The purpose of this chapter is to establish minimum landscape
requirements to enhance the appearance of developments, extend the
green space network of the city, reduce heat and glare, control soil
erosion, conserve water, ensure ongoing maintenance of landscape areas,
reduce wildfire hazards, and ensure that landscape installations do
not create hazards for motorists or pedestrians.
(Ord. No. 1000 § 4, 2022)
The requirements contained in this chapter apply to all new
and existing development and shall be in addition to any other development
standards and regulations contained elsewhere within the Development
Code (e.g. Water Efficient Landscaping).
(Ord. No. 1000 § 4, 2022)
When this chapter is applicable to new projects or existing development, as identified in section 17.56.020 (Applicability), preliminary and final landscape plans shall be submitted in accordance with the requirements of this chapter and review of such plans shall be conducted as part of the design review process.
A.
Preliminary
landscape and irrigation plan. A preliminary landscape plan and irrigation
plan shall be submitted to the designated approving authority. This
plan must show a water budget that includes the estimate water use
(in gallons), the irrigated area (in square feet), precipitation rate,
and flow rate in gallons per minute as well as conceptual locations
for trees, shrubs, ground cover, etc., and a corresponding list of
planting material by species, quantity, and size.
B.
Final
landscape and irrigation plan. After a preliminary landscape and irrigation
plan has been approved by the designated approving authority, a final
landscape and irrigation plan shall be submitted to the planning director
in conjunction with site improvement plans. The final landscape planting
and irrigation plans shall be prepared by a registered licensed landscape
architect and shall be in substantial compliance with the preliminary
landscape and irrigation plan approved by the designated approving
authority. Final plans shall show the exact location of and irrigation
for trees, shrubs, and ground cover. The final landscape plan shall
include, at a minimum, plant name, plant quantity, plant size, location
of impervious surfaces, utilities and lighting, irrigation system,
and plans for tree retention and removal where applicable. The final
landscape plan should also include a water budget that includes the
estimated water use (in gallons), the irrigated area (in square feet),
precipitation rate, and flow rate in gallons per minute.
(Ord. No. 1000 § 4, 2022)
Landscaping plans subject to review. When the requirements of this chapter are applicable as established in section 17.56.020 (Applicability), the following landscape plan review process shall be conducted in conjunction with design review for the proposed action, pursuant to the requirements of section 17.16.130 (Minor Design Review) and section 17.20.040 (Major Design Review).
1.
Approving authority. The designated approving authority shall be the same as the designated approving authority of the entitlement for new projects or existing development as identified in section 17.56.020 (Applicability). For projects in the wildland-urban interface fire area, the fire chief is an additional approving authority.
2.
Approval of preliminary and final plans. The designated approving authority shall review and approve the preliminary landscape and irrigation plan. Upon approval of the preliminary landscape and irrigation plan, a final landscape and irrigation plan shall be submitted to the approving authority prior to issuance of building permits for new projects or applicable expansions to existing development as established in section 17.56.020 (Applicability).
3.
Approval
required. The landscaping shall not be installed until the applicant
receives approval of the final landscape and irrigation plan by the
approving authority and any applicable permits have been issued.
4.
Changes
to final plans. Changes to the approved final landscape and irrigation
plans that affect the character or quantity of the plant material
or irrigation system design are required to be resubmitted to the
original approving authority for approval before installation.
(Ord. No. 1000 § 4, 2022)
A.
General
location for landscape improvements. Landscaping shall be provided
in the following locations for all types of development as listed
below, unless the designated approving authority determines that the
required landscape is not necessary to fulfill the purposes of this
chapter. Nothing in this chapter is intended to discourage landscaping
in excess of the minimum requirements listed herein.
B.
Setbacks,
public frontage, and street frontage. All setback areas required by
this code, areas between the curb and setback, public frontage areas,
or portions of the site with any street frontage, shall be landscaped
and maintained in compliance with this chapter except where an area
of a required set-back is improved with a paved surface such as a
sidewalk or driveway.
1.
In
all Industrial Zones the front and exterior side yard setback areas
adjoining public rights-of-way are required to be landscaped, including
the property frontage within the right-of-way.
2.
Trees
are required along sidewalks and primary street frontage, in addition
to other landscaping requirements.
C.
Undeveloped
areas. All areas of a site that are part of an entitled/approved master
planned development application, such as pad sites being held for
future development, shall be landscaped in compliance with this chapter.
D.
