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 other permitted facilities.
B.
Except
for property in the MR, ML, and MH Zones, all portions of a developed
site not occupied by other permitted facilities shall be permanently
landscaped.
C.
For
non-conforming residential development in the commercial and industrial
zones, the landscaping requirements of Division 4 shall apply.
D.
Landscaped Buffer—Between Commercial or Industrial Zone and
Residential Zone. For any permanent nonresidential use located on a lot in a commercial or industrial zone, and where such lot abuts any residential zone, a row of trees shall be located adjacent to all such abutting residentially zoned property (in addition to the fence required by Section 19.528.040). Such buffer shall provide within a short period after installation a continuous and attractive screen of foliage in accordance with the following requirements.
1.
The landscaped buffer shall be at least 10 feet wide. Vehicles may
overhang the minimum 10 foot wide planter provided that they will
not interfere with the placement of trees with any existing or proposed
footings of adjacent walls.
2.
The major component of the buffer area shall be trees of a minimum
15 gallon size. Selection of the species is optional; however, the
Director shall have the authority to deny the use of any species which
may be known to have a detrimental character, such as shallow root
structure, excessive leaf or blossom dropping, or a species which
will not provide an effective screen.
a.
The spacing shall be no greater than the normal spread of the mature
species but in no case greater than 20 feet from center to center.
b.
In the event multi-story buildings are involved, a tree species of
greater height and size may be required as a condition of approval.
If the bottom line of foliage is above the fence line, additional
lower growing shrubs or trees shall be interspersed to provide a continuous
visual screen. The tree species shall provide such continuous screening
within five years.
c.
The size, shape, and rate of growth of any species shall be as defined
in any landscape reference source acceptable to the Director.
E.
Parking Lot Landscaping Improvements.
1.
Landscaped Buffers Along Streets. Within the required setback areas for parking (See Section 19.520.020), one of the following, or a combination thereof, shall be provided except at driveway and walkway openings and as required for vision clearance by Section 19.536.020:
2.
Landscaped Buffers Along Alleys. Except for driveways and walkways, a landscaped planter shall be provided along all parking areas adjacent to an alley pursuant to Section 19.536.070E.2.
3.
Interior Landscaping.
a.
Commercial and Industrial Zones. Within the parking area of any parking lot with ten or more parking spaces, landscaping with trees and some combination of shrubs, vines, and ground cover shall be provided pursuant to Section 19.536.070E.3. Such landscaping shall be reasonably distributed throughout the area in order to avoid a monotonous appearance and to enhance the visual attractiveness of the area, especially those portions in public view.
F.
Special Requirements for Certain Uses. In addition to the general requirements of this chapter, the following uses under Chapter 19.552 have additional special landscape requirements:
1.
Automobile Service Stations (See Section 19.552.050),
2.
Carwashes (See Section 19.552.060),
3.
Commercial Establishments with Drive-in, Drive-through, and Walk-up Window Service (See Section 19.552.070),
4.
Recycling Centers (See Section 19.552.080).
(Ord. 1382 § 15, 1998)
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 system 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.
