This purpose of this Chapter is to establish standards for landscaping that protects and enhances the environmental and visual quality of the community, the control of soil erosion and the establishment of visual buffers where necessary.
(Ord. 1670(19) § 11)
A. 
New Projects. All new projects shall provide landscaping in compliance with this Chapter.
B. 
Nonconforming Landscaping. Landscaping that is not consistent with this Chapter shall comply with Section 17.620.070 (Nonconforming Landscaping).
C. 
Timing of Installation. Required landscape and irrigation improvements shall be installed prior to the issuance of a certificate of occupancy by the Building Official unless specified otherwise in the project's conditions of approval.
D. 
Alternatives to Standards. The review authority may modify the standards of this Chapter to accommodate alternatives to required landscape materials or methods, where the review authority determines that the proposed alternative will be equally or more effective in achieving the purpose of this Chapter and such determination is documented in writing.
E. 
Water Efficient Landscape and Irrigation Standards. All landscaping and irrigation shall comply with LMC Chapter 15.52 (Water Efficient Landscape and Irrigation Standards).
(Ord. 1670(19) § 11)
A. 
Landscape Plan Requirement. A landscape plan is required for projects in all zones unless exempted by LMC Chapter 15.52 (Water Efficient Landscape and Irrigation Standards).
1. 
Conceptual Landscape Design Plan. A Conceptual Landscape Design Plan shall be submitted for projects requiring a planning permit or approval consistent with Chapter 17.504 (Application Processing Procedures). As applicable the Conceptual Landscape Design Plan requirement may be combined with the Landscape Documentation Package as required in LMC Chapter 15.52 (Water Efficient Landscape and Irrigation Standards). If no planning permit or approval is required, a final landscape design plan shall be submitted in compliance with Subsection A.2, below.
2. 
Final Landscape Design Plan. A final landscape design plan shall be submitted in a Landscape Documentation Package, in compliance with LMC Chapter 15.52 (Water Efficient Landscape and Irrigation Standards), as part of the Building Permit application. The review authority shall approve the final landscape design plan if it is in substantial compliance with this Chapter.
3. 
Vegetation Management Plan. Projects that include common areas that are, or are proposed to be, landscaped or open space areas shall submit a vegetation management plan subject to the review and approval of the review authority.
B. 
Landscaping Materials. Landscaping shall be a combination of drought tolerant ground cover, shrubs, and trees designed in compliance with LMC Chapter 15.52 (Water Efficient Landscape and Irrigation Standards). Hardscape material may be integrated into the required landscaping for residential zones in compliance with this Section.
C. 
Minimum Landscape Coverage. All projects shall meet the minimum landscape coverage as established in Table 17.312.030.A unless otherwise directed by this Chapter. The landscape coverage calculation may include the area(s) required for buffers and screening in compliance with Section 17.312.040 (Screening).
Table 17.312.030.A: Percent of Lot Required to be Landscaped
Zone
Coverage
RA Zone
NA
R-1 Zone
30%
R-2 Zone
30%
R-3 Zone
30%
MH Zone
30%
CC Zone
15%
CB Zone
15%
OTC Zone
5%
PCD Zone
15%
I Zone
10%
BP Zone
10%
MU Zone
10%
PF Zone
20%
1. 
Exceptions. The minimum landscape coverage requirements may be reduced by the review authority as follows:
a. 
In commercial and industrial zones if the following findings are made:
(i) 
It is impractical or infeasible to meet the minimum standards;
(ii) 
The proposed landscaping is in compliance with the purpose of this Chapter; and
(iii) 
There is ample landscaping along the public street frontage(s).
b. 
In residential zones for non-residential uses (e.g., community assembly uses) if a finding is made that the proposed landscaping is in compliance with the purpose of this Chapter.
D. 
Paving in Residential Setbacks.
1. 
To limit the amount of hardscape paving in residential areas, paving, both impervious and pervious, shall be limited to a maximum 50% of the front setback.
