§ 8178-8

a.

Section 8178-8 shall apply to the following discretionary projects:

1.

All discretionary development where a Landscape Plan is required pursuant to the Coastal Zoning Ordinance (Chapter 1.1).

2.

All development located within one thousand (1,000) feet of publically owned park lands in the Coastal Open Space (COS) Santa Monica Mountains (M) Overlay zone.

The following grading activities, unless previously addressed in a discretionary permit:

i.

Excavations for wells, tunnels, or trenches for public utilities.

ii.

Grading for access roads or pads created for exploratory excavations.

iii.

Estimated earthwork that generates more than fifty (50) cubic yards.

4.

Residential development with a landscape area equal to or greater than five hundred (500) square feet.

5.

All development located in areas zoned Coastal Commercial (CC) or Coastal Industrial (CM), all government facilities (such as fire and police stations) located in all zones, and facilities, such as libraries, schools and hospitals developed for assembly uses, located in all zones.

6.

Parking lots that contain four (4) or more parking spaces.

7.

Landscaping within required fuel modification zones.

8.

Rehabilitated landscape projects.

9.

All Habitat Restoration Plans.

(Ord. No. 4492, § 6, 6-21-2016)

Notwithstanding Section 8178-8.2(a) above, Section 8178-8 does not apply to the following facilities and development sites:

a.

Above-ground public utilities in the public right-of-way.

b.

Cultural heritage sites where installation of landscaping pursuant to Section 8178-8 will compromise the historical integrity of that site.

c.

Exhibit areas within botanical gardens or arboreta.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.3 - Minimum landscape area.

a.

Unless otherwise stated in the subject discretionary permit or permit modification, the landscape area of the lot(s) where the development is located shall comprise no less than the minimum lot coverage for the applicable zone as specified below, with the landscape area percentages computed on the basis of the lot's or lots' net area.

1.

Coastal Industrial (CM): five (5) percent

2.

Coastal Commercial (CC): ten (10) percent

3.

Residential, Institutional and other uses: As specified by the subject discretionary permit or permit modification.

b.

Up to ten (10) percent of the required landscape area may be covered with hardscapes such as pathways, patio areas, gazebos, or public art. Additional hardscapes are permitted, but shall not be applied towards the minimum required landscape area.

c.

A larger landscape area may be required to fulfill landscaping requirements of Section 8178-8.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.4 - Landscape area development standards.

The following standards apply to all landscape areas required under this Section 8178-8.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

(a)

Native, fire-resistant and drought-tolerant vegetation shall be used for landscaping with the following exceptions:

•

Drought tolerant, non-native, non-invasive or non-invasive watch list species vegetation may be used when located within the approved building site for discretionary projects.

•

Drought tolerant plants, and fire resistant non-native plants approved by the Ventura County Fire Protection District, may be used in the fuel modification zone except when located within an buffer zone.

•

When located in areas not conducive to native plant establishment.

Invasive and invasive watch list plant species are prohibited.

(b)

Landscape areas shall include a variety of plant species, heights, colors and textures and shall be installed according to size constraints, spacing requirements and compatibility with the surrounding area.

(c)

The plant palette for a ESHA Mitigation Plan or Tree Protection, Planting, and Monitoring Plan shall be restricted to locally-indigenous native vegetation.

(d)

Landscaping shall be sited and designed to protect coastal resources, including ESHA, scenic resources, water quality, and water supply.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

(a)

All existing protected trees may be incorporated into the landscape area unless removal is separately permitted as part of the proposed development pursuant to Section 8178-7.5.1, Planned Development Permit.

(b)

Existing non-invasive vegetation may be integrated into the landscape plan provided existing vegetation is compatible with required landscaping.

(c)

Existing vegetation that is considered invasive or invasive watch list species shall be removed from the landscape area.

(d)

Existing vegetation that will remain shall be protected and maintained during the construction phase of the development.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

(a)

Trees required to be planted as a mitigation measure or as part of an approved Landscape Plan shall comply with the following standards:

(1)

Native Trees. The planting of native trees shall comply with the planting specifications included in the Tree Protection, Planting and Monitoring Plan. (See Section 8178-7.7.2.)

(2)

Non-Native Trees. The planting of new, non-native trees is subject to the following requirements:

a.