Parking
areas. Within parking lots, landscaping shall be used for shade and
climate control, to enhance project design, and to screen the visual
impact of vehicles and large expanses of pavement consistent with
the requirements of this chapter.
E.
Pedestrian
paths and pedestrian entrances. Along pedestrian pathways and at building
entrances, trees shall be provided in compliance with this chapter
for shade and climate control, to define the public space, and moderate
high temperatures and wind speeds.
F.
Plant
type. Landscape planting shall emphasize climate appropriate, drought-tolerant,
native, and noninvasive species (especially along natural, open space
areas), shall complement the architectural design of structures on
the site, and shall be suitable for the soil and climatic conditions
specific to the site. Plant species known to be invasive and listed
on the California Invasive Plant Inventory published by the California
Invasive Plant Council (Cal-IPC) are prohibited. In the wildland-urban
interface fire area, planting shall emphasize wildfire hazard reduction.
G.
Planting
layout and plant diversity. Plant selection shall vary in type and
planting pattern. Informal planting patterns are preferred over uniform
and entirely symmetrical planting patterns. Use of deciduous flowering
trees and shrubs and colorful plantings is encouraged in conjunction
with evergreen species. Groupings of shrubs shall contain multiple
plant types, interspersed with varying heights and blooming seasons
for year-round interest.
H.
Street
and parking lot trees. Street and parking lot trees shall be selected
from the city's adopted master list of street trees and parking lot
trees.
I.
Trees
planted within ten feet of a street, sidewalk, paved trail, or walkway
shall be a deep-rooted species or shall be separated from hardscapes
by a root barrier to prevent physical damage to public improvements.
J.
In
the wildland-urban interface fire area, plant types shall not include
those identified as fire prone or those types that are specifically
prohibited by the fire district.
K.
Planting
size, spacing, and planter widths. In order to achieve an immediate
effect of a landscape installation and to allow sustained growth of
planting materials, minimum plant material sizes, plant spacing, and
minimum planter widths (inside measurements) are as follows:
1.
Trees.
The minimum planting size for trees for mixed-use, commercial, office,
and community/civic uses shall be 15-gallon, with 25 percent of all
trees on a project site planted at a minimum 24-inch box size. For
mixed-use, commercial, office, and community/civic uses tree spacing
with-in perimeter planters along streets and abutting residential
property shall be planted no farther apart on center than the mature
diameter of the proposed species. Minimum planter widths for trees
shall be between five feet and ten feet, consistent with the city's
adopted master list of street trees and parking lot trees.
2.
Trees
in industrial zones.
a.
The minimum planting size for trees for industrial uses shall be
15-gallon with 25 percent of all trees on a project site planted at
a minimum 24-inch box size.
b.
The minimum planting size for trees for industrial uses in primary
buildings greater than 200,000 square feet in gross floor area shall
be minimum 24-inch box size with 25 percent of all trees at 36-inch
box size.
c.
Tree spacing for all industrial uses within perimeter planters along
streets and abutting residential property shall be planted no farther
apart on center than the mature diameter of the proposed species.
Minimum planter widths for trees shall be between five feet and ten
feet, consistent with the city's adopted master list of street trees
and parking lot trees.
3.
Shrubs.
Shrub planting shall be a minimum five-gallon size, with a 15-gallon
minimum size required where a landscape screen (visual buffer) is
conditioned by the designated approving authority (e.g., screening
of headlights from drive-through aisles). The minimum planter width
for shrubs is four feet.
4.
Ground
cover. Plants used for mass planting may be grown in flats of up to
64 plants or in individual one-gallon containers. Rooted cuttings
from flats shall be planted no farther apart than 12 inches on center,
and containerized woody, shrub ground cover plantings shall be planted
no farther apart than three feet on center in order to achieve full
coverage within one year. Minimum planter width for ground cover is
two feet, with the exception of sod, which requires a minimum planter
width of six feet.
L.
Synthetic
turf (lawns). Synthetic turf may be used as a substitute for natural
turf for the purposes of water conservation. The following standards
shall apply to the use and maintenance of synthetic turf.
1.
Synthetic
turf shall consist of lifelike individual blades of grass that emulate
real grass in look and color and have a minimum pile height of one
and one-half inches.
2.
A
proper drainage system shall be installed underneath to prevent excess
runoff or pooling of water.
3.
Synthetic
turf shall be installed and maintained to effectively simulate the
appearance of a well maintained lawn.
4.
The
use of indoor or outdoor plastic or nylon carpeting as a replacement
for synthetic turf or natural turf shall be prohibited.
