A.
The regulations of this article establish
minimum requirements for landscaping and screening. The regulations
are intended to advance the general purposes of this Code and specifically
to:
(1)
Provide buffering between single-family
dwelling units and multiple-family dwelling units, and office, commercial,
and industrial land uses;
(2)
Safeguard and enhance property values
and to protect public and private investment;
(3)
Create transitions;
(4)
Enhance the quality and appearance
new development and redevelopment projects;
(5)
Promote the preservation, expansion,
protection and proper maintenance of existing trees and landscaping;
(6)
Promote sustainable landscape practices
including the use of non-invasive native and regionally adaptable
plants;
(7)
Conserve energy and reduce soil erosion
and sedimentation; and
(8)
Protect the public health, safety,
and general welfare.
A.
The landscaping and screening regulations
of this article apply as set forth in the individual sections of these
regulations.
(1)
General.
(a)
Unless otherwise specified, the landscaping,
the screening and buffering provisions of this section shall apply
to all new multifamily and nonresidential development, including principal
and accessory structures.
(b)
Buildings and structures lawfully existing as of the effective date of this Code may be repaired and maintained without providing or modifying landscaping, screening, and buffering in conformance with this article; provided, however, that screening requirements required in accordance with Article X shall be required as applicable to any new use hereafter established.
(c)
Where a building or structure existed
as of the effective date of this Code and is expanded or enlarged
by 20% or more, either in gross floor area or impervious area on the
site, compliance with the provisions of this article shall be required.
A.
Landscape plan Submittals. Landscaping
plans shall be prepared and stamped by a professional landscape architect
or designer and must be provided for each phase of the development
review and building permit processes. The landscape plan shall include
the following information provided on one or more sheets:
(1)
The street address and parcel number
of the property;
(2)
The applicant's name, address and
interest in the property;
(3)
The owner's name and address, if
different from the applicant, and the owner's signed consent to the
filing of the plan;
(4)
Title, scale, north marker, and date;
(5)
Zoning of site and the use(s) of
all adjoining property(s);
(6)
All lot lines, easements and rights-of-way;
(7)
All surrounding roads with street
names labeled;
(8)
Delineation of wetlands, streams
and other water bodies;
(9)
Identification of existing trees
and other landscape elements to be removed or preserved;
(10)
Existing and proposed site contours
on the project site and 100 feet beyond the site lot lines, at intervals
not to exceed two feet;
(11)
All existing and proposed drainage
and detention areas;
(12)
The total square foot of the site
area dedicated for vehicle use, including parking, loading, circulation,
drop-off/pick-up, etc.;
(13)
Location, size, spacing, and species
of proposed plant material, including plant lists showing the required
and proposed quantities;
(14)
A plant list keyed to the landscape
plan that identifies landscape materials by scientific name and common
name, planting size and planting details;
(15)
Methods and details for protecting
existing vegetation during construction;
(16)
Size and location of berms, fences
and other screening or screening devices;
(17)
Calculations verifying the minimum
landscaping required for the site under this article and calculations
verifying the minimum percentage of required landscape area(s);
(18)
Description of irrigation methods
for landscape areas;
(19)
Designation of area(s) to be used
for snow storage;
(20)
Description of landscape maintenance
program, including statement that all diseased, damaged or dead materials
shall be replaced in accordance with the requirements of this article;
and
(21)
Where fences, retaining walls or
screen walls are proposed: an inset detail or specification sheet
that indicates materials, height, and construction details for the
structure;
(22)
Where berms are proposed: typical
cross section, including slope, height, and width, of berms and the
type of ground cover to be placed on them;
(23)
Other information or documentation
as the Director of Economic and Community Development may deem necessary
to allow a full and proper consideration and disposition of the particular
plan, including but not limited to special features, sign locations,
lighting, decks, paving, gazebos, etc.
[Amended 10-26-2020 by Ord. No. 2020-69]
B.
Minor changes to approved landscape plans.
(1)
Minor changes to the approved landscape
plan that do not affect compliance with the requirements of this article
and do not reduce the net amount of plant material as specified on
the landscape plan may be approved by the Economic and Community Development
Director.
