the ordinance is reviewed at a public hearing. All protective treatments (i.e., doors, windows, siding, etc.) must be kept and maintained in good condition; Walls must be kept free from holes, breaks, loose or rotting materials; and the structure must be adequately weatherproofed to prevent deterioration; All exterior building structure projects that require a building permit must be completed within six (6) months of building permit issuance; Outlines the duties and powers of the City's Building Official or designee in regards to the enforcement of this ordinance; Establishes a procedural process for notifying the owner of the non compliant structure. Establishes a violation for non compliance. ACTION REQUESTED City of Farmington 430 Third Street Farmington, Minnesota 651.280.6800 Fax 651.280.6899 www.ci.farmington.mn.us Discuss the attached ordinance amendment and provide feedback to staff. Respectfully submitted, W. Tony Wippler, Assistant City Planner (ADDITIONS ARE IN RED) 4 -5 -5: RESIDENTIAL PERFORMANCE STANDARDS: (A) Uniform Building Code: All residential units shall meet applicable requirements of the CABO One and Two Family Dwelling Code, 1986 Edition, which has been adopted by reference by the City. (B) Dwelling Unit Restrictions: 1. No garage, tent, accessory building or motor home shall at any time be used as living quarters, either temporarily or permanently. 2. Basements and cellars may be used as living quarters or rooms as a portion of the principal residential dwelling. Energy conserving designs such as earth sheltered housing shall be exempt from this provision. 3. Tents, playhouses or similar structures may be used for play or reci Qnal purposes such as children camping out overnight. 4. The minimum dimension of any part of the basic dwelling shall be twenty two feet (22'). This shall not be construed to prohibit smaller individual room additions or to restrict architectural design flexibility or integrity. 5. All dwelling units shall be designed for placement on permanent foundations complying with the uniform building code'. (C) Accessory Buildings: 1. The maximum number of accessory buildings that shall be permitted on each residential lot is as follows: (a) One Acre Or Less: Two (2) accessory buildings. (b) Greater Than One Acre But Less Than Two Acres: Three (3) accessory buildings. (c) Greater Than Two Acres But Less Than Three Acres: Four (4) accessory buildings. (d) Accessory Buildings: All accessory buildings shall comply with lot coverage and size limitation requirements under the city zoning ordinance 2. The same or similar quality exterior building material shall be used in the accessory and principal building. All accessory buildings shall also be compatible with the principal building to the extent that the exterior appearance of the 1 accessory building is not at variance with the principal building from an aesthetic and architectural standpoint. 3. Accessory buildings exceeding one hundred twenty (120) square feet in floor area shall be designed for placement on a permanent foundation complying with the uniform building code. 4. The height of an accessory building shall be measured from the mean ground level to the uppermost point of the roof. Except as expressly permitted by a conditional use permit, accessory buildings shall be limited to twenty feet (20') in height. (Ord. 093 -319, 12 -6 -1993) (D) Property Maintenance 1. General Requirements (a) Scope: The provisions of this section shall govern the minimum conditions and the responsibilities of persons for the exterior maintenance of structures. (b) Responsibility: The owner of the premises shall maintain the structures in a Safe condition that is in compliance with the requirements of this section. 2. Exterior Building Structure (a) General: The exterior of a building structareshall be maintained in good repair, structurally sound and sanitary so as not to pose:a to the public health, safety or welfare. (b) Protective tment A;ltexterior bull# ing'surfaces, including, but not limited to, doors, door and *kw frames, ornices, porches and trim, shall be maintained in a good condition. Ex r wood rfaces, other than decay resistant woods, shall be protected from the elements alid?Id other protective covering or treatment. Peeling, chipped paint shall be elirninated and surfaces repainted. All siding and asonry j n as well aSthose between the building envelope and the perimeter of windows, doors nd skylights shall be maintained weather resistant and watertight. rior Walls: l exterior walls shall be free from holes, breaks, loose or rotting mials; and ma weatherproof and properly surface coated where required to pre eTt#.deteriorati (d) Completibil $erior Building Structure Projects: All exterior building structure projects requiring a building permit (including, but not limited to, siding) must be completed and pass inspection by the City's Building Official within six (6) months of building permit issuance. 