Non-native trees shall not be planted in ESHA or associated buffer zone;

b.

In the Coastal Open Space (COS) zone, the planting of new non-native trees shall be restricted to the approved building site only; and

c.

In the Coastal Industrial (CM) zone, non-native trees shall be restricted to developed areas for the purpose of screening approved structures.

(b)

Replacement trees shall be planted immediately after grading activities are completed for site development or in accordance with the approved Tree Protection, Planting and Monitoring Plan.

(c)

The planting of invasive or invasive watch list species of trees is prohibited in the coastal zone.

(d)

In the Coastal Open Space (COS) and Santa Monica Mountains (M) overlay zone, only native trees shall be used in the landscape area.

(e)

Trees shall be planted wherever adequate space is available, except in the following circumstances:

(1)

Non-native trees shall not be substituted for native trees when native trees are used to fulfill a mitigation measure for the development.

(2)

New trees at maturity shall not extend into overhead utility lines.

(f)

At least one (1) tree shall be planted in any required landscape planter. Additional trees shall be planted if adequate spacing between trees can be provided.

(g)

Trees shall not be planted where they would generate substantial interference with the operation of approved lighting fixtures.

(h)

Trees shall not be planted where they would interfere with site access driveways, access to fire suppression equipment such as hydrants.

(i)

Trees shall not be located where the tree will interfere with public accessways, public access easements, or where they would otherwise interfere with coastal access.

(j)

Trees shall not be planted closer than ten (10) feet from the rear of any traffic or directional sign and twenty-five (25) feet from the front of any traffic or directional sign. Trees shall be set back further from such signs if necessary for traffic safety.

(k)

Trees located in parking lots shall be kept trimmed to maintain at least eight and one-half (8½) feet of ground clearance for adjacent parking spaces and pedestrian areas, and shall maintain at least thirteen and one-half (13½) feet of vertical ground clearance over driveways and drive aisles.

(l)

The tree protection zone of a tree shall be kept free from other types of landscaping except as allowed by Section 8178-7.4.1.

(m)

Trees shall not be planted where the tree would reduce visibility within a clear sight triangle.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

Street trees required as a condition of approval of a discretionary permit, or that are proposed within a public road right-of-way, shall be installed in conformance with the following:

(a)

New street trees shall comply with the Ventura County Public Work Agency's required setbacks from edge of sidewalk, except when tree wells are provided in the sidewalk.

(b)

Street trees shall be planted where the tree's growth will not damage the components of the street (sidewalk, curb/gutter, etc.) or overhead utility lines.

(c)

Street trees shall be selected and planted so the tree does not interfere with pedestrian or vehicular circulation.

(d)

When street trees are provided, they shall be spaced an average of forty (40) feet on center.

(e)

Street trees shall be single trunk, not multi-trunked species.

(f)

The planting of any street tree shall comply with Section 8175-3.8 and the planting specifications prescribed by the County Public Works Agency or qualified tree consultant.

(g)

Should a street tree be removed that is part of an approved landscape plan, that tree shall be replaced pursuant to Section 8178-7.5.2.2.

(h)

The applicant shall obtain a separate encroachment permit from the Ventura County Public Works Agency prior to installing a street tree.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

Shrubs are used within a landscape area to provide foliage, texture, and color to landscape themes. Shrubs provide variety of height and mass within a landscape area, bring buildings into human scale, provide privacy for outdoor areas, and screen undesirable views.

Shrubs should be included in a landscape area and shall comply with the following:

(a)

One- to 15-gallon size shrubs shall be planted and spaced in accordance with their size at maturity but no less than one (1) shrub for every five (5) linear feet of landscape planter or fraction thereof.

(b)

Hedges and shrubbery over three (3) feet in height are prohibited within parking lot islands and clear site triangles.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

Groundcover, when established, can prevent the germination of weeds, protect soil from erosion and water loss, provide habitat and cover for beneficial insects, and function as an attractive element within a landscape.

Groundcover shall be incorporated into the landscape area using the following standards:

(a)

Irrigated groundcovers may be planted from root cuttings or applied as hydromulch.

(b)

Groundcover applied as hydromulch is subject to the following:

(1)

The hydromulch must be comprised of a locally-indigenous native seed mix.