[Amended 10-26-2020 by Ord. No. 2020-69]
(2)
Changes that do not comply with the
requirements of this article and/or changes to the size and amount
of plant materials of an approved landscape plan shall be considered
a major change. Major changes are subject to review and approval by
the body granting approval of the landscape plan initially.
A.
Previously approved plans. Any site plan
or landscaping plan approved by the Economic and Community Development
Director prior to the effective date of the Code codified in this
article shall remain enforceable and in force.
[Amended 10-26-2020 by Ord. No. 2020-69]
B.
Required vegetation. All areas not covered
by buildings, parking areas, driveways, walkways, pedestrian plazas
or other pedestrian-oriented impervious surfaces or water surfaces
shall be planted with living vegetation, including trees, shrubs,
grasses, and groundcovers.
C.
Timing of planting. All required plant
material shall be installed prior to issuing a Certificate of Occupancy.
Where compliance with this requirement is not possible because of
the season of the year, the Director of Economic and Community Development
may grant an appropriate delay or postponement of this requirement.
In all such cases of postponement, the owner or developer shall deposit
in an escrow account in a manner approved by the Corporation Counsel
an amount equal to the 110% of the estimated cost of installing such
required landscaping or planting screen. However, in no instance shall
this delay exceed eight months.
[Amended 10-26-2020 by Ord. No. 2020-69]
D.
Completion of improvements. Tree stakes,
guy wires and tree wrap shall be removed after completion of the initial
growing season.
E.
Maintenance.
(1)
General.
(a)
The property owner shall be responsible
for the maintenance of all landscape areas, including ground cover
vegetation in the public right-of-way, but shall not be responsible
for the maintenance or removal of trees in the public right-of-way.
(b)
All landscape areas and plant materials
shall be maintained in good condition, shall present a healthy, neat,
and orderly appearance, and shall be kept free of refuse and debris
in accordance with the approved site plan.
(c)
Pruning, trimming, or other suitable
methods shall control plants so that they do not interfere with public
utilities, restrict pedestrian or vehicular access, or constitute
a traffic hazard.
(d)
Unhealthy, withered, severely pruned,
diseased, or dead plants shall be replaced within one year or the
next appropriate planting period, whichever comes first.
(e)
Fences, steps, retaining walls and
similar landscaping elements shall be maintained in good repair. The
owner of the premises shall be responsible for the maintenance, repair,
and replacement of all landscape materials, fences, steps, retaining
walls and similar landscaping elements, and refuse disposal areas.
(f)
Irrigation systems, when provided,
shall be maintained in good operating condition to promote the health
of the plant material and the conservation of water.
(2)
Sight distance. Landscaping shall not hinder the vision of motorists and pedestrians necessary for safe movement into, out of, and within the parking lot and shall be in compliance with § 44-909, of this Code and the following visibility triangle standard:
[Amended 8-24-2020 by Ord. No. 2020-55]
(a)
At the intersection of a public or
private street with a public or private driveway or alley no landscaping
shall be placed, planted or allowed to grow in such a manner as to
impede visibility between a height of 2 1/2 and 10 feet above
the curb top elevation of the street within the visibility triangle
area formed by the street curbline intersection with the driveway
pavement line, and with the hypotenuse (third side of the triangle)
connecting said curbline and said pavement line at distances from
their intersection equal to 20 feet along the driveway line and 30
feet along the street curbline.
(3)
Hazardous trees.
(a)
Any plant material on private property
that overhangs a public way in such a manner as to impede or interfere
with traffic or travel on said public way, or that obstructs the view
of motorists at the intersection of streets, shall be trimmed by the
owner of the property so that the interference or obstruction is removed.
(b)
Any tree or limb of a tree that has
become dead, decayed, or broken and is likely to fall on or across
a public way shall be removed by the owner of the property.
(c)
Any trimming or removal shall be
completed within 30 days after written notice requiring said trimming
or removal. Said notice shall be served upon the owner of the property
and will be delivered by personal delivery or regular mail. It shall
be the duty of the owner of such property to trim or remove the tree,
shrub, bush, or plant under the direction of the Building Commissioner.
(4)
Enforcement.