3. Duties and Powers of the Building Official or designee. (a) General. The Building Official or designee shall enforce the provisions of this section (b) Right of Entry. The Building Official or designee is authorized to enter the premises or structure at reasonable times to inspect subject to constitutional restrictions on unreasonable 2 search and seizures. If entry is refused or not obtained, the Building Official or designee is authorized to pursue recourse as provided by law. (c) Identification. The Building Official or designee shall carry proper identification when inspecting structures in the performance of duties under this section. (d) Notices and Orders. The Building Official or designee shall issue all necessary notices or orders to ensure compliance with this section. (e) Modifications. Whenever there are practical difficulties involved in carrying out the provisions of this section, the Building Official or designee shall have the authority to grant modifications for individual cases. The Building Official or iee shall first find that strict compliance with this section imposes an undue hards the owner, and that the modification does not lessen the health, aesthetic, life a "safety requirements. Modifications shall only relate to an extension of time..;y the violation; no modification from specific code requirements shall 4. Notice and Orders. (a) Notice to Owner or to Person or Perso;Responsible. Whenever the B Official or designee determines that there has been ''aviolation of tl section or has grititifids to believe that a violation has occurred. notice shall be given to the owner or the person or persons responsible therefore in the manner prescribed in subsections (b) and (c) of this subsection. (b) Form. Such notice prescribed in subsection (a) of this section shall: 1. Be in writing; 2. Include a des of the real estate sufficient for identification; 3. Include a statement of the violation or violations and why the notice is being issued; and pylude a correction order allowing ;a reasonable time to make the repairs and improvements required to bring the structure into compliance with the provisions of this section. 2. Sent od of Servi Such notice shall be deemed to be properly served if a copy thereof is; .ered pe �y ally; or ed or first -class mail addressed to the owner at the last known address; or 3. If the notice is returned showing that the letter was not delivered, a copy threreof shall be posted in a conspicuous place in or about the structure affected by such notice. (d) Transfer of Ownership. It shall be unlawful for the owner of any structure who has received a compliance order or upon whom a notice of violation has been served to sell, transfer, mortgage, lease or otherwise dispose of to another unit until the provisions of the compliance order or notice of violation have been complied with, or until such owner shall first furnish the grantee, transferee, mortgagee or lessee a true copy of any compliance order or notice of violation issued by the Building Official or designee and shall furnish to the Building Official or designee a signed and notarized statement from the grantee, 3 transferee, mortgagee or lessee, acknowledging the receipt of such compliance order or notice of violation and fully accepting the responsibility without condition for making the corrections or repairs required by such compliance order or notice of violation. 5. Violation. (a) It shall be unlawful for a person, firm or corporation to be in conflict with or in violation of any of the provisions of this section. (b) Notice of Violation. The Building Official or designee shall serve a notice of violation or order in accordance with Section 4 -5 -5 (D)4 of this section or as required by State Statute. (c) Prosecution of Violation. If the notice of violation is not complied with, the Building Official or designee shall institute the appropriate proce s at law or in equity to restrain, correct or abate such violation of the provisions of t ie section or of the order or direction made pursuant thereto. (d) Violation Penalties. Any person who shall violate' "a provision of thtOection, or fail to comply therewith, or with any of the requi tints thereof is guilty of a sdemeanor. Each day that a violation continues after due notice has been served shall be dt n ed a separate offense. (e) Abatement of Violation. The imposition of the ettahies herein prescribed shall not preclude the City Attorney from instituting a ro l a P Y Y g PP 4�te action to restrain, correct or abate a violation. 