(2)

Hydromulch seeds should be applied following the first measurable rainfall in the fall of the year or a temporary irrigation method shall be provided to ensure germination and initial growth.

(3)

Such planting shall be adequate to provide ninety (90) percent coverage within ninety (90) days. Additional applications shall be repeated as necessary to provide such coverage.

(c)

Manufactured (human-made) slopes shall be planted with groundcover. See Section 8178-8.4.2.5.1(c).

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

The typical California lawn can require several times more water than groundcover consisting of native or other drought-tolerant plants. To help reduce urban water demand for outdoor purposes, the installation of turf shall be limited to the following:

(a)

Unless a modification is granted pursuant to Section 8178-8.7, turf shall not exceed twenty-five (25) percent of the landscape area for residential development and no turf shall be allowed in non-residential development except as authorized by Section 8178-8.4.1.5(b) below.

(b)

A higher percentage of irrigated turf on sports fields, golf courses, playgrounds, parks, bioswales, or other areas may be approved to serve a functional need. The use of irrigated turf within these areas shall be minimized to the greatest extent possible.

(c)

All turf shall be a warm season variety, except within areas used for recreation, which may use cool season varieties.

(d)

Turf shall not be used on slopes greater than ten (10) percent, except within designated stormwater management areas.

(e)

Turf shall not be planted in street medians, traffic islands, landscape planters, or bulb-outs of any size.

(f)

Approved turf shall be irrigated by sub-surface irrigation or by technology that creates no overspray or runoff.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

To conserve moisture and improve the fertility and health of the soil, a layer of mulch shall be applied to landscape areas as follows:

(a)

Whenever possible, prior to any earth disturbance, topsoil shall be removed and stockpiled for future use. Topsoil shall be spread as the final surface layer of soil (prior to the application of mulch) in the landscape area, except when the soil is characterized by invasive or invasive watch list plant species and seeds.

(b)

Exposed soil in all non-turf and non-groundcover landscape areas shall be covered with at least three (3) inches of mulch but no more than twelve (12) inches in depth.

(c)

Except as allowed by Section 8178-8.4.1.6(c) below, organic mulch materials shall be used in required landscape areas. Composted organic material is preferred over other products such as bark and wood chips.

(d)

The following inorganic materials may be used in conjunction with organic mulch, subject to the following limitations:

(1)

Plastic. Opaque plastic tarps may be used to cover an area of soil for the purpose of killing weeds and preventing germination of weed seeds. Plastic tarps shall be temporary and removed within six (6) to eight (8) weeks from the date of installation.

(2)

Stone/Gravel. May be used for stormwater management landscaping. When used for other purposes, stone/gravel is considered hardscape subject to the limitations specified by Section 8178-8.3(b).

(3)

Sand. May be used to improve the drainage characteristics of the soil.

(4)

Landscape Fabric. On property with steep slopes, landscape fabric may be used to control erosion and stabilize or protect plants from rain water and soil washout. A minimum two (2) to three (3) inches of organic mulch shall be placed over the landscape fabric to prevent weed growth and to promote plant growth.

(e)

Mulch is not considered groundcover for the purpose of meeting minimum landscape requirements.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

8178-8.4.1.7 - Public safety.

(a)

Crime Deterrence. To avoid potential interference with police surveillance, landscaping required for discretionary projects in the Coastal Commercial (CC) and Coastal Industrial (CM) zones shall not obstruct views of exterior doors from an adjacent public street. Plants also shall not block security light sources or restrict access to emergency apparatuses.

(b)

Clear Sight Triangles. Landscape areas shall provide plantings that are consistent with safe sight distances for vehicular traffic as required by Section 8175-3.8. No landscaping material (plants and hardscape) shall exceed the three-foot height limit within a required clear sight triangle. The landscape plan shall include measures that ensure that the required safe site distance is maintained.