(a)
Failure to comply with these maintenance
requirements
(b)
Any property owner notified of a
violation by the Economic and Community Development Director shall
be given a reasonable time within which to restore or replace said
landscaping. If such action is not taken within a period of 30 days
or a reasonable period of time as determined by the Economic and Community
Development Director, the City may replace required landscaping or
screening materials in a manner and at a time to be specified in a
written notice at the expense of the City. The City shall recover
the cost of replacement where the owner or person responsible fails
to do so by bringing suit in the name of the City against the owner
or person neglecting to maintain or replace the aforementioned landscaping
materials and/or screening.
[Amended 10-26-2020 by Ord. No. 2020-69]
A.
Scale and nature of landscape material.
The scale and nature of landscape materials shall be appropriate to
the size of the site and related structures.
B.
Plant material selection.
(1)
All plant materials used shall be
of good quality, be capable to withstand the seasonal temperature
variations of central Illinois, be free of disease and insects, and
meet the American Standard for Nursery Stock of the American Nurserymen
standards for minimum acceptable form, quality and size for species
selected.
(2)
The use of species native to Illinois
shall be encouraged. Where appropriate, the use of drought and salt
tolerant plant material is preferred.
(3)
Size and density of plant material,
both at the time of planting and at maturity, are additional criteria
that shall be considered when selecting plant material.
(4)
Materials used in fulfilling landscaping requirements shall conform to the standards and requirements of all applicable Chapters of the Bloomington City Code, 1960, as amended, including but not limited to Chapter 19 of said Bloomington City Code, 1960, as amended.
(5)
The City Forester shall approve the
species of any landscape and/or trees to be located beneath power
lines.
C.
Shade trees. All deciduous shade trees
shall have a minimum trunk size of 2.5 inches in caliper at planting,
unless otherwise specified.
D.
Evergreen trees. Evergreens trees shall
have a minimum height of five feet at planting and shall be incorporated
into the landscape treatment of a site, particularly in those areas
where year-round screening and buffering is required.
E.
Ornamental trees. Single stem ornamental
trees shall have a minimum trunk size of two inches in caliper at
planting, unless otherwise specified. Multiple stem ornamental trees
shall have a minimum height of eight feet at planting, unless otherwise
specified.
F.
Shrubs.
(1)
Unless otherwise specified, all large
deciduous and evergreen shrubs shall have minimum height of three
feet at installation, and all small deciduous and evergreen shrubs
shall have a minimum height of 18 inches at installation.
(2)
Large shrubs are those shrubs that
reach five or more feet in height at maturity. Small shrubs are those
shrubs that can grow up to five feet in height if left unmaintained
but are generally kept at heights of 18 inches to 30 inches.
G.
Turf and/or Lawn Grasses. Lawn grasses
shall be planted in species normally grown as permanent lawns in the
Bloomington area.
(1)
Grasses may be plugged, sprigged,
seeded, or sodded. When complete sodding or seeding is not used, nursery
grass seed shall be sown and mulched for immediate protection until
permanent coverage is achieved. Grass sod and seed shall be free of
weeds and noxious pests or disease.
(2)
In swales and other areas susceptible
to erosion, hydroseed, hydro mulch, rolled sod, erosion reducing net
or suitable mulch shall be used, and shall be staked where necessary
for stabilization.
H.
Minimum sizes and spacing. The minimum
plant sizes and spacing shall be provided in accordance with Table
1305H, Minimum Sizes and Spacing.
|
Table 1305H: Minimum Sizes and Spacing
| ||
|---|---|---|
|
Type of Plant Material
|
Minimum Plant Sizes
|
Spacing Requirements
|
|
Canopy/Shade Trees
|
2 1/2 inch caliper
|
25 feet on-center
|
|
Ornamental/Understory Trees
|
2-inch caliper
5 feet height (clump form)
|
15 feet on-center
|
|
Evergreen Trees
|
5 feet height
|
20 feet on-center
|
|
Shrubs
|
2 feet height or spread
|
3 feet to 4 feet on-center
|
I.
Topsoil. Topsoil shall be installed with
a minimum depth of four inches for lawn areas, and eight inches to
12 inches within planting beds.
J.