4 TO: FROM: SUBJECT: DATE: Planning Commission Lee Smick, City Planner AICP CNU -A May 14, 2013 INTRODUCTION/DISCUSSION City of Farmington 430 Third Street Farmington, Minnesota 651.280.6800 Fax 651.280.6899 www.cilarmington.mn.us Examination of Vermillion River Crossing In the last few weeks, the EDA and City Council have been discussing the need to re- examine the Vermillion River Crossing (VRC) development in order to determine if the plan envisioned in 2005 requires any revisions concerning the conceptual design, zoning, and /or architectural design to encourage more interest in the area. Before discussing VRC to the EDA and City Council, staff feels that the Planning Commission should review it from a land use perspective and provide comments to them. When reviewing this material, keep in mind that the time frame for the concept was 2001 -2005. At that time, The City had just approved 420 housing permits in 2001, 556 units in 2002 and 533 units in 2003. The recession was nowhere in sight and plats in Vermillion Grove and Autumn Glen were being approved. The concept evolved from the need to provide additional commercial uses to serve our residents in both small and large building formats. The community was intent on maintaining the existing downtown commercial area and locating additional commercial land uses adjacent to it. Because of the housing stock surrounding the downtown, there was a need to look elsewhere for larger tracks of land to provide for commercial buildings (i.e. big box stores). Staff determined that the Spruce Street Corridor area met the needs for additional commercial space desired by the community and also met the requirements of being located near the downtown. The common tie between the downtown and the Spruce Street Corridor was Spruce Street. The design of the Spruce Street Corridor proposed a downtown -like atmosphere in the area which is now Vermillion River Crossing, a larger commercial area to the west of the Dakota County salt shed where big -box type uses would be located, and multi family housing south of the Vermillion River with bridge crossings for the residents to walk or drive to the shops to the north. A center "spine" corridor (Dushane Parkway) would provide a "downtown feel" with shops on either side of the street, angled parking, and well designed sitting areas. The VRC area was proposed to be a walkable community with commercial and housing opportunities in close proximity to each other. The zoning text makes it possible for housing to locate on the second floor of a building and commercial down below. Staff has included a number of attachments to this memo and we will review them in depth at the May 14, 2013 meeting. The attachments are as follows: 1. Spruce Street Corridor Master Plan 2. Permitted and Conditional Uses 3. Design Standards for the Spruce Street Commercial District 4. Plat/Layout of Vermillion River Crossing 5. Landscape /Architectural Plans for VRC Staff looks forward to your comments on the original concept and design of VRC. RECOMMENDATION Review the concepts for the Spruce Street Corridor and Vermillion River Crossing plans. Respectfully submitt Lee Smick, AICP, CNU -A City Planner wima 03 CO 03 L.3 CL FJ N 0] CO C/3 Cn Q C CO L O C 03 0 .a+ O C CO 0 a v 0 U czs O O O 2 0 N G c5 0 O a 0 ct Q ct O o g cn P .2 4- C1 g u k c g m �77 ƒk j ƒ up c4ON c 0 4--i N m Tr 5 cnd ©C t I cd -d 'v cd w 0 c C.) rza" o '��y b0 =Ga u a E O U E C �Q W d a 0 H W o u Lt, `'u Q u y v a a Q 'C 'd� Q. O cn 8 op O O .nO, o a cts 4 t v O y 0 F-+ v .O a (1.) 4 0 O U O pLi 0 t4 s 0 Q 0 O x c n a° 0 v axUw aGlUa s s a aUWcn 1 4J 0 GJ o .0 N p a y. 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W v 4 cn o u 0 v 'a 3 o v v v CU 0 I–) f g r I–I o bbO H 0) v v w P .s; v 0 0 -0 v ch v v 0 0 CJ 4-) CS v N O 4 O U O 0 V) V) O O 0 c -0 0 5:1 ca 0 0 0 O H 9) N as U 0 O H bA 0 U O m. u y u, u N O CC cct 0 b A 4) 0' p v r-4 czt bQ O E g H v v cn 0 v fl O as v O.) v Ca O g g 4J v 4) 4-1 0 o ff v O” O am r p O t4-r-4 OJ 4-1 H C T+ v ca H 0 s-i a -0 v f:14 t:330 as 4 its ft 0 a r CI CI 4-) v 0 "U N v aS E v v 0 4...4 cc; N v H 0 "cs 0, W C v v bb0 0 co co E D 0 CNI A D SITE PLAN 1N313$■3 uiuin 9 1071110 mr 39pUttN cbcgriffin.com 1221 Nicollet Ave S., Suite 300 Minneapolis, MN 55403 612- 338 -2828 GRIFFIN COMPANIES 10 -5 -17: SSC SPRUCE STREET COMMERCIAL DISTRICT: (A) Purpose: The SSC Spruce Street commercial district is primarily designated for commercial retail sales and services. This district is not intended to compete with the businesses in the central business district; rather, it is intended to provide a location for those businesses that have space needs that cannot be accommodated in the downtown or would be a disruption to existing development patterns. Development in this district will provide design elements and building and site relationships that emulate traditional main street form to create a walkable pedestrian friendly environment with connections to surrounding areas. The relationship of the Spruce Street commercial district to CSAH 50, future residential development, and