(c)

Fuel Modification Zones. See Section 8178-8.4.2.3 for landscape development standards within a fuel modification zone.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

New vegetation shall not be planted that would impair the function of an existing building using passive solar heat collection or that would cast a shadow greater than ten (10) percent of the collector absorption area on existing solar collector surface or photovoltaic cells at any time between the hours of 10:00 a.m. and 2:00 p.m.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

Public art, including but not limited to a mural or sculpture, is a landscape feature that, if proposed for inclusion in the landscape area, must be included in the landscape documentation package submitted pursuant to Section 8178-8.8. Such art shall be consistent with the resource protection policies and provisions of the LCP and shall comply with the following:

(a)

The art shall complement the scale, materials, form and content of the development where it is located.

(b)

The art shall conform to height and setback standards pursuant to Section 8175-2, Schedule of Specific Development Standards by Zone.

(c)

The art should be designed to last as long as the related building or structure and be vandal/theft resistant.

(d)

The art shall not contain advertising.

(e)

The permittee shall maintain the public art.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

To provide for an attractive landscape appearance, the following specific standards, where applicable, apply to all landscape areas required under this Section 8178-8.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

Perimeter landscaping provides a physical and visual separation between development and the public right-ofway. Perimeter landscaping shall include the following:

(a)

Minimum Planter Area. Landscaped planter areas shall be a minimum of four (4) feet wide (including curbs). Narrower landscaped planter areas may be permitted, but shall not be counted toward meeting the minimum landscape area site coverage requirements.

(b)

Landscape Strip. A landscape strip shall be provided along property lines adjacent to the public or private street right-of-way as follows:

(1)

For commercial and institutional land uses, the landscape strip shall be at least five (5) feet wide.

(2)

For industrial land uses, the landscape strip shall be at least ten (10) feet wide, except for parcels zoned Coastal Industrial (CM) that are developed for oil and gas production that cannot be seen from the public rights-of-way. In such cases, a landscape strip is not required.

(3)

The landscape strip shall be measured from the inside edge of the public right-of-way.

(4)

Frontage perimeter landscaping may be crossed by walkways and access drives.

(c)

Bus shelters may be located within the perimeter landscape area but the area occupied by a bus shelter shall not count towards the required minimum landscape area.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

Landscaping and other screening features can be used to define an area, modify or hide a view, create privacy, block wind and dust, control noise, filter light, and direct traffic flow. The following standards shall apply to "landscape and other screens" proposed or required for developments where structures are visible from public viewing areas. Where feasible, landscape screens shall be the preferred method of screening.

(a)

Plants shall be used as a landscape screen for the following structures:

(1)

A blank wall or building façade (e.g., lacks windows, doors, or other type of articulation) of a commercial, industrial, or multifamily building that can be seen from a public viewing area.

(2)

Fences and walls greater than six (6) feet in height, with the exception of fences used for farm or ranch purposes as provided by Section 8174-6.1(a)(2).

(3)

Non-commercial antenna and wireless communication facilities that are prominently visible from a public viewing area.

(4)

Trash enclosures, with the exception of single-family residential lots served by individual trash and recycling containers (64-gallon or smaller).

(5)

Outdoor storage of materials and equipment accessory to commercial, industrial, institutional, and multi-family residential uses that exceed a height of six (6) feet.

(6)

Above ground utility structures including, but not limited to, an electrical transformer box, gas meter, telephone switch box, and backflow prevention device that are located outside of the public right-of-way and in public view unless a waiver is granted pursuant to Section 8178-8.7.

(7)

Hardscape landscape elements such as retaining walls, cut-off walls, abutments, bridges, and culverts that are located within a public viewshed.

(8)

Materials loading areas adjacent to a street, residentially zoned parcel, or residential land use.

(b)

Landscape or other screening methods shall not be used as a substitute for project alternatives such as resiting or reducing height or bulk of structures.

(c)

Landscape screens may be in the form of dense hedges, tree rows, or other plant configurations. Where the screening would be visible from a public viewing area, the landscape screen shall be visually compatible with the surrounding area. Landscape material shall be selected based on the following:

(1)

Size, Scale and Type of Plant Material. Establish compatibility through plant material selections that are similar in size, scale and type to plant materials in the surrounding area. Plants shall be selected based on their size at maturity, shall enhance views of the coastal areas, and shall not hinder or block coastline views from public viewing areas.

(2)

Landscaping in Public Places and Commercial Areas. Landscape screens shall improve the visual character of public facilities and commercial businesses by utilizing a diverse selection of plants that provide visual interest, color, and contrast.