Stabilization. All landscape planting areas
shall be stabilized and maintained with hydroseed, hydro mulch, seed,
sod, ground covers, mulches, or other approved materials to prevent
soil erosion and allow rainwater infiltration.
K.
Planting beds.
(1)
All required shrubs and trees shall
be mulched and maintained with shredded hardwood bark or cypress mulch.
Bark used as mulch shall be maintained at a minimum depth of two inches.
(2)
All mulch proposed to be placed within
or directly adjacent to a parking lot shall be shredded hardwood bark
or cypress mulch.
(3)
Plant groups shall be mulched in
a continuous bed in which the edge of the mulching bed does not extend
any more than four feet beyond the edge of the plantings.
(4)
When required trees are planted individually
and away from nearby plants, they shall be encircled in a mulched
area with a diameter of no more than five feet.
(5)
Evergreen trees are allowed a mulched
circle with a diameter large enough to accommodate the spread of the
tree and up to four additional feet of mulch beyond the edge of the
tree.
(6)
Neither gravel mulch nor lava stone
are permitted within or directly adjacent to parking lots, but decorative
landscaping stone may be used as a mulch. Ground cover (grass, sod,
flowers, etc.) shall be planted and maintained in curbed parking islands
outside of mulched areas. Minimum diameter of any landscaping stone
is one inch. No pea gravel or pebble mulch is allowed.
L.
Irrigation. Landscape design pursuant to
the requirements of this chapter shall recognize the need for irrigation
and water conservation. The need for sprinkler irrigation systems
shall be determined by the type of plant material and the condition/growing
medium that they are installed in. All irrigation systems shall be
designed to minimize the use of water.
M.
Berming. Earthen berms may be incorporated
into the landscaping of a site where there is sufficient space and
when berms and existing topographic features can be combined with
plant material to facilitate effective screening. Minimum berm slopes
shall not exceed a four to one slope ratio to prevent erosion and
be properly and safely maintained.
N.
Credit for existing vegetation. Existing
healthy, well-formed trees and shrubs may be credited toward the requirements
of this article provided that the tree(s) exceeds 10 feet in height
and the vegetation is identified on the landscape plan, protected
against damage during construction, located in an appropriate place,
and maintained in a healthy growing condition. A landscape architect,
arborist, or other similarly qualified professional shall determine
the condition of trees and shrubs.
O.
Plant species diversity. Diversity among
required plant material is required not only for visual interest,
but to reduce the risk of losing a large population of plants due
to disease. Table 1305O, Plant Species Diversity, indicates the percentage
of diversity required based on the total quantity of species being
used. At least 50% of new plantings shall be species native to Illinois.
All plantings shall be hardy to USDA Climate Zone 5.
|
Table 1305O: Plant Species Diversity
| |||
|---|---|---|---|
|
Total Number of Plants Per Plant
Type
|
Maximum of Any Species
|
Minimum of Any Species
|
Minimum Number of Species
|
|
1-4
|
100%
|
Not Applicable
|
1
|
|
5-10
|
60%
|
40%
|
2
|
|
11-15
|
45%
|
20%
|
3
|
|
16-75
|
40%
|
10%
|
5
|
|
76-500
|
25%
|
5%
|
8
|
|
500-1,000
|
30%
|
5%
|
10
|
|
1,000+
|
15%
|
4%
|
15
|
P.
Screen materials.
(1)
All planting materials used in required
screens shall be evergreen varieties. Other plant materials may be
used upon approval by the Economic and Community Development Director.
[Amended 10-26-2020 by Ord. No. 2020-69]
(2)
A berm at least four feet in height
and 30 feet in width may be installed as an alternative to a solid
opaque fence. Such berm shall be landscaped with a variety of planting
materials in such a manner so as to be consistent with the intent
of required screenings.
(3)
In lieu of a required planting screen,
a solid opaque fence not less than six feet in height may be installed.
Chain link or wire mesh fences interlaced or interwoven with opaque
strips may qualify as meeting the requirement for a solid opaque fence
if approved by the Economic and Community Development Director.
[Amended 10-26-2020 by Ord. No. 2020-69]
Q.