the central business district will require a greater sensitivity to design with higher quality standards in order to develop a pleasant, attractive and aesthetically pleasing environment. (B) Bulk And Density Standards: All standards are minimum requirements unless noted. (C) Uses: 1. Permitted: Child daycare center, commercial. Clinic. Commercial recreation, indoor. Commercial services. Health clubs. Page 1 of 2 5/10/2013 Lot area n 1 acre Lot width 100 feet Front yard setback At least 50 percent of the building front shall be within 20 feet of the public right of way or private street edge Side yard setback No requirement Rear yard setback 20 feet Height (maximum) 40 feet 10 -5 -17: SSC SPRUCE STREET COMMERCIAL DISTRICT: (A) Purpose: The SSC Spruce Street commercial district is primarily designated for commercial retail sales and services. This district is not intended to compete with the businesses in the central business district; rather, it is intended to provide a location for those businesses that have space needs that cannot be accommodated in the downtown or would be a disruption to existing development patterns. Development in this district will provide design elements and building and site relationships that emulate traditional main street form to create a walkable pedestrian friendly environment with connections to surrounding areas. The relationship of the Spruce Street commercial district to CSAH 50, future residential development, and the central business district will require a greater sensitivity to design with higher quality standards in order to develop a pleasant, attractive and aesthetically pleasing environment. (B) Bulk And Density Standards: All standards are minimum requirements unless noted. (C) Uses: 1. Permitted: Child daycare center, commercial. Clinic. Commercial recreation, indoor. Commercial services. Health clubs. Page 1 of 2 5/10/2013 Page 2 of 2 Personal and professional services. Personal health and beauty. Restaurants, class I, traditional. Restaurants, class III, with liquor service. Retail sales and services. 2. Conditional: Commercial recreation, outdoor. Convenience stores, with gas. Dwellings, multiple family. Grocery stores. Hotels and motels. Major auto repair (confined to the interior of principal building). Minor auto repair. Mixed use buildings (shall include office, retail, or commercial uses on at least 1 floor and residential apartments or condominiums on upper floors). Public buildings. Public utility buildings. Restaurants, class II, fast food, convenience. Theaters. 3. Accessory: Parking lots. 4. Interim: Mineral extraction. (Ord. 008 -597, 12 -15 -2008) 5/10/2013 10 -6 -21: DESIGN STANDARDS FOR SPRUCE STREET COMMERCIAL, MIXED USE, AND BUSINESS /FLEX ZONING DISTRICTS: Page 1 of 4 (A) Site Development Standards (In Addition To Any Performance Standards That May Be Applicable): These standards apply to the business /flex, mixed use, and Spruce Street commercial zoning districts unless otherwise specified. The zoning districts are depicted on the official zoning map. 1. Outdoor Storage: All materials shall be stored and /or warehoused within the principal building. 2. Off Street Parking: Off street parking areas shall be designed and located to minimize their impacts on adjacent development, streets and pedestrian corridors. Parking lot landscaping is required per this chapter. 3. Sidewalks: Sidewalks shall be provided on both sides of all streets. Trails may be required instead of sidewalks as provided in the city's trail master plan. (a) All pedestrian walkways shall have and maintain a minimum unobstructed pathway width of fifteen feet (15') along the north /south corridor (i.e., the first roadway constructed between CSAH 50 and Spruce Street, west of Denmark Avenue) and within the mixed use area. Pedestrian walkways bordering off street parking areas shall be at least eight feet (8') wide. Pedestrian and bicycle pathways connecting to greenways or trail systems are subject to standards in the city trail master plan. (b) Walkways shall be designed to create a safe and uninterrupted pedestrianway, and to avoid frequent crossings by driveways and streets. (c) Pedestrian walkways shall be designed as amenity areas with approved landscaping, benches, lighting, signage, and street furniture. (d) Pavers shall be required within the sidewalk design and within the crosswalk areas. Installation of the pavers shall comply with city standards. (e) Electrical and water services shall be required within the sidewalk areas to prepare for amenities including (but not limited to) water fountains, docks, kiosks and seasonal lighting, and shall be master planned during the design phase of the project. 