(3)

Use Native Plants. A landscape screen should utilize native tree or plant species that are similar to, and compatible with, nearby natural habitats.

(4)

Enhance Abandoned Areas. Landscape screens shall visually hide or improve areas where landscaping is nonexistent or neglected. Existing shrubbery and trees shall only be allowed if the existing plant material can be revitalized and used to augment and blend with the new plant material.

The following projects shall include information that demonstrates compliance with the above standards: large projects, development within a half-mile of a scenic highway, projects located on a prominent ridgeline, and at the request of the Planning Director. To demonstrate compliance, the applicant shall submit photographic simulations that show how the landscape screen will blend with the surrounding environment, avoid being a visual point of interest, and not significantly detract or degrade the public view.

(d)

Where the plants are intended to form a dense hedge, a minimum of fifty (50) percent of the plants shall be 15gallon container size or greater and the rest shall be five-gallon container size or greater. The applicant shall demonstrate that the plants, at maturity, will form a dense hedge.

(e)

Where plants alone do not provide sufficient landscape screening pursuant to (d) above, a landscape screen shall be composed of a landscaped berm or solid wall plus plant material that complies with the following:

(1)

Where walls are used, the wall shall be set back a minimum of four (4) feet from the property line. Trees and shrubs shall be planted in front of a wall that is visible from a public viewing area.

(2)

Where earth berms are used, the berm slope shall be a maximum one (1) foot rise for every three (3) feet of linear distance (3:1 horizontal to vertical).

(3)

At the discretion of the Planning Director, see-through fencing may be substituted for a wall or berm. (See Section 8175-3.11.) Where see-through fencing is visible from a public viewing area, such fencing shall be set back a minimum of four (4) feet from the property line and trees or shrubs shall be planted in front of the fence.

(4)

The plant material shall comply with Section 8178-8.4.1.

(f)

Height of landscape screens.

(1)

Except as provided in Section 8178-8.4.2.2(e)(2) and (3) above, a landscape screen located within a setback area adjacent to a public street shall have a maximum height of three (3) feet.

(2)

Landscape screens installed along interior lot line(s) shall have a maximum height of six (6) feet.

(3)

When located within a public viewshed, landscape screens that only use plant material for the purpose of blocking objectionable views (e.g., exterior storage, or manufacturing/production equipment) shall be tall enough to conceal the storage, equipment, or structure. If walls or fences are used and are in excess of six (6) feet, a Planned Development Permit is required pursuant to Section 8174-5.

(g)

Where the ground level adjoining the street is below or above street grade, the visual screen height may be reduced or increased, as determined appropriate by the applicable County decision-maker, when the height adjustment achieves the same objective as standard height requirements.

(h)

At the time of installation, the screening must be at least forty (40) inches high. The 40-inch height can be achieved by the landscape, berm, wall, or combination thereof.

(i)

Trash enclosures shall be constructed with masonry or wood walls. Chain-link is prohibited. Finishes and colors shall be similar to the building materials of the primary structure(s) on the site.

(j)

The required height and visual opacity (density) of landscape screening shall be achieved within three (3) years of installation. An exception shall be provided for trees, where a five-year period is allowed when needed to meet the performance criteria.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

Landscaping in a fuel modification zone shall be designed, installed and maintained in conformance with the following standards:

(a)

Except as provided in subsection "b" below, only drought tolerant and fire resistant native and non-native plant species, as recommended by a qualified biologist, shall be used in the first one hundred (100) feet of mandatory fuel modification zones. Invasive or invasive watch list plant species are prohibited as inventoried by the California Invasive Plant Council.