5.
Synthetic
turf shall be installed in combination with natural plant materials
(e.g. trees, shrubs and groundcover) to enhance the overall landscaping
design.
(Ord. No. 1000 § 4, 2022)
In addition to the general requirements of section 17.56.050 (General Landscape Development Standards), the requirements listed below apply to the special types of landscaping. However, in the wildland-urban interface fire area, the fire district requirements preclude the application of these special types of landscaping.
B.
Project
entry landscaping. Entries to multi-tenant projects (both residential
and nonresidential) shall be designed as a special statement reflective
of the character and scale of the project to establish identity for
tenants, visitors, and patrons. Flowering access plantings and specimen
trees shall be used to reinforce the entry statement.
C.
Trees
adjacent to building walls. With the exception of single-family housing
developments, trees shall be planted in areas of public view adjacent
to structures at a rate of one tree per 30 linear feet of building
length, particularly to interrupt expansive horizontal and vertical
surfaces. Tree clusters may be used subject to approval by the approving
authority.
D.
Screening
of drive-through aisles. To screen vehicles and associated headlights
in a drive-through lane from view of abutting street rights-of-way,
a minimum five-foot wide planter shall include a minimum three-foot
tall (maximum four-foot tall) landscape barrier planted with trees
and other landscaping consistent with those in the parking area. At
no time shall this landscape barrier be pruned in a manner that allows
the vehicle headlights from the drive-through lane to be visible from
abutting street rights-of-way. Plantings shall also be designed to
discourage potential safety issues (e.g., persons lying in wait).
E.
Screening of outdoor equipment. Screening is required according to chapter 17.48 (Fences, Walls, and Screening).
F.
Wireless
communication facilities. Where feasible, facilities shall be installed
so as to maintain and enhance existing landscaping on the site, including
trees, foliage, and shrubs, whether or not utilized for screening.
Additional landscaping may be planted around the tower and related
equipment to buffer abutting residential zones or uses and to buffer
public trails. Specifically, landscaping around the perimeter of the
facility (leased area) shall include dense tree and shrub plantings
with the necessary irrigation. Trees shall be fast-growing evergreen
species, with a minimum size of 24-inch box. Shrubs shall be a minimum
15-gallon size covering a minimum planter area depth of five feet
around the facility. Trees and shrubs shall be planted no farther
apart on center than the mature diameter of the proposed species.
G.
On-site
pedestrian pathways. Pedestrian pathway landscaping shall include
shade trees placed so as to cover 60 percent of the total pathway
area with tree canopies within 15 years of securing building permit.
H.
Public
spaces. Pedestrian space landscaping shall include a combination of
shade trees and pedestrian shading devices (e.g. canopies, awnings,
and umbrellas) placed so as to cover 60 percent of the total space
with a shade canopy within 15 years of securing the building permit.
I.
Buffering
between uses. A landscape buffer shall be provided between residential
and nonresidential uses and between single-family uses and multi-family
uses containing three or more units. Buffer areas shall include a
minimum ten-foot wide planter strip with shrubs and both deciduous
and evergreen trees planted a maximum of 30 feet on center.
J.
Interior
property boundaries. When a landscaped area is provided, trees shall
be planted at a rate of one tree per 30 linear feet of interior property
line within a planter area that is a minimum of six feet wide. Tree
clusters may be used subject to approval by the approving authority.
K.
Sound
walls/masonry walls. Where setback and open space areas are screened
from public view by walls or similar approved structures, landscaping
shall be provided such that 50 percent of the wall shall be covered
by landscape material within five years.
L.
Parking
lot landscape. Parking lot landscape includes perimeter planters,
abutting parking lots and drive aisles, tree planting for parking
lot shade, and a combination of continuous planting strips, planting
fingers, and parking islands throughout the parking lot. Parking lot
landscape requirements applicable to parking lots with five or more
spaces for commercial, industrial, mixed-use, and multi-family residential
uses are listed below:
1.
Number
of trees required. Trees shall be installed in planting wells in a
parking lot at a rate of one tree for every three parking stalls.
Tree selections shall be approved by the planning director.
2.
Exception
for solar collectors. The minimum requirement for trees and shrubs
may be waived for the portion of a parking area over which photo-voltaic
solar collectors are installed where they also function as shade structures.
3.
A
minimum of ten percent of the total off-street parking area shall
be landscaped with trees, shrubs, and appropriate ground cover. The
parking area shall be computed by adding the areas used for access
drive aisles, stalls, maneuvering, and landscaping within that portion
of the premises that is devoted to vehicular parking and circulation.
