A.
In
all zones, all required yards which abut streets shall be permanently
landscaped except for any portion of such yards occupied by permitted
encroachments or, for a single family use, located inside permitted
fences at least six feet high.
B.
For
single family uses, a minimum of 30 percent of each required yard
abutting a street shall be permanently maintained with landscaping.
The requirement of this section shall not preclude the provision of
access walkways and driveways which meet other minimum requirements
of this Division.
C.
Except
for single-family uses (one detached single-family dwelling on a lot),
all portions of a developed site not occupied by other permitted facilities
shall be permanently landscaped.
D.
Parking Lot Landscaping Improvements.
1.
Landscaped Buffers Along Streets. Except at driveway and walkway openings and as required for vision clearance by Section 19.436.030, the required setback areas for parking areas of Section 19.436.080 shall be landscaped with one or a combination of the following requirements:
2.
Landscaped Buffers Along Alleys. Other than for a single family use and except for driveways and walkways, a landscaped planter shall be provided along all parking areas adjacent to an alley pursuant to Section 19.436.080E.2.
3.
Interior Landscaping. Within the parking area of any parking lot other than a single family use, landscaping with trees and some combination of shrubs, vines, and ground cover shall be provided pursuant to Section 19.436.080E.5. Such landscaping shall be reasonably distributed throughout the area, but in any case shall include any vehicular overhang area of any open parking stalls with wheelstops, in order to avoid a monotonous appearance and to enhance the visual attractiveness of the area, especially those portions in public view.
4.
Landscape Buffer Adjacent to RS Zones. Other than a single family use, any parking area in the RM zones located adjacent to a RS zone shall be provided with a landscape buffer consisting of trees and some combination of shrubs, vines and ground cover pursuant to Section 19.436.080E.4.
5.
Landscape Buffer Adjacent to Residential Structures. Where required under Section 19.436.080E.3, a landscaped buffer shall be provided between a residential structure and an adjacent parking area, loading area, driveway, or other area provided for vehicular circulation. Such landscaped area may include walkways, uncovered porches, and exterior stairways and balconies, provided at least sixty percent of the total required buffer area is occupied by plant materials.
A.
Except
for a single family dwelling on a separate lot, a landscape and irrigation
plan for any newly established landscape area shall be submitted for
zoning compliance review and approval.
B.
The
landscape and irrigation plan shall clearly identify the following
criteria:
1.
Property lines and property address.
2.
Streets, driveways, walkways, recreational areas, and other paved
areas.
3.
Pools, water features, fences, and retaining walls.
4.
Existing and proposed buildings and structures.
5.
Landscaping materials, trees, shrubs, vines, ground cover, turf,
and other vegetation. Planting symbols shall be clearly drawn and
plants labeled by botanical name, common name, container size, spacing,
and quantities of each group of plants indicated.
6.
An approximate calculation of the total landscape area.
C.
Except
for a single family dwelling on a separate lot, a landscape and irrigation
plan with a total landscape area over 2,500 square feet shall be prepared
and/or certified by a licensed landscape architect or contractor,
certified irrigation designer, or other licensed or certified professional
in a related field.
D.
Minimum
acceptable plant sizes shall be determined by policy of the Director
and/or as conditions of approval for an administrative action pursuant
to Division 1.
E.
Landscape
and irrigation plans shall be approved prior to the issuance of permits
for such work or prior to the issuance of any permits (i.e. building
permits) for any associated work approved by an action of the Zoning
Administrator, Planning Commission, or City Council pursuant to Division
1.
A.
All
landscaping shall be maintained in a healthy and attractive condition.
B.
Landscaping
for other than a single family dwelling shall consist predominantly
of drought-tolerant plants, as widely recognized within the horticultural
industry or as recommended by a California-licensed Landscape Architect.
In addition, such landscaping shall comply with the following criteria.
1.
Water-thirsty plants may be used in limited numbers but shall be
grouped together within a cooler, sheltered area such as adjacent
to a structure or within an entry area or courtyard.
2.
Plants with similar water, soil, and sunlight requirements shall
be grouped together within a separate irrigation system.
3.
A mulch of at least three inches shall be applied to all new planting
areas, other than turf areas, to reduce water evaporation and help
suppress weeds.
4.
A living, drought-resistant ground cover shall be used for all planter
areas to reduce soil erosion, to insulate the soil from temperature
extremes, and to reduce evaporation.
5.
New lawns shall be established with the use of hydroseeding or sod,
utilizing the more drought tolerant varieties of improved fescues
or Bermuda hybrids.
6.
Lawns shall be maintained and periodically thatched and mulched in
accordance with standard horticultural practices to maintain maximum
water penetration and avoid excessive water run-off.
7.
Boulders, rocks, and gravel may be used for a ground cover material
only as a special design element upon approval of the Planning Division.
C.
Curbs Required. All landscape planters for other than a single
family dwelling shall be separated from all parking and loading spaces,
parking aisles, and driveways with a minimum 6 inch high concrete
curb. In addition, for any such landscape area adjacent to a public
sidewalk, in which the grade of the planter is higher than the sidewalk
and which is planted with ground cover other than a hydroseeded or
sodded lawn, a minimum 6 inch high concrete curb shall be provided
alongside the public sidewalk to preclude soil erosion across such
sidewalk.
A.
Except
for single-family uses (one detached single-family dwelling unit on
a lot), all required landscaping shall be provided with a permanent
underground irrigation system. The irrigation system shall consist
of piped water lines terminating in an appropriate number of sprinklers
or other outlets to insure complete coverage of water for plants within
the landscaped areas.
B.
Any
permanent, underground irrigation system, whether required or not,
shall comply with the following criteria:
1.
Permits are required prior to installation of any permanent, underground
irrigation system.
a.
Off-Site Work. Irrigation systems exclusively in City
rights-of-way require permits issued by the Construction Services
Division of Public Works. Any system within City rights-of-way shall
meet the minimum requirements outlined under Engineering Standard
No. ISP-1.
b.
On-Site Work. The Building Division will issue permits
for on-site and combination on-site and off-site installations. Permit
fees shall be in accordance with the applicable sections of the City
Code.
2.
Backflow Prevention Devices. All irrigation systems
shall be protected by an approved type and size of backflow prevention
devices, as required by the Construction Services Division of Public
Works.
3.
After installation, the system shall be flushed thoroughly to remove
dirt and debris prior to installation of the sprinkler heads.
4.
All sprinkler heads shall be adjusted and maintained to minimize
overspray upon public access ways in order to reduce the undermining
of surface areas and to reduce water waste.
5.
Irrigation systems shall be maintained in good working order.
C.
In addition to the requirements of subsection B of this section, any required permanent underground irrigation system for a development with more than 2,500 square feet in landscape area shall comply with the following criteria:
1.
Each irrigation systems shall be equipped with an automatic controller
with a mechanical or solid state timer capable of operating valve
stations to set days and length of time.
2.
Each irrigation system shall be equipped with a rain sensing override
device which automatically shuts off the irrigation system when it
rains.
3.
Whenever possible, landscape irrigation shall be scheduled between
2:00 a.m. and 10:00 a.m. to avoid irrigation during times of high
wind or high temperature.
4.
For larger developments, the following criteria may be required when
considered appropriate under a department policy of either the Planning
Division or Construction Services Division of Public Works.