(b)

To help preserve and protect ESHA, the following standards shall apply to landscaping within the fuel modification zone when development abuts or is adjacent to ESHA or is within a buffer zone:

(1)

Fuel modification zones within ESHA or a buffer zone shall consist only of locally indigenous, native plant species as recommended by a qualified biologist and be in accordance with an approved Fuel Modification Plan or ESHA Vegetation Management Plan (see Section 8178-2.6.9). Invasive and invasive watch list plants are strictly prohibited as inventoried by the California Invasive Plant Council;

(2)

Where complete removal of the vegetation is not required by the Ventura County Fire Protection District, fuel load shall be reduced through vegetation thinning or mowing (see Appendix E2, Section AE-2.5);

(3)

The disturbance of wildlife and special status species, including nesting birds, shall be avoided during the removal, thinning, or alteration of vegetation;

(4)

Vegetation within a fuel modification zone that overlaps with ESHA or buffer zone shall provide native transitional habitat for abutting ESHA while meeting fire protection requirements consistent with the landscaping requirements in Section 8178-8.4.2;

(5)

No permanent irrigation systems shall be installed within ESHA or buffer zone, except when such systems are located in a mandatory fuel modification zone and within fifty (50) feet of a legally established habitable structure; and

(6)

When allowed by the Ventura County Fire Protection District, trees classified as ESHA shall be retained within all or a portion of a fuel modification zone that overlaps with ESHA or buffer zone.

(c)

Except as permitted by Section 8178-7.5.4 or required by the Ventura County Fire Protection District Ordinance and defensible standards, in no case shall the fuel modification zone result in the removal of a native tree or create a bare ring of earth around structures. Other vegetation may be retained provided it avoids the spread of fire to other vegetation or to a building or structure and is located and maintained as follows:

(1)

Tree canopies and shrubs shall be spaced in accordance with Ventura County Fire Protection District defensible standards.

(2)

All trees and shrubs shall be trimmed to a minimum vegetative (leaf and branch) clearance in accordance with Ventura County Fire Protection District defensible standards.

(d)

All vegetation and mulch proposed to be planted in the fuel modification zone shall be consistent with the Fuel Modification Plan for the site authorized by the Ventura County Fire Protection District.

(e)

Approved landscaping installed within a required fuel modification zone shall be maintained for the life of the project.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

8178-8.4.2.4 - Landscaping adjacent to an Environmentally Sensitive Habitat Area.

The plant palette for a landscape area within environmentally sensitive habitat areas (ESHA) or buffer zones shall be in accordance with an approved ESHA Mitigation Plan, ESHA Vegetation Management Plan, Landscape Plan or Tree Protection, Planting, and Monitoring Plan, as applicable and shall consist of locallyindigenous native plant species as recommended by a qualified biologist. See standards in Sections 81788.4.2.3(b) and 8178-2.6.13(f).

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

8178-8.4.2.5 - Slope planting and erosion control.

To minimize erosion, sedimentation, slope instability, and degradation of water quality due to surface water runoff, the following slope landscaping measures shall be implemented.

(Ord. No. 4492, § 6, 6-21-2016)

Grading activities pursuant to Section 8178-8.2.a.4. that may require the revegetation of disturbed slopes shall be designed and maintained in compliance with the following revegetation measures:

a.

All graded and disturbed areas shall be landscaped or otherwise revegetated at the completion of grading.

b.

A combination of locally-indigenous native hydro-seed mix, plants, trees, shrubs, mulching, and other suitable stabilization methods shall be used to protect soils subject to erosion to assure soil stabilization and to

promote varying height and mass of landscaping.

c.

Manufactured Slopes. Cut and fill slopes three (3) feet in height or greater shall be planted pursuant to the following standards:

1.

If permanent groundcover is applied as hydromulch, there shall be a minimum of one (1) shrub for every one hundred twenty-five (125) square feet of slope area.

2.

If rooted cuttings are utilized as groundcover, there shall be one (1) shrub for every three hundred (300) square feet of slope area.

3.

There shall be a minimum of one (1) native tree for every five hundred (500) square feet of slope area.

4.

Sloped areas are subject to the following:

i.

Slopes less than eight (8) feet in height are not required to be planted in shrubs.

ii.

Slopes less than five (5) feet in height are not required to be planted with trees.

d.

A mix of one-gallon and 15-gallon trees and shrubs shall be used to promote varying height and mass.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.4.2.6 - Stormwater management landscaping.

a.

The siting and design of stormwater management landscaping shall be reviewed and approved by the Public Works Agency for conformance with regulations aimed at stormwater quality control. Landscape design features shall include but not be limited to the following:

1.

Graded surfaces shall convey runoff to bioretention stormwater treatment facilities, vegetated swales, and other landscape areas.

