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

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

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

(a) Service areas shall be located for convenient service access while avoiding negative visual, auditory, olfactory, or physical impacts on the streetscape environment and adjacent residentially zoned properties.

(b) Service areas shall not be visible from the sidewalk and adjacent properties. Where the Director 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 service area shall be screened with the structural and landscaping screening measures provided in subsection (3) of this section.

(c) Service areas for multiple users or tenants shall be collocated or consolidated to the extent practical.

(d) Service areas shall be sited for alley access, if available. Service elements accessible from an alley are exempt from the screening requirements of this section.

(e) All service areas, include trash collection areas, shall include roofs or overhead weather protection and shall meet required stormwater standards. Drainage shall be designed to meet applicable NPDES standards.

(f) Exterior loading areas for commercial uses shall not be located within 20 feet of a single-family residentially zoned property.

DEPARTURE: 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.

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

(h) Design to Mitigate Noise. Noise producing mechanical equipment such as fans, heat pumps, etc. shall be located and/or shielded to minimize sounds and reduce impacts to adjacent dwelling units.

(i) Dumpster storage areas shall be provided for all development, located on site and not in the public right-of-way, and sized to accommodate the minimum dumpster sizes (as provided by the Covington engineering design standards).

(a) Structural enclosures shall be constructed of masonry, heavy-gauge metal, heavy timber, or other decay-resistant material that is also used with the architecture of the main building. Alternative materials other than those used for the main building are permitted 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 shall be sufficient to provide full screening from the affected roadway, pedestrian areas, or adjacent use, but shall be no greater than seven feet tall. The enclosure may use overlapping walls as a screening method. See Figure 18.31.430(3)(a) below.

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

(c) Garage collection points shall 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.

(d) The service area shall be paved.

(e) The sides and rear of service enclosures shall be screened with Type II landscaping at least five feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening element and add visual interest. Plants shall be arranged with a minimum of 50 percent coverage at time of installation and be able to grow to fully screen or shield the equipment within three years.

DEPARTURES will be considered provided the enclosure and landscaping treatment meet the purpose of the standards and add visual interest to site users.

Both examples use durable and attractive enclosures with trees and shrubs to soften views of the enclosures from the side. They both include a horizontal screen/cover required which provides weather protection and screens views from surrounding buildings, streets, and pathways (due to topography or building heights).

(a) All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar equipment shall be fully screened from public view at the street level and from rooftop residential amenity areas. Screening shall be located so as not to interfere with operation of the equipment.

Exception: Roof-mounted wind turbines, solar energy and photovoltaic systems, and rainwater reuse systems do not require screening.

(b) For rooftop equipment, all screening devices shall 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 shall not be used for screens or enclosures. Louvered designs are acceptable if consistent with building design style. Perforated metal is not permitted.

(c) The screening materials shall be of material requiring minimal maintenance and shall be as high as the equipment being screened.

(d) Noise producing mechanical equipment such as fans, heat pumps, etc. shall be located and/or shielded to minimize sounds and reduce impacts to adjacent dwelling units.

The left illustration shows how rooftop mechanical equipment can be located and screened effectively. The right image shows effective location and screening, including side walls and a trellis to screen views from taller surrounding buildings.