2. 
The review authority may allow up to a 20% increase of the paving area allowed for irregularly shaped parcels that lack sufficient area for adequate driveway and pedestrian access due to topography or other site conditions.
E. 
Trees.
1. 
All trees planted along a street frontage shall be of a minimum 15-gallon size or six feet tall and have a one-inch caliper size at chest height, whichever is greater.
2. 
All other trees planted in required landscaped areas shall be a minimum of five-gallon size or three feet tall and have a one-inch caliper size at chest height, whichever is greater, unless otherwise approved by the review authority on the basis that the alternate size will achieve the desired immediate and/or long-term effect.
3. 
Along any non-residential interior or rear property line abutting residential uses, trees shall be planted a minimum of every 10 feet.
4. 
Trees planted under power lines shall not exceed a 24-foot maximum height at maturity.
F. 
Artificial Material. Artificial shrubs shall not be allowed. Artificial turf may be installed, provided it has a permeable base approved by the Public Works Department and does not front Ocean Avenue/Highway 246 or H Street/Highway 1 or be located in the public right-of-way or parkway.
G. 
Dust and Soil Protection. All unpaved areas proposed for development shall be landscaped with ground cover and/or shrub plant material. Any disturbed areas shall be temporarily seeded and irrigated for dust and soil control.
(Ord. 1670(19) § 11)
A. 
Purpose and Applicability. The requirements of this Section apply to all screening, fences, and walls for the conservation and protection of property, the enhancement of privacy, and the improvement of the visual environment. Standards for screening in parking and loading areas can be found in Section 17.312.050 (Parking Area Landscaping).
B. 
Required Screening. Screening shall be installed and maintained in the locations identified in Table 17.312.040.A (Required Screening).
Table 17.312.040.A: Required Screening1,2
Land Uses/Zones
Location
Civic, commercial, industrial, agricultural uses
Along all boundaries other than streets, and where the site abuts residential uses.
Adjacent to residential uses and residential zones
Surrounding storage or loading areas and along the perimeter of open off-street parking adjacent to residential uses or zones.
New construction adjoining residential uses
Along all property lines where new construction adjoins residential uses.3
Residential uses adjacent to agricultural uses
Along all property lines abutting or adjacent to agricultural uses.
Non-residential and multi-family uses in or adjacent to single-family residential uses or zones
Along all property lines abutting single-family residences or zones.
Mobile homes
Along all property lines and areas abutting a public street.
All properties, regardless of zone or use
Surrounding all mechanical equipment, meter boxes, and utility transformers, in compliance with Section 17.312.040.G (Equipment Screening).
Notes:
1
Section 17.312.040.F (Buffers) includes additional requirements for buffers between land uses and zones.
2
Screening shall comply with height limitations of sight visibility triangles described in Subsections 17.304.070.D and E.
3
A masonry wall shall be used for screening.
C. 
Required Screening Types. Required screening may consist of one or more of the following screening types identified in Table 17.312.040.B (Required Screening Types). Alternative screening types may be approved if the review authority finds that it achieves the intent and objectives of this Code.
Table 17.312.040.B: Required Screening Types
Type
Description
Walls
A wall shall consist of concrete, stone, brick, tile, or similar type of solid masonry material a minimum of 6 inches thick.
Berms
A berm shall be constructed of earthen materials, and it shall be landscaped.
Open Fence
An open fence may be constructed of wood, welded wire, chain link, tubular steel, or wrought iron. Chain link may only be used along sides behind the required front setback and along the rear.1,2
Solid Fence
A solid fence shall be constructed of wood, masonry, welded wire, or chain link type fence combined with plant materials, wood slats, or other material approved by the Director to form an opaque screen.1,2
Planting3
Plant materials, when used as a visual screen, shall consist of compact evergreen plants a minimum of 5 gallon in size, planted in a minimum 3 ft. wide planting strip. They shall be of a kind, or used in such a manner, so as to effectively eliminate any view of objects on the opposite side.4
Trees
Trees, when used as a visual screen, shall be a minimum of 5 gallons in size when planted, in compliance with Section 17.312.030.E (Trees). Planting shall be one tree for each 30 linear feet of the combined length of the rear and both sidewall dimensions of the structure or area intended to be screened.