4.
Each
unenclosed parking facility shall provide a perimeter landscaped strip
at least five feet wide (inside dimension) where the facility adjoins
a side or rear property line. The perimeter landscaped strip may include
any landscaped yard or landscaped area otherwise required and shall
be continuous, except for required access to the site or parking facility.
5.
Screening.
All surface parking areas shall be screened from streets and adjoining
properties, and the open space areas between the property line and
public street right-of-way shall be landscaped with a combination
of trees, shrubs, and ground cover. Screening between residential
and nonresidential uses shall not be less than five feet in height.
Parking lot landscaping shall be located so that pedestrians are not
required to cross unpaved areas to reach building entrances from parked
cars.
6.
Existing
trees. Existing mature trees that are in good health, as determined
by a qualified arborist, on a vacant/undeveloped site where there
is a proposal for development must be retained in-place whenever possible.
7.
Planter
design. All parking lot planters shall be designed to meet the following
minimum requirements:
a.
Planters shall be separated from maneuvering and parking areas by
a concrete curb with minimum dimensions of six inches high by six
inches wide.
b.
Tree planting wells shall have a minimum area of 25 square feet with a minimum dimension of five feet and be enclosed by a concrete curb with dimensions as noted in subsection (7)(a) above.
c.
A planter located immediately adjacent to a parking stall shall have a 6-inch concrete paver, in addition to the curb as noted in subsection (7)(a) above, along the entire length of the side of the curb (and parallel to the curb) that is closest to the stall to facilitate entering/exiting of a vehicle.
M.
Landscape
planters along the sides of parking stalls shall be a minimum of 90
square feet with a minimal outside dimension of not less than six
feet.
|
FIGURE 17.56.060-1 PARKING LOT LANDSCAPING
FIGURE 17.56.060-2 PARKING LOT PLANTER DESIGN
 |
(Ord. No. 1000 § 4, 2022)
A.
Front
yard defined. For the purposes of this section, "front yard" shall
mean the area extending across the full width of the lot between the
back of sidewalk and the building or structure on said lot. For corner
lots, the area extending the full depth of the lot between the back
of sidewalk and any perimeter fence, wall or structure, and visible
from the right-of-way shall also be included. Lots without parkway
and sidewalk improvements shall be measured from the back of curb
(See Figure 17.56.070-1 (Front Yard Landscaping Area)).
|
FIGURE 17.56.070-1 FRONT YARD LANDSCAPING AREA
 |
B.
Front
yard landscaping ratio. Front yard landscaping ratios applicable to
single-family residential lots are listed below:
C.
Front
yard landscaping. Front yard landscaping requirements applicable to
single-family residential lots are listed below:
1.
Turf
(lawn) areas should be minimized to active play areas where feasible.
The use of warm season turf, when desired is preferred.
2.
Fountains
shall be counted as landscape for the purposes of calculating the
front yard landscaping ratio and must use a recirculating water system.
3.
Synthetic turf (lawn) shall be counted as landscape for the purposes of calculating the front yard landscaping ratio and shall comply with the requirements of section 17.56.050 (General Landscape Development Standards).
4.
Landscape
minimum shall be calculated based on the size of the plants at maturity.
Landscapes should be designed with appropriate plant spacing based
on the mature size of the plant.
5.
Decorative
hardscape. On smaller lots, decorative hardscape can, but is not required
to be limited to one material. To provide visual interest on larger
lots decorative hardscape shall use more than one uniform size, color
or type of material. Decorative hardscape materials can vary in either
size, variety or color or material. Table 17.56.070-2 sets forth the
standards for landscaping on residential single-family lots, based
on overall lot size.
|
TABLE 17.56.070-2 DECORATIVE HARDSCAPE
| |
|---|---|
|
Lot Size
|
Types Required
|
|
Less than 5,000 sq. ft.
|
No variation required
|
|
5,001—10,000 sq. ft.
|
Minimum of 2
|
|
10,001 sq. ft. or more
|
Minimum of 3
|
6.
Decorative
hardscape shall not be fixed firm in place with concrete or other
materials that prevent water percolation or create excess runoff.
D.
Parkway
landscaping. Permitted parkway groundcover landscaping materials and
methods for residential lots are listed below:
1.
Low
water use plants, excluding cactus, roses and all other plants that
contain sharp, pointed and thorn type plant structures. Plants shall
not exceed a height of 18 inches at maturity.
