The landscaping and screening regulations of this article establish
minimum requirements for landscaping and screening. The regulations
are intended to advance the general purposes of this chapter and specifically
to:
A.
Enhance quality of life for residents and visitors;
B.
Protect property values;
C.
Enhance the quality and appearance of new development and redevelopment
projects;
D.
Mitigate possible adverse impacts of higher intensity land uses abutting
lower intensity land uses;
E.
Promote the preservation, expansion, protection and proper maintenance
of existing trees and landscaping;
F.
Help ensure wise use of water resources;
G.
Improve air quality;
H.
Protect water quality and reduce the negative impacts of stormwater
runoff by reducing impervious surface area and providing vegetated
areas that filter and retain greater amounts of stormwater on site;
I.
Moderate heat by providing shade; and
J.
Reduce the impacts of noise and glare.
A.
Applicability. The parking lot perimeter landscaping requirements
of this section apply to all of the following:
(1)
The construction or installation of any new surface (open) parking
lots containing six or more parking spaces; and
(2)
The expansion of any existing surface (open) parking lot if the expansion
would result in six or more total parking spaces, in which case the
requirements of this section apply only to the expanded area.
B.
Street yards/front yards.
(1)
When a parking lot is located across the street from a residential
zoning district, parking lot perimeter landscaping must be provided
along 100% of the street frontage opposite the residential zoning
district. (See Figure 98-1.)
 Figure 98-1: Street Yard Perimeter Landscaping Opposite R Zoning
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(2)
When a parking lot is located across the street from a nonresidential
zoning district, parking lot perimeter landscaping must be provided
along at least 75% of the parking lot perimeter opposite the nonresidential
zoning district. (See Figure 98-2.)
 Figure 98-2: Street Yard Perimeter Landscaping Opposite Nonresidential
Zoning
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(3)
Parking lot perimeter landscaping may consist of shrubs, ornamental
grasses, trees and perennial plants, all of which must reach a minimum
height of 36 inches at maturity. (See Figure 98-3.)
 Figure 98-3: Perimeter Landscape Plant Height
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(4)
Shade or ornamental trees must be provided within required parking
lot perimeter landscape areas at a rate of at least one tree per 30
linear feet of street frontage, rounded to the nearest whole number.
Existing trees may be counted toward satisfying parking lot perimeter
tree planting requirements. (See Figure 98-4.)
 Figure 98-4: Trees within Street Yard Perimeter Landscape Areas
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C.
Interior yards.
(1)
When a parking lot is located in the interior side or rear yard of
a lot abutting a nonresidential zoning district, parking lot perimeter
landscaping must be provided as follows:
(a)
Landscaping provided in plant groupings of no less than three
live plants must be provided along at least 50% of the parking lot
perimeter along the abutting interior side and rear lot lines. (See
Figure 98-5.)
 Figure 98-5: Perimeter Landscaping within Interior Yards
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(b)
Parking lot perimeter landscaping may consist of shrubs, ornamental
grasses, trees and perennials, all of which must reach a minimum height
of 36 inches at maturity. (See Figure 98-3.)
(2)
When a parking lot is located in the interior side or rear yard of a lot abutting a residential zoning district, the parking lot perimeter landscaping required by § 163-98C(1) must be supplemented by installation of a solid wood fence, wall, or comparable visual barrier with a minimum height of six feet along 100% of the parking lot perimeter immediately abutting the R-zoned property. (See Figure 98-6.)
 Figure 98-6: Supplemental Wall or Fence Abutting R-Zoned Property
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A.
Applicability. The parking lot interior landscaping requirements
of this section apply to all of the following:
(1)
The construction or installation of any new surface (open) parking
lots containing six or more parking spaces; and
(2)
The expansion of any existing surface (open) parking lot if the expansion
would result in six or more total parking spaces, in which case the
requirements of this section apply only to the expanded area.
B.
Landscape islands.
(1)
Landscape islands must be located at the end of each parking row
and within each parking row so that the distance between islands is
no greater than 20 parking spaces. (See Figure 99-1.)
 Figure 99-1: Parking Lot Landscape Islands
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(2)
Landscape islands must be a minimum of 150 square feet in area when
located in a single row of parking spaces and 300 square feet in area
when located within a double row of (face-face) parking spaces. Islands
must be at least seven feet in width, as measured from the back of
curb to back of curb.
(3)
At least one shade tree must be provided for each 150 square feet
of landscape island, rounded to the nearest whole number.
C.
Landscape divider medians.
(1)
Landscape divider medians must be provided between at least every
three parking modules. Divider medians must be least six feet in width.
(See Figure 99-2.)
 Figure 99-2: Parking Lot Landscape Divider Medians
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(2)
At least one shade tree must be provided for each 40 feet of median
length, rounded to the nearest whole number. (See Figure 99-3.)
 Figure 99-3: Tree Planting within Medians
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D.
General.
(1)
Landscape material used to satisfy the parking lot interior landscaping requirements of this section are subject to the landscape material and design regulations of § 163-102.
(2)
All landscaped islands and divider medians must be crowned to provide
positive drainage or designed to comply with the best management practices
for stormwater.
(3)
At least 50% of every landscape island and landscape divider median
must be planted with live plant material, such as perennials, ground
cover, shrubs, or turf grass to a maximum height of 30 inches at maturity.
A.
Applicability: features to be screened. When located on lots occupied
by multi-unit residential or nonresidential uses, the following features
must be screened from view of public rights-of-way, public open spaces
and from lots used or zoned for residential purposes, as specified
in this section:
B.