Notes:
1
All parts of a fence shall be built with a uniform screen or design and shall be constructed to be architecturally compatible with main structures on the site.
2
See Section 17.312.040.H (Regulated Fencing Materials).
3
The selection of plants must have the ability to achieve a minimum height and width of two feet within 12 months after initial installation. The review authority may require installation of walls, berms or solid fence, if, after 12 months after installation, the plant materials have not formed an opaque screen or if, at any time, the plant materials are not maintained so as to create the desired screen.
4
The required planting strip width may vary based on zone or use, see Section 17.312.040.F (Buffers), below.
D. 
Height.
1. 
Screening height. Screening, except for plant material and trees, shall comply with the height limits established in Table 17.312.040.C (Screening Heights).
Table 17.312.040.C: Screening Heights1
Location of Screening
Min. Height
Max. Height
Within front setback
N/A
3 ft.
Within street side setback2
N/A
6 ft.
Side and rear lot line in the CB Zone that adjoins a residential zone
5 ft.
8 ft.
Industrial zone lot line that is adjacent to a residential zone
6 ft.
8 ft.
All other locations
N/A
8 ft.
Notes:
1
All fences, walls, and berms shall comply with Section 17.304.070.D (Height Limit at Street Corners).
2
Screening heights along Expressways, Major Arterial, and Minor Arterial roadways as defined in the Circulation Element of the General Plan may be allowed to have a maximum height of eight feet.
2. 
Height at planting. Where a specific height of planting is required for screening, such landscaping shall comply with Table 17.312.040.D (Height at Planting).
Table 17.312.040.D: Height at Planting
Prescribed Height
Height at Planting
≥ 5 ft.
Within 2 ft. of prescribed height
< 5 ft.
Within 1 ft. of prescribed height
3. 
Height measurement.
a. 
All screening height shall be measured as the vertical distance between the top of finished grade or highest elevation at the base of the screening and the top edge of the screening material (see Figure 17.312.040.1 (Screening Height Measurement)).
b. 
An earthen berm or mound not taller than two feet may count toward required height of landscaping and screening.
c. 
The portion of any screening functioning as a structural retaining wall shall not be counted in determining overall screening height.
Figure 17.312.040.1: Screening Height Measurement
E. 
Reduction of Required Screening or Screening Design Standards. The review authority may approve an adjustment to the requirements of this Section in compliance with Section 17.108.030 (Rules of Interpretation), if it is determined that:
1. 
The relationship of the proposed uses makes the required screening unnecessary;
2. 
The intent of this Section can be successfully met by means of alternative screening methods;
3. 
Physical constraints on the site make the required screening infeasible; or
4. 
The physical characteristics of the site or adjoining lots make the required screening unnecessary.
F. 
Buffers.
1. 
Industrial. In the industrial zones, a minimum of 10 feet of landscaping of 75% opacity, shall be planted and maintained when new industrial construction adjoins a residential zone.
2. 
Commercial. In commercial zones, a minimum of five feet of landscaping of 75% opacity, shall be planted and maintained adjacent to residential zones.
3. 
Agriculture. For residential uses, a minimum of five feet of landscaping of 75% opacity, shall be planted and maintained adjacent to areas designated for agriculture.
4. 
Residential. For new residential projects, a minimum of five feet of landscaping of 75% opacity, shall be planted and maintained along all property lines adjacent to commercial and industrial uses, except where mixed-use is a component of the residential project.
5. 
Open space. Non-invasive local native plants shall be included in landscaping areas and screening areas to protect designated open space and wildlife habitat.
a. 
