This article of Specific Plan No. 21 contains a series of design concepts, requirements and guidelines that will be used to guide subsequent levels of planning and design for individual development projects within the specific plan area. These concepts and guidelines are intended to promote a consistent character of streetscape development that enhances the visual quality and aesthetic character of the project. Variations to or modifications of these concepts and guidelines may be granted subject to the approval of the city engineer, subject to appeals according to the city standard appeal process.
(Ord. 871 § 1 (IV), 1987)
The following general guidelines are intended to promote a consistent and careful treatment of street tree plantings and landscaping programs.
A. 
Unless a formal design is recommended, street tree planting should generally consist of random patterns. Interesting tree massings with random spacings are encouraged to provide an undulating and varied streetscape, with view "windows" created at selected points. In some cases, often depending on adjacent architectural styles, a more formal "on-center" spacing of single tree species may be more appropriate. Whether a formal or informal design concept is used, the selected design concept should be reflected along the entire length or substantial continuous cement of the street.
B. 
Street trees along arterial and collector roadways should be planted in mounded areas of turf, ground cover, or shrubs. Mounded areas of turf should not exceed a 3:1 slope condition.
C. 
Landscaping should be intensified to emphasize entries, transitions and destinations. Entry monuments should be enhanced with tree shrub and groundcover plantings.
D. 
All community-wide and common area landscape plantings shall be adequately irrigated and maintained. Automatic irrigation systems should be utilized to insure the continued growth of plant materials.
E. 
Landscaping should be used to accentuate view windows into commercial office and residential neighborhoods. Trees and shrubs can be planted to frame or screen views selectively.
F. 
Vegetation of varying heights, textures and colors should be used in conjunction with walls and fences to define discreet boundaries.
G. 
Walls and fences should be designed as an integral element of the streetscape design concept, enhancing and complementing the landscaped setback areas.
H. 
Primary landscape elements should be "mature specimen, long-lived" trees with perennial shrubs and/or groundcovers included where appropriate. Annual flower beds can serve as attractive accent elements, particularly at entry monument locations.
I. 
Landscape elements should complement architectural design elements. Expansive horizontal and vertical surfaces, comprised of singular materials, should be modulated or interrupted by foliage masses.
J. 
Within individual projects, trees should be used to define and enclose exterior spaces intended for different activities.
K. 
Landscaping and architectural features should be used to screen from view certain visually undesirable elements such as parking, storage, loading, refuse containers, utilities and irrigation controls.
(Ord. 871 § 1 (IV), 1987)
A. 
The streetscape concept plan for the Lone Hill Business Park identifies two streets which will receive special landscape treatments. Standards for landscaping, screening and building setback requirements are illustrated in Exhibits C1 through C5 for the following streets: Lone Hill Avenue and Cienega Avenue.
B. 
In order to regulate the design of the building setback areas and to create a pattern of varying setbacks, a series of "setback zones" has been defined along each streetscape. These setback zones apply to each of the streets listed in subsection A, as shown in the cross-sections on Exhibits C1 through C5. Regulations associated with each zone include the following:
1. 
Setback Zone A. This zone must be one hundred percent landscaping, with sidewalks and entry drives also permitted where applicable. No parking is permitted. Area A1 is within the public street right-of-way. Area A2 is private land outside of the right-of-way.
2. 
Setback Zone B. This zone provides for an additional setback of twenty feet for buildings greater than twenty-two feet in height as measured from the centerline of Cienega Avenue at a point three hundred feet from Lone Hill Avenue to the top of the building parapet if such buildings are within six hundred feet of Lone Hill Avenue (see Maximum Building Height per Section 18.534.210) and is restricted to: one hundred percent landscaping; landscaping with limited parking; or landscaping with restricted encroachment of commercial buildings twenty-two feet or less in height as measured in this subsection.
C. 
To achieve the desired streetscape appearance, the following special standards shall apply to all streets in the specific plan area:
1. 
The minimum dimensions for setback zones A and B are shown on the street cross-sections on Exhibits C1 through C5;
2. 
A minimum of five percent of the total area within Zone B must be landscaped;
3. 
Building projections in Zone B (which must be no greater than twenty-two feet in height as measured in subsection B) shall not exceed eighty percent of the lot street frontage.
D. 
Special design features should be utilized to create particular design statements at key street intersections and project entry points. The design statements should be uniform in concept and utilize elements associated with the streetscape along the adjacent street and the entries should be vehicular oriented.
E. 
Transitional plantings of trees and shrubs are recommended at the interfaces between residential and office park land uses. As an example, entries into office park areas might feature flowering canopy trees, with parking lot edges mounded and planted to screen cars and trucks. Effective landscape transition can give better definition to the office park/residential edge.
F. 
Transitions between neighborhoods and public uses should have a gradual transition of tree types and tree scale. If developed in the plan, public use areas should have their own landscape identity, but will be visually connected by blending plant material with adjacent land uses.
G. 
Parking lots for business park, commercial and office uses should be buffered along the interior street using berms and tree and shrub plantings.
This planting should be designed to break up and partially screen views of the parked cars. Trees should also be planted in curbed islands within the parking area to break up large expanses of paving, filter views, provide shade and reduce glare.
(Ord. 871 § 1 (IV), 1987)
A. 
A development plan review shall be required. No person shall construct any building or structure, or relocate, rebuild, alter, enlarge or modify any existing building or structure, until a development plan has been reviewed and approved in accordance with the provisions of Chapter 18.12.
B. 
Prior to formal application to the development plan review board, the applicant may request that the board review and approve a conceptual design for the project. Application for conceptual design review shall be accompanied by the following:
1. 
A scaled site plan;
2. 
Conceptual architectural floor plans and elevations;
3. 
A preliminary grading plan;
4. 
A conceptual landscape plan;
5. 
Breakdown of land uses: i.e., parking (compact vs. regular), floor area(s), coverage(s), landscape coverage, etc;
6. 
Written description of proposed uses.
C. 
Prior to any submittal to the development plan review board, applicants shall submit the above items to city staff for informal review and comments regarding city development policies and standards. Such meetings will serve to reduce expenditures of time and money through the development process.
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(Ord. 871 § 1 (IV), 1987)