Ground-mounted mechanical equipment. All ground-mounted mechanical
equipment over 30 inches in height must be screened from view by a
fence, wall, dense hedge, or combination of such features, providing
at least 80% direct view blocking. The hedge, fence or wall must be
at least as tall as the tallest part of the equipment. The hedge must
be this tall at the time of planting. (See Figure 100-1.)
 Figure 100-1: Screening of Ground-Mounted Equipment
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C.
Roof-mounted mechanical equipment. Roof-mounted mechanical equipment
(e.g., air-conditioning, heating, cooling, ventilation, exhaust and
similar equipment, but not solar panels, wind energy or similar renewable
energy devices) must be screened from ground-level view in one of
the following ways (and as illustrated in Figure 100-2):
(1)
A parapet that is as tall as the tallest part of the equipment;
(2)
A screen around the equipment that is at least as tall as the
tallest part of the equipment, with the screen providing at least
80% direct view blocking and which is an integral part of the building's
architectural design.
 Figure: 100-2 Screening of Roof-Mounted Equipment
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D.
Refuse/recycling containers. Refuse/recycling and similar containers
must be located on an appropriately designed concrete or other paving
material pad and apron and screened from view of streets and all abutting
lots with a wall or other screening material, providing at least 80%
direct visual screening at least six feet in height. Refuse/recycling
containers may not be located in street yards. Enclosure doors must
be located and designed so that, to the maximum extent possible, they
do not face towards an abutting property, sidewalk, or street. Residential
dwellings utilizing curbside pickup service are exempt from these
screening requirements. (See Figure 100-3.)
 Figure 100-3: Screening of Refuse/Recycling Containers
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E.
Outdoor storage of materials, supplies and equipment. All stored
materials, supplies, merchandise, vehicles, equipment, or other similar
materials not on display for direct sale, rental or lease to the ultimate
consumer or user must be screened by a fence, wall, dense hedge, or
combination of such features with a minimum height of six feet at
the time of installation.
All applications for development and construction activities
that are subject to the landscape and screening regulations of this
article must be accompanied by a landscape plan. No building permit
or similar authorization may be issued until the Code Enforcement
Officer determines that the landscaping and screening regulations
of this article have been met.
A.
Landscaping with required landscape areas. All required landscape
areas must be sodded or seeded with turf grass or appropriate ground
cover. Alternatives that comply with the best management practices
for stormwater are also allowed. Areas not required to be covered
with live plant material must be covered with organic, biodegradable
mulch.
B.
Existing trees and vegetation. Existing noninvasive trees may be
counted toward satisfying the landscaping and screening regulations
of this article if they are located within the subject area and they
comply with the plant height and size requirements of this section.
C.
Plant selection.
(1)
Trees and plants selected for required landscape areas must
be well-suited to the microclimate and on-site soil conditions. Native
plant species are preferred, but other plant species may be approved
by the Planning and Zoning Commission.
(2)
Trees and plant material must comply with the specifications
found in American Standards for Nursery Stock (ASNS).
(3)
Invasive species may not be used to meet landscape requirements.
(4)
All plant materials are subject to the approval of the Planning
and Zoning Commission.
E.
Shrubs. Shrubs used to satisfy the requirements of this article must
be at least 18 inches in height at time of installation.
F.
Ornamental grasses and perennials. Ornamental grasses and perennials
used to satisfy the requirements of this article must be at least
12 inches in height at time of installation.
G.
Curbs and vehicle barriers.
(1)
Landscaped areas in or abutting parking lots must be protected
by concrete curbing, anchored wheel stops, or other durable barriers.
Alternative barrier designs that provide improved infiltration or
storage of stormwater are encouraged.
(2)
Curbs protecting landscape areas may be perforated, have gaps
or otherwise be designed to allow stormwater runoff to pass through
them.
H.
Installation.
(1)
All landscaping must be installed in a sound manner and in accordance
with accepted landscape planting practices.
(2)
Newly planted trees may not be staked or guyed unless they are
unable to stand upright without support. Any staking and guying materials
must be removed within one year of installation.
I.
Maintenance. The property owner, occupant, tenant and respective
agent of each, if any, are jointly and severally responsible for the
maintenance and protection of all required landscaping, in accordance
with all of the following regulations:
(1)
Landscaping must be kept reasonably free of visible signs of
insects and disease and appropriately irrigated to enable landscaping
to exist in a healthy growing condition.
(2)
Landscaping must be mowed or trimmed in a manner and at a frequency
appropriate to the use of the material and species on the site so
as not to detract from the appearance of the general area. Growth
of plant material at maturity must be considered where future conflicts
such as view, signage, streetlighting, utilities and circulation might
arise.
(3)
All landscaping must be maintained to minimize property damage
and public safety hazards, including removal of invasive species,
dead or decaying plant material, and removal of low-hanging branches
next to sidewalks and walkways obstructing streetlighting.
(4)
Failure to maintain landscaping is a violation of this chapter.
In order to encourage creativity in landscape and screening
design and to allow for flexibility in addressing atypical, site-specific
development/redevelopment challenges, the Code Enforcement Officer
is authorized to approve alternative compliance landscape plans when
it is determined that one or more of the following conditions are
present:
A.
The site has space limitations or an unusual shape that makes strict
compliance impossible or impractical;
B.
Conditions on or adjacent to the site such as topography, soils,
vegetation or existing structures or utilities are such that strict
compliance is impossible, impractical or of no value in terms of advancing
the general purposes of this article;
C.
Safety considerations such as intersection visibility, utility locations,
etc., make alternative compliance necessary; or
D.
Creative, alternative landscape plans will provide an equal or better
means of meeting the intent of the landscaping and screening regulations
of this article.