A minimum of five feet native landscaping of 75% opacity, shall be planted and maintained adjacent to designated open space areas.
b. 
Native landscaping shall be used in the screening of stream or riparian habitats in compliance with the Citywide Best Management Practices for storm water pollution prevention.
c. 
Properties adjacent to or abutting the western and eastern boundaries of the City's Urban Limit Line shall provide screening along the Urban Limit Line in compliance with this Subsection and the standards of this Chapter.
6. 
Hazardous materials routes. Where feasible, open space buffers (e.g., landscape strips, masonry walls, etc.) shall be provided between hazardous materials routes and residential neighborhoods.
7. 
Fuel breaks. Fuel breaks shall be required around projects in wildland fire hazard areas, in compliance with the Wildland Fire Hazard Areas map in the General Plan. Compliance with the requirements of this Subsection may result in reduced densities on the property.
a. 
The minimum width of the fuel break shall be determined by the Fire Chief.
b. 
Mosaic fuel breaks may be a minimum width of 100 feet if additional fire-resistive infrastructure and construction measures are provided.
c. 
The establishment and maintenance of the fuel breaks is the responsibility of the property owner.
G. 
Equipment Screening.
1. 
Roof mounted equipment shall be screened from public view and residential uses consistent with Figure 17.312.040.2 (Screening for Roof Mounted Equipment). This equipment includes, but is not limited to air conditioning, heating, and ventilation ducts; exhaust vents; and utility services.
Figure 17.312.040.2: Screening for Roof Mounted Equipment
2. 
Ground level mechanical equipment and utility services shall be screened from public view as determined by the Director.
3. 
The colors, material, landscaping, and architectural style of screening shall be compatible with other on-site development (e.g., uses the same materials and colors as other structures).
4. 
All planting and trees used in screening equipment shall be designed and maintained in compliance with this Chapter.
H. 
Regulated Fence Materials.
1. 
Barbed type or razor wire is allowed in the I Zone and may be allowed in the BP Zone when not visible from the street or from residential zones subject to Director or Review Authority approval.
2. 
All parts of a fence shall be built with a uniform screen or with an open work design that has a minimum of four inches between vertical and horizontal members.
(Ord. 1670(19) § 11; Ord. 1679(21) § 11)
A. 
Applicability.
1. 
Every parcel of land used for the parking or loading of motor vehicle or motor vehicle sales shall be improved and maintained with landscaping as required in this Section.
2. 
Landscaping design plans for commercial parking areas shall be submitted for review and approval by the review authority prior to installation in compliance with Section 17.312.030.A (Landscape Plan Requirement).
B. 
Adjacent to Residential. Where a parking area is across the street from a residential zone or adjoins an abutting residential zone on the same side of the street, there shall be a 10-foot wide landscaped area between the parking area and the street.
C. 
Adjacent to Streets.
1. 
Landscaping shall be designed and maintained to screen parking areas from public streets. Screening materials may include a combination of plant materials, earth berms, fences/walls, raised planters, or other screening at a minimum height of four feet, in compliance with Section 17.312.040 (Screening).
2. 
Landscaping for the screening of parking areas shall be a minimum of five feet, measured from the back of the sidewalk, and shall be planted with sufficient vegetation to effectively screen the parking area. If no sidewalk exists, distance shall be measured from the edge of right-of-way.
3. 
Screening within a traffic safety visibility area shall comply with Section 17.304.070.D (Height Limit at Street Corners).
D. 
Interior Parking Lot Landscaping.
1. 
Amount of landscaping. The minimum landscaped area within a parking area shall comply with Table 17.312.050.A (Required Interior Parking Lot Landscaping).
Table 17.312.050.A: Required Interior Parking Lot Landscaping
Number of Parking Spaces
Percent of Gross Parking Area Required for Landscaping
15 or fewer
5%
16 to 30
10%
31 to 70
12%
71 and over
16%
2. 
Location of Landscaping. Landscaping shall be dispersed throughout the parking area and include interior landscaped areas and perimeter landscaping.