Unaccredited trees. Table 1305Q: Unaccredited
Trees, lists species that are permitted but shall not be credited
toward required landscaping because of their brittleness, susceptibility
to disease and insects, overly expansive root structure, excessive
litter, and or other undesirable characteristics. The planting of
these species is not encouraged.
|
Table 1305Q: Unaccredited Trees
| |
|---|---|
|
Botanical Name
|
Common Name
|
|
Malus Spp.
|
Apple
|
|
Fraxinus
|
Ash
|
|
Robinia Spp.
|
Black Locust
|
|
Juglans Nigra
|
Black Walnut
|
|
Acer Negundo
|
Box Elder
|
|
Catalpa Speciosa
|
Catalpa
|
|
Prunus Spp.
|
Cherry and Plum
|
|
Populus Spp.
|
Cottonwood, Poplar, Aspen
|
|
Gingko Biloba (female)
|
Female Gingko
|
|
Morus Spp.
|
Mulberry
|
|
Maclura Pomifera
|
Osage Orange
|
|
Pyrus Spp.
|
Pear
|
|
Quercus Palustris
|
Pin Oak
|
|
Elaeagnus Angustifolia
|
Russian Olive
|
|
Ulmus Pumila
|
Siberian Elm
|
|
Acer Saccharinum
|
Silver Maple
|
|
Ulmus Rubra
|
Slippery Elm
|
|
Platanous Occidentalis
|
Sycamore
|
|
Ailanthus Altissima
|
Tree of Heaven
|
|
Salix Spp.
|
Willow
|
R.
Prohibited materials.
(1)
Planting the species as listed in
Table 1305R is prohibited in the City due to their invasive nature.
|
Table 1305R: Prohibited (Invasive)
Species
| |
|---|---|
|
Botanical Name
|
Common Name
|
|
Butomus umbellatus
|
Flowering Rush
|
|
Alliaria petiolata
|
Garlic Mustard
|
|
Populus nigra var. italica
|
Lombardy Poplar
|
|
Rosa Multiflora
|
Multiflora Rose
|
|
Phragmites australis
|
Common Reed
|
|
Lythrum salicaria
|
Purple Loosestrife
|
|
Centaurea Biebersteinii
|
Spotted Knapweed
|
(2)
The following materials are deemed
inappropriate for the purposes of this section and shall not be used
in fulfilling these landscaping requirements:
The graphic below illustrates the location of the landscape and screening requirements discussed in §§ 44-1306 and 44-1307 of this article.
|
Diagram 1306
 |
A.
Building foundation landscaping.
(1)
If a multifamily residential, nonresidential,
or mixed-use development maintains a front and corner side yard of
10 feet or more, building foundation landscaping is required.
(2)
Foundation plantings shall be designed
to supplement buffer yard plantings to frame important views, while
visually softening long expanses of walls. Foundation plantings shall
respond to the windows and materials of the building.
(3)
Foundation plantings shall be installed
across 60% of the length of the facade of the building, except where
walkways and driveways are located.
(4)
A minimum four-foot wide hedge row
shall be planted with one shrub every three feet on center, spaced
linearly. Such shrubs shall measure a minimum of 24 inches at planting
and shall be a minimum of 36 inches to a maximum of 48 inches in height
at maturity. Foundation plantings may also include trees, additional
shrubs, grasses, perennials, and groundcover.
|
Diagram 1306A
 |
B.
Transition yards.
(1)
Applicability. The transitional yard
landscaping requirements shall be applied to multifamily and nonresidential
uses in addition to any buffer yard or screening requirement specified
in the District Regulations and Use Provisions.
(2)
Transition yard types.