4. Screening: Screening of service yards, refuse, and waste removal areas, loading docks, truck parking areas and other areas which tend to be unsightly shall be accomplished by use of walls, fencing, dense planting, or any combination of these elements. Screening shall block views from public rights of way, private street and off street parking areas, and shall be equally effective in winter and summer. Chainlink and slatted fencing are prohibited. 5. Lighting: The lighting in the Spruce Street area shall be designed to create a well balanced, integrated lighting plan for public and private locations that enhances vehicular and pedestrian visibility while minimizing glare and contrast. Exterior lighting shall comply with section 10 -6 -8 of this chapter. The intent for lighting is to provide needed illumination of the site, while at the same time preventing glare to residential uses either within or adjacent to the site. Light fixtures should be oriented to pedestrian circulation so that pedestrian walkways are emphasized and safety is enhanced. (a) At the time of site plan review for the development, a detailed lighting plan shall be submitted. 5/10/2013 Page 2 of 4 (b) Any lighting required on the perimeter of parking lots or along streets shall consist of fixtures illustrated in the city's standard detail plate as "streetlight downtown district The interior portions of parking lots may be lit with cobra lights. 6. Required Amenities: For each development, one of the following amenities per ten (10) acres of net developable land area shall be required and installed at the time of construction of the project. The amenities shall be highly visible, easily accessible outdoor focal points or gathering places for residents, employees, and visitors to the development site: (a) Patio and /or plaza with permanent seating areas; provided such patio or plaza has a minimum depth of fifteen feet (15') and a minimum total area of three hundred (300) square feet. (1) Pavers as required in the city standards shall be installed within the patio or plaza. (2) Patios and plazas shall include pedestrian amenities intended to support these places as gathering areas such as benches, water features, kiosks, etc. (b) Landscaped minipark, square, or green, provided such amenity has a minimum depth and width of fifteen feet (15') and a minimum total area of six hundred fifty (650) square feet, and includes pedestrian amenities intended to support these places as gathering areas. The landscaped miniparks, squares or greens do not count toward the park dedication requirements. (c) Protected customer walkway, arcade, or easily identifiable building pass through containing window displays and intended for general public access. (d) Water feature, such as a pond or fountain, provided the feature is easily accessed by pedestrians and includes or integrates permanent seating areas for pedestrians. (e) Any other well designed area and /or focal feature that the city finds consistent with the intent of these design standards, and that substantially enhances such development and serves as a gathering place for residents, visitors, customers, and employees. 7. Parking Of Bicycles: Bike parking spaces shall be installed at ten percent (10 of the total number of automobile spaces within the development. For convenience and security, bicycle parking facilities shall be located near building entrances, shall be placed parallel to the sidewalks, shall be easily visible and shall not be located in remote automobile parking areas. Such facilities shall not, however, be located in places that impede pedestrian or automobile traffic flow or that would cause damage to plant material. Bike racks shall provide a means for the bicycle frame and one wheel to be attached to a permanent fixture (designed for securing bicycles) by means of a lock. (B) Architectural Standards: 1. Fronts Of Buildings: Any building face and yard that abuts CSAH 50, Spruce Street, or Pilot Knob shall be considered a front and shall reflect a level of aesthetic treatment equal to or greater than that of building faces and yards that abut the north -south corridor and the major roads in the mixed use district. 2. Unifying Design Theme: Buildings and /or streetscapes in the Spruce Street commercial district and the business /flex district shall reflect a unifying design theme that incorporates features found along the north /south corridor and within the mixed use district. City staff and the planning commission shall determine whether development proposals satisfy this requirement. 5/10/2013 Page 3 of 4 3. Exterior Surfaces: Major exterior surfaces of all walls shall be face brick, stone, glass, stucco, architecturally treated concrete, cast in place or precast panels, decorative block, or approved equivalent, as determined by the city. The following may not be used in any visible exterior application except when specifically permitted by the city in areas with limited public view: exposed cement "cinder blocks; fabricated metal or pole construction structures, including sheds, warehouses, and industrial buildings constructed either on or off site of corrugated metal panels; exterior brick that is painted over; or experimental materials with no proven record of durability or ease of maintenance in the intended application. 