E. 
Protection. Required landscaping next to parking spaces or driveways shall be protected by a minimum six-inch high continuous concrete border or curb wall with rebar.
F. 
Plant Material. Required landscape shall include a combination of drought tolerant trees, shrubs, ground covers, and permanent irrigation.
1. 
Size and time of planting. Plant materials shall be sized and spaced to achieve immediate effect and shall not be less than a five-gallon container for trees with height consistent to Section 17.312.030.E (Trees), one-gallon container for shrubs, and one gallon or less for perennials, vines, and mass planting, unless otherwise approved by the review authority on the basis that the alternate size will achieve the desired immediate and/or long-term effect equally well.
2. 
Trees. The minimum number of trees to be provided in any parking area shall be one for every eight parking stalls.
3. 
Ground cover and shrubs. The majority of areas required for landscaping shall be covered with ground cover, shrubs, or other types of plants.
a. 
Ground cover shall be provided throughout the landscaped area and shall be spaced to achieve full coverage within one year.
b. 
Excessive use of turf is discouraged.
c. 
Crushed rock, wood chips, pebbles, stone, and similar materials shall be allowed up to 15% of the total required landscaping.
d. 
Landscaped areas shall be top dressed with a bark chip mulch or approved alternative to avoid exposed bare soil.
G. 
Reduction of Required Parking Area Landscaping. The review authority may approve a reduction from the standards relating to the location of landscaped areas within parking areas if the lot configuration causes a hardship or unsafe condition. The review authority may approve a reduction not exceeding 50% in the size of any required area, provided another landscaped area is provided or increased to equally compensate for the loss.
H. 
Storm Water Protection in Parking Areas.
1. 
Post-Construction Hydromodification Requirements. Post-Construction Hydromodification Storm Water Control Measures (including, but not limited to, rain gardens or bio-retention ponds, permeable pavement, underground cisterns or infiltration chambers) are required by the City's adopted Post-Construction Hydromodification requirements. These requirements may apply to the design of parking and loading areas, and their design shall be submitted with grading plans and landscape plans.
2. 
Groundwater recharge. The design of parking lot landscaped areas may be required to include on-site infiltration of storm water run-off, in compliance with the City's adopted Post-Construction Hydromodification requirements, or other applicable Municipal Code requirements.
(Ord. 1670(19) § 11)
In reviewing Landscape Design Plans, the minimum landscaping and screening requirements of this Chapter may be increased or otherwise modified for projects located on or along scenic ridgelines or roads designated in Figure UD-2 of the General Plan Urban Design Element in order to meet the following objectives:
A. 
Adequately screen uses which by their nature will detract from the scenic qualities of a particular designated route or ridgeline.
B. 
Not obstruct significant views with landscaping or screening; and
C. 
Harmonize landscaping and screening with the natural landscaping and environment of the site and surroundings.
(Ord. 1670(19) § 11)
A. 
All landscaping (e.g., ground cover, hedges, lawns, shrubs, and trees) shall be maintained in a healthful and thriving condition at all times.
B. 
Any damaged, dead, or decaying vegetation shall be replaced by the equivalent vegetation of a size, form, and character which will be comparable at full growth.
C. 
Vegetation used for screening purposes shall be selectively thinned if it is determined by the Director that thinning would improve view corridors, walkability, or protect public health, safety, and welfare.
D. 
All vegetation shall be adequately and efficiently irrigated. Irrigation systems and their components shall be maintained in a fully functional manner.
E. 
Landscaping shall regularly be kept clean and free of debris, litter, and weeds.
F. 
All fences and walls that have been incorporated into an approved landscape design plan shall regularly be maintained in an attractive and safe manner.
G. 
The review authority shall, as a condition of approval of any Landscape Design Plan require the implementation of a landscaping maintenance agreement for the maintenance of any or all landscaping on a project.
(Ord. 1670(19) § 11)