2.
Low
water use turf alternatives (i.e., groundcovers and grasses).
4.
Decomposed
granite, provided it is installed with a stabilizer in accordance
with city standards.
5.
Gravel
may be used as ground cover only if it is three-quarter inch in size
(i.e., crushed stone) and is not smooth (i.e., pea gravel or river
rock).
6.
Mulch
or bark may be used as a ground cover.
7.
Mulch,
bark or gravel must be installed just below the curb, to prevent migration
of material to the sidewalk or street.
8.
The
installation of turf alternatives shall not cause negative impact
to existing trees within the parkway. A tree root protection zone
of five to six feet from the trunk shall be maintained at all times.
9.
All
trees within the parkway shall be irrigated properly to ensure the
life of the tree.
E.
Trees
required. Table 17.56.070-3 (Trees Required in Residential Zones)
sets forth minimum standards for the number and size of trees, both
on and off site, for new development.
|
TABLE 17.56.070-3 TREES REQUIRED IN RESIDENTIAL ZONES
| ||||
|---|---|---|---|---|
|
Feature/District
|
LM
|
M
|
MH
|
H
|
|
Number of trees/gross acre
|
40
|
45
|
50
|
50
|
|
Percentage of 48-inch box or larger trees
|
0
|
0
|
5%
|
10%
|
|
Percentage of 36-inch box trees
|
0
|
10%
|
5%
|
10%
|
|
Percentage of 24-inch box trees
|
10%
|
10%
|
20%
|
10%
|
|
Percentage of 15-gallon trees
|
90%
|
80%
|
70%
|
70%
|
F.
New windrow plantings of fire resistant tree species may be required to perpetuate a windbreak system at a ratio of 50 linear feet per acre. The location of required windrow plantings shall be generally guided by the established 330-foot × 660-foot grid pattern. Required windrows may follow any portion of this grid, provided the total length of windrows meets or exceeds the minimum length. The use of the 330-foot × 660-foot planting grid is not meant to discourage development of curvilinear local streets. The size, spacing, staking, and irrigation of these trees shall be in accordance with the tree replacement policies set forth in section 17.56.080 (Removal and Replacement of Required Landscaping) except within the urban wildlife interface area (no eucalyptus trees allowed).
G.
New
development. All new development shall comply with the approved final
landscape plans and shall be completely installed prior to occupancy.
(Ord. No. 1000 § 4, 2022)
A.
Replacement
sizes. All plant material removed from a project in which the planning
department has approved the landscape plan shall be replaced with
the following replacement sizes: shrubs—five-gallon size; ground
cover—flats. Size of replacement trees shall be determined by
the planning director based on the conditions of the property. Trees
removed or severely and improperly trimmed shall be replaced with
an appropriately sized tree as determined by the planning director.
(Ord. No. 1000 § 4, 2022)
A.
Responsibility.
Pursuant to the requirements of this chapter, the owner of private
property adjoining the area between the curb and the sidewalk known
as the parkway shall be responsible to plant, install and maintain
landscaping in the parkway for the entire frontage of the property
in accordance with this section. This responsibility applies to all
commercial, mixed-use, industrial, single-family, multi-family, and
mobile home property owners and home owners associations with landscaped
areas that are not within a designated Landscape Maintenance District
(LMD).
B.
Maintenance.
The property owner is responsible for providing sufficient moisture
to the parkway to maintain any landscaping and trees in a healthy
condition.
C.
Landscaping
materials. The following landscape or decorative hardscape materials
are allowed with developed parkways:
1.
Low
growing planting, excluding cactus, roses and any other plants that
contain sharp, pointed or thorn type plant structures. Low water use
plants are required for new development.
2.
Turf
and turf alternatives (i.e., groundcovers and grasses). Low water
use turf and turf alternatives are required for new development.
3.
Wood
mulches, bark or chips installed in accordance with city standards.
4.
Synthetic
turf, provided it is installed outside of the tree root protection
zone, in accordance with city standards.
D.
Prohibited
landscaping materials. The following materials are prohibited within
developed parkways:
(Ord. No. 1000 § 4, 2022)
Pursuant to the requirements of this chapter, the owner of private property located adjacent to local feeder trails that are within easements on said property, shall be responsible for the maintenance of the applicable local feeder trail to ensure that it is usable and consistent with the trails implementation plan, the city's design/technical standards, and chapter 17.68 (Property Maintenance).
(Ord. No. 1000 § 4, 2022)