(a)
Four transition yard types are established
in recognition of the different contexts that may exist. They are
as follows:
|
Table 1306B(2)(a): Transition Yards
| ||||
|---|---|---|---|---|
|
Specifications
|
TY-1
|
TY-2
|
TY-3
|
TY-4
|
|
Min. Yard Depth
|
5 feet
|
8 feet
|
10 feet
|
15 feet
|
|
Min. Fence/Wall Height
|
6 feet (masonry wall, solid wood,
or board on board required)
|
Not Required
|
Not Required
|
Not Required
|
|
Min. Trees (per 100 feet)
| ||||
|
Deciduous Tree
|
Not Required
|
Not Required
|
4
|
Not Required
|
|
Evergreen Tree
|
2
|
4
|
Not Required
|
3
|
|
Flowering Tree
|
2
|
2
|
2
|
2
|
|
Min. Shrubs (per 100 feet)
| ||||
|
Deciduous Shrub
|
Not Required
|
Not Required
|
15
|
Sufficient Amount
|
|
Evergreen Shrub
|
Not Required
|
10
|
Not Required
|
Sufficient Amount
|
|
Large Shrub
|
5
|
Not Required
|
Not Required
|
Not Required
|
|
[1]
|
Yard widths calculated on the basis
of average per 100 feet, provided that the yard width at any point
may not be less than 50% of the minimums stated in the table. Required
zoning district setbacks may be counted toward satisfying transition
yard widths.
|
(b)
Transition yards may include a combination
of elements including setback distances for separation, tree and shrubs,
solid fencing, and/or berming. Existing topography and vegetation
should be included in the design of the transition yard as approved
by the Economic and Community Development Director. Preservation of
existing matures trees is strongly encouraged.
[Amended 10-26-2020 by Ord. No. 2020-69]
(c)
All treatments in the transition
yard shall comply with the design standards of this article. The minimum
size and improvement of the transition yard types identified above
may be used in combination to meet the intent of this article.
[1]
TY-1: Structural transition yard.
Solid six-foot high wall or fence with two evergreen variety trees,
two flowering variety trees, and five large shrubs per 100 feet of
linear distance.
[2]
TY-2: Natural transition yard - evergreen.
Four evergreen variety trees, two flowering variety trees and 10 evergreen
shrubs per 100 feet of linear distance.
[3]
TY-3: Natural transition yard - deciduous.
Four deciduous variety trees, two flowering variety trees, and 15
large deciduous shrubs per 100 feet of linear distance planted in
a staggered double row).
[4]
TY-4: Earthen berm transition yard.
Minimum fifteen-foot transition yard with berming not to exceed a
one to three slope, three large evergreen trees, two flowering variety
trees per 100 feet of linear distance, and sufficient evergreen shrubs
with a combined height (berm and mature shrub) of five feet to form
a continuous screen within three years of planting and/or sufficient
deciduous shrubs with a combined height of five feet to form a continuous
screening within three years of planting.
[5]
Areas not planted with trees or shrubs
must be maintained as live groundcover.
(d)
When an alley exists between two
lots that would typically require a transition yard, the width of
the alley can be used toward the required transition yard, provided
that all required landscaping is provided for at least the first five
feet of the yard, or the remainder of the required transition yard,
whichever is greater.
(e)
Application of transition yard types.
Transition yards shall be provided based on Table 1306B(2)(a) Transition
Yard Type Requirements, except where adjacent uses are of a similar
nature, scale, and intensity. As per the table, the type of required
transition yard is dependent upon the land use type of the subject
lot and the land use type of the adjacent lot(s). When the approved
use of a lot would typically require a transition area of a certain
type based on the table below, the Director of Economic and Community
Development may grant an Administrative Departure when a use is deemed
not of a similar nature, scale, or intensity, but as a use with nominal
impact on the character of uses in the adjacent zoning district. In
this instance, the departure may be granted for one less intense type
of area.
[Amended 10-26-2020 by Ord. No. 2020-69]
|
Table 1306B(2)(a): Transition Yard
Type Requirements
| ||||||
|---|---|---|---|---|---|---|
|
Adjacent Lot Land Use
| ||||||
|
Subject Lot Land Use
|
Open Space/Agriculture
|
Detached Single-Family
|
Attached Single-Family
|
Multifamily
|
Business
|
Industrial
|
|
Open Space/Agriculture
|
None
| |||||
|
Detached Single-Family
|
TY-1
|
None
| ||||
|
Attached Single-Family
|
TY-1
|
TY-1
|
None
| |||
|
Multifamily
|
TY-2
|
TY-2
|
TY-1
|
None
| ||
|
Business
|
TY-3
|
TY-3
|
TY-2
|
TY-2
|
None
| |
|
Industrial
|
TY-4
|
TY-4
|
TY-3
|
TY-3
|
TY-2
|
None
|
(f)
Site plan review. When the approved
use of a zoning lot would typically require a transition yard of a
certain type based on the table above, but the use would impose a
nominal impact on the character of uses in the adjoining district,
a less intense type of transition yard may be approved through site
plan review procedures.
|
Diagram 1306B(2)(a)
 |
 |
 |
 |
A.