To avoid flooding, overflow from large storms shall discharge to another landscaped area or the storm drain system.

3.

The designed water flow shall not cause erosion or damage to required parking area features and pavement.

4.

Plant material shall be selected to withstand inundation of water and be capable of pollutant uptake. Stormwater management landscaping shall not interfere with the movement of vehicles, pedestrians, or bicycles and shall not impede public access to the shoreline.

b.

Stormwater management landscaping may count towards the required minimum site coverage for the landscape area if the following criteria are met:

1.

The stormwater management landscaping does not compromise the number, type, size, location, or health of protected trees.

2.

The stormwater management landscaping does not compromise required landscape screening requirements.

(Ord. No. 4492, § 6, 6-21-2016)

All open (uncovered) automobile parking lots shall be landscaped in accordance with the following:

a.

Minimum Parking Lot Landscaping. Landscaping shall be computed on the basis of the net parking facilities, which includes parking stalls, access drives, aisles and walkways, but shall not include required landscaping adjacent to streets.

b.

Open parking areas shall consist of at least six (6) percent landscaping, which is counted toward the minimum landscape area requirement, except that no parking lot landscaping is required when there are fewer than four (4) parking spaces.

c.

Parking structures and covered parking spaces are exempt from these requirements but may be conditioned on a case-by-case basis to ensure the purposes of this section are met.

d.

New commercial and institutional projects with more than ten (10) motor vehicle spaces shall provide a concentration of landscape elements at primary entrances, including specimen trees, flowering plants, and special design elements. Public art may be used, and is encouraged, in conjunction with these elements. Such art should meet the provisions of Section 8178-8.4.1.9.

e.

Landscaping shall be designed so that pedestrians are not likely to cross landscape planters to reach building entrances.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.4.2.7.1 - Interior parking lot landscaping.

Parking lots shall include interior landscaping as outlined below.

a.

Planter Dimensions.

1.

Strip Planters. Interior parking lot strip planters shall measure at least four (4) feet wide (inside dimension).

2.

Finger Planters. Finger planters shall be at least five (5) feet wide (inside dimension) and the length shall be the same as the parking space (typically, eighteen (18) feet).

3.

Tree well planters shall be a minimum of sixteen (16) square feet, (inside dimension).

b.

All parking lot landscape planters shall be protected from vehicular damage by a raised curb or a wheel stop. The raised curb or wheel stop shall be at least four (4) inches in height.

1.

Where curbs around landscape planters function as wheel stops, plants and other landscape features in the outside two (2) feet of these planters shall not extend more than two (2) inches above the four (4) inch curb or wheel stop.

2.

Curbs adjacent to landscape planters may contain cuts or notches to allow stormwater to pass into the planter if part of a landscaped stormwater management system.

c.

Preferred Layout. The preferred layout for the interior landscaping of parking areas is set forth below.

1.

A minimum eight (8) foot wide (inside dimension, inclusive of any bumper overhang) landscape planter shall be provided between the street and a parking lot, except at driveways, pedestrian pathways, and other pedestrian spaces.

2.

The ends of each row of parking spaces should be separated from drive aisles, driveways, or buildings by a finger planter.

3.

Between finger planters, tree wells or a continuous strip planter should be provided.

4.

Where parking areas and associated driveways adjoin a residential use, a vacant residentially zoned property, or a ground-floor residential land use, perimeter landscaping shall include the following:

i.

A solid masonry wall at least six (6) feet in height shall be installed and maintained along the property line except where it would adversely impact scenic resources.

ii.

Where such parking lot is across the street from an R-zoned property, the parking lot shall be separated from the street by an opaque ornamental fence, wall, landscaped earth mound, or evergreen hedge having a height of at least three (3) feet except where it would adversely impact scenic resources.

5.

Where a parking area or driveway adjoins a side or rear property line, side and rear perimeter landscaping shall be provided. The perimeter landscaping shall be at least two (2) feet wide (inside dimension) when the planters do not include trees and a minimum of four (4) feet wide (inside dimension) when the planters include trees.

6.

Where a parking area or driveway is adjacent to a building on the same site, the area should be separated from the building by a landscaped planter at least four (4) feet wide.

7.

When approving a landscape plan for a development that includes a parking lot, the preferred layout will be based on functional considerations and site constraints.

d.