4. Facades: Unless otherwise agreed to in writing by the community development department, developers of buildings located along the north /south corridor and within the mixed use district shall use facade variations to differentiate separately leased commercial spaces. Facade variations shall incorporate modulated and articulated building wall planes and rooflines through use of: (a) Projections, recesses, and reveals expressing structural bays or other aspects of the facade, with a minimum change of plane of six inches (6 (b) Changes in color or graphical patterns, changes in texture, or changes in building material. (c) Varying parapet heights and designs that demonstrate that the buildings are different from each other and that add interest to the streetscape. (d) Recessed entrances. (e) Building entrances that incorporate elements providing shade from the sun and weather protection for pedestrians. (f) Corners which are distinguishable from the remainder of the building through the use of towers, architectural treatments, arches, roof forms, or size and mass. All buildings along the north /south corridor and within the mixed use district shall be constructed with at least one functional or decorative (false facade) upper story. To the extent practical or feasible, variations in rooflines or heights shall be used to differentiate separately leased commercial spaces within buildings. 5. Windows: Windows shall be provided on walls that are adjacent to public or private rights of way, parking lots and sidewalks. False windows are allowed. 6. Projections: Buildings may have one of the following projecting from the building facade: (a) Awnings /canopies over the first floor windows and along the frontage of all building entrances. (1) Projection: Awnings and canopies shall not project more than five feet (5') into the public right of way, except where located above an entrance, in which case the maximum projection shall not exceed eight feet (8'). In no event should an awning or canopy be supported by poles or other structural elements located in the public right of way. (2) Length: Awnings and canopies should emphasize the rhythm of the facade bays, windows and entrances, and shall not continue uninterrupted along the building facade. (3) Height: The bottom of awnings and canopies should be at least eight feet (8') above sidewalk grade. (4) Illumination: Backlit awnings and canopies are not permitted. 5/10/2013 Page 4 of 4 (5) Inscription: Lettering on awnings and canopies shall comply with subsection 10- 6- 3(B)1(k) of this chapter. (6) Materials: Awning and canopy materials should be limited to cotton, acrylic or vinyl coated cotton, copper or bronze coated metal, or clear glass. Other materials may be used if approved by the community development department. Awnings shall be designed with a slope. No horizontal awnings are allowed. Structural supports shall be constructed of steel and /or aluminum and shall (if or where visible) incorporate ornamental features. (b) Projecting signs perpendicular to the building. Projecting signs shall comply with subsection 10 -6 3(B)5(e) of this chapter. 7. Public Entrances: For commercial buildings located along the north /south corridor, each separate ground level tenant space shall have at least one public entrance that faces the north /south corridor. For buildings located within the mixed use district, each separate ground level commercial tenant space shall have at least one public entrance that faces the nearest major public or private street. Developers shall be encouraged to also provide public entrances adjacent to off street parking areas. 8. Site Plan Review: All applications shall comply with the requirements of subsection 10- 6 -23(E) of this chapter for site plan review. Site characteristics to be evaluated for this purpose include building and plant materials, colors, textures, shapes, massing, rhythms of building components and details, height, roofline and setback. 9. Screening Of Roof /Exterior Equipment: Mechanical equipment, satellite dishes, and other utility hardware, whether located on the roof or exterior of the building or on the ground adjacent to it, shall be screened from the public view with materials identical to or strongly similar to building materials, or by landscaping that will be effective in winter, or they shall be located so as not to be visible from any public right of way, private street or off street parking area. In no case shall wooden fencing be used as a rooftop equipment screen. (Ord. 004 -506, 2 -17 -2004) 5/10/2013