Parking lot landscape requirements. All
parking lots shall include landscaping and trees located within the
parking area as required by this section. Trees required by this section
shall be in addition to trees and landscaping required under other
sections of this Code.
B.
Parking lot perimeter landscaping.
(1)
Requirements. All parking lots shall
comply with the following standards for perimeter landscaping.
(a)
Location and dimensions. Perimeter
landscaping shall be established along the edge of the parking lot
with a minimum depth of six feet for interior areas and 12 feet adjoining
a right-of-way. The landscape treatment shall run the full length
of the parking lot and shall be located between the property line
and the edge of the parking lot. Landscaping materials shall be selected
and placed in such a manner that they do not interfere with or damage
existing utilities.
(b)
Design. Perimeter parking lot screening
areas shall be protected with raised concrete curbs, unless the Economic
and Community Development Director approves an alternate design to
accommodate best management practices for stormwater management. Landscaped
areas outside of shrub and tree masses shall be planted in turf or
other live groundcover.
[Amended 10-26-2020 by Ord. No. 2020-69]
(c)
Landscape material. One shrub shall
be planted for every three feet of landscaped area length, spaced
linearly to adequately screen headlights and vehicle bumpers. Plants
with thorns, berries, and other harmful characteristics shall be carefully
placed to avoid potential harm to people or property on or off site.
(d)
Alternative screening. A wood fence
or low masonry wall, up to a maximum height of three feet, may be
installed to screen headlights and vehicle bumpers. Installation of
plant materials is encouraged between the sidewalk and the wall to
provide a softening effect on the fence or wall.
(2)
Exemptions. Parking lot perimeter
landscaping is not required when the parking lot or vehicular use
area is not visible from adjacent street right-of-way or as permitted
by the Economic and Community Development Director.
[Amended 10-26-2020 by Ord. No. 2020-69]
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Diagram 1307B
 |
C.
Parking lot interior landscaping.
(1)
Requirements. For parking lots consisting
of 10 or more spaces, interior parking lot landscaping shall be required.
(a)
Quantity. One parking lot island
shall be provided between every 10 parking spaces. As part of the
landscape plan approval, the location of parking lot islands may be
varied based on specific site requirements or design scheme; however,
a parking lot island or landscaped area shall terminate all parking
rows.
(b)
Dimensions. The minimum dimension
of a parking lot island shall be the same as the adjoining parking
stall, but not less than 200 square feet.
(c)
Design. Parking lot islands or landscaped
areas shall be elevated at least six inches above the surface of the
parking lot and protected with concrete curbing, except where designed
specifically for the absorption of stormwater. A minimum of one shade
tree shall be provided for every parking lot island or landscaped
area. If the island extends the width of a double row, then two shade
trees shall be provided. Such islands and landscaped areas shall be
properly drained and irrigated as appropriate to the site conditions
to ensure plant survival.
(d)
Landscape material. Shade trees shall
be the primary plant materials used in parking lot islands and landscaped
areas. Branches shall be trimmed to a minimum height of seven feet.
Ornamental trees, shrubs, hedges, and other plant materials may be
used to supplement the shade tree plantings but shall not create visibility
impediments for automobiles and pedestrians.
(e)
Groundcover. A minimum of 75% of
every parking lot island shall be planted in Class 2s salt tolerant
seed turf or other live groundcover, perennials, or ornamental grasses.
|
Diagram 1307C
 |
 |
A.
Areas of low visual interest or visually
intrusive site elements, such as trash collection, mechanical equipment,
open storage, service areas, loading docks and blank walls, shall
be screened from off-site view. Screening shall be established on
all sides of such elements except where an opening is required for
access. If access is possible only on a side that is visible from
a public street, a removable or operable screen shall be required.
Screening techniques may include, but are not limited to, hedgerows,
fencing, wing walls, parapets, and building insets.
B.
Outdoor storage areas.
(1)
Outdoor storage areas, work areas and service yards shall be completely screened by an opaque masonry wall (stone, stucco, or brick) or a commercial grade solid wood screen fence at least six feet in height, and not exceeding the height limitations contained in § 44-907 of this Code. Where feasible, plant materials should be installed along that portion of a fence or wall that is highly visible from the right-of-way to provide a softening effect.
(2)
If storage materials exceed the allowable
maximum fence height, then a combination of berming, fencing and landscaping
shall be used to accomplish appropriate screening.
(3)
Growing areas for nursery stock located
in the front or corner side yard are considered to meet screening
requirements.
C.
Mechanical units.
(1)
Ground mounted mechanical units.
Ground-mounted mechanical units, including but not limited to: air-conditioning
condensers, heat pumps, ventilation units, computer cooling equipment,
etc., and any related utility structures and equipment, that are visible
from an adjacent right-of-way shall be screened from public view.
The screen shall be designed and established so that the area or element
being screened is no more than 20% visible through the screen.
(2)
Roof mounted mechanical units. All
roof-mounted mechanical units shall be screened to their full height
by an opaque screening material that is compatible with the architecture
of the building or through integrated building architecture, such
as a parapet wall.
D.
Loading docks and service areas. Loading
docks and service areas shall be screened from view from public rights-of-way
and adjacent lots. Screening shall consist of the following, individually
or in combination:
(1)
A screening wall, attached to the
principal structure, that is compatible in appearance and constructed
of the same material main structure.
(2)
Opaque masonry or commercial grade
wood fence having a minimum height of six feet.
(3)
Multi-stemmed ornamental trees, evergreen
trees, large shrubs, or some combination thereof, planted at a minimum
ratio of 50 plant units for each 100 linear feet of perimeter to be
screened. If large shrubs are used, they shall be a minimum of six
feet in height at the time of installation.
E.
Refuse disposal areas. Trash and recycling
receptacles shall be screened in accordance with the following requirements:
(1)
Siting. Refuse disposal areas shall
be sited to minimize visibility from the public rights-of-way. Trash
enclosures shall not be located within a required street front or
street side setbacks or occupy area used for required parking spaces.
Where feasible, refuse enclosures shall be located to the rear of
a main building or at the rear of the parking lot.
(2)
Height. Refuse disposal areas shall
be screened on all sides to a minimum height of six feet.
(3)
Materials and appearance.
(a)
Refuse enclosures shall be constructed
of durable materials that complement the architecture of the principal
structure. Masonry walls and commercial grade wood fences are preferred
materials. In Manufacturing Districts, enclosures constructed of chain
link or wire mesh interlaced with opaque strips may be approved by
the Economic and Community Development Director.
[Amended 10-26-2020 by Ord. No. 2020-69]
(b)
Enclosures that are attached to buildings
shall be compatible in appearance and shall be constructed of the
same material main structure.
(c)
Enclosure openings directly visible
from a public right-of-way and/or adjoining residential areas shall
have a solid material gate. For larger enclosure areas, a separate
gate access is encouraged.
(4)
Additional design criteria.
(a)
Enclosures shall be of an adequate
size to accommodate expected containers. At no time shall refuse be
allowed to accumulate outside of the enclosure.
(b)
Enclosure structures shall be designed
to protect the walls from damage by containers. Such protection may
be provided by use of barrier curbing, reinforced masonry walls, or
other similar means.
(c)
The Economic and Community Development
Director may approve landscape screening in lieu of a masonry or wood
structure, if such screening provides full coverage of the disposal
area and is a minimum height of six feet at time of planting.
[Amended 10-26-2020 by Ord. No. 2020-69]
|
Diagram 1308E
 |
F.
Drive-through facility. Drive aisles of
drive-through facilities must be effectively screened from view along
the public right-of-way and at the edges of sites adjacent to a residential
use to minimize the impact of exterior site lighting, headlight glare
and menu displays. Such screening shall consist of a masonry wall,
commercial grade wood fence or dense evergreen hedge no less than
six feet in height. Plant materials must be installed along the fence
or wall to provide a softening effect.
|
Diagram 1308F
 |