Tree Locations

Trees shall be spaced out evenly throughout the parking lot in order to maximize shading of pavement.

i.

Double-sided Parking Rows. Provide one (1) finger planter with two (2) trees (one per eight spaces). Between finger planters, either provide two (2) tree wells (one per eight spaces) or a continuous planter containing two (2) trees (one per eight spaces).

ii.

Single-sided Parking Rows. Provide one (1) finger planter with one tree. Between finger planters, either provide two (2) tree wells (one per four spaces) or a continuous planter containing two (2) trees (one per four spaces).

==> picture [338 x 238] intentionally omitted <==

Examples of Landscaping for Single- and Double-Sided Parking

e.

Shrubs planted in parking lot planters shall not grow above three (3) feet in height.

f.

Trees planted in parking lot planters shall not interfere with parking lot lighting illumination that is required for safety or security purposes.

(Ord. No. 4492, § 6, 6-21-2016)

If the applicant can demonstrate that compliance with interior landscaping requirements would result in the loss of required parking spaces, the interior landscaping requirement may be modified if the parking area includes acceptable substitutions for the required interior landscaping that would otherwise be provided. Acceptable substitutions for interior landscaping include the following:

a.

The use of a light-colored/high-albedo (minimum of 0.3) paving surface, or use of a pervious paving surface pursuant to Section 8176-5.9. Such surfaces may be substituted for landscaping at a rate of three (3) times the area required for landscaping.

b.

Installation of public art at the site pursuant to Section 8178-8.4.1.9.

c.

Shading in the form of canopies with solar photovoltaic or hot water systems, off-site trees and structures, sidewalk canopies, and other shade structures.

Whenever feasible, substitutions shall not replace more than fifty (50) percent of the interior landscaping requirement, with priority given to planting shade trees.

(Ord. No. 4492, § 6, 6-21-2016)

Residential projects that include a model home(s) shall provide at least one (1) model home with landscaping and irrigation that complies with the requirements set forth in this Section 8178-8.

(Ord. No. 4492, § 6, 6-21-2016)

The following standards apply to irrigation systems that serve a required landscape area.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

8178-8.5.1 - Irrigation system standards.

(a)

Dedicated landscape water meters, which may be provided by a local water purveyor or a privately owned meter or submeter, shall be required for the following:

(1)

Irrigated landscapes of one thousand (1,000) square feet or more for non-residential developments.

(2)

Irrigated landscapes of five thousand (5,000) square feet or greater for residential developments.

(b)

At a minimum, landscape irrigation systems shall be designed and operated in conformance with the following requirements:

(1)

A master valve shall be installed unless the sprinklers are individually controlled, pressurized, and equipped with low pressure shut down features.

(2)

A pressure regulator and check valves shall be installed at the low end of the irrigation lines to prevent unwanted draining of irrigation lines.

(3)

The system shall be equipped with automatic, self-adjusting irrigation controllers that automatically activate and deactivate the irrigation system based on changes in the weather or soil moisture.

(4)

Sprinkler heads (micro-spray or drip) shall be located to minimize landscape water overspray onto unplanted areas or areas of dissimilar water demand.

(5)

All sprinkler heads installed within the landscape area must have a documented distribution uniformity low quarter of 0.65 or higher.

(6)

The irrigation system shall provide adequate coverage and sufficient water for the continued healthy growth of all proposed plantings.

(7)

Low precipitation sprinklers shall be employed to conserve water and promote continued, healthy growth of the planting.

(8)

To protect the irrigation equipment and ensure adequate water coverage, all sprinklers shall be placed outside of any parking space bumper overhangs.

(c)

Prior to installation of plants, the soil shall be in a friable condition.

(d)

Slopes that range from three (3) to five (5) feet in height, and that total less than one thousand (1,000) square feet in area, are not required to be equipped with a permanent irrigation system and may be irrigated with hose bibs located not more than fifty (50) feet from the area to be irrigated.

(e)

Slopes that exceed five (5) feet in height, and that total more than one thousand (1,000) square feet in area, shall be equipped with a permanent irrigation system.

(f)

No permanent irrigation systems shall be installed within one hundred (100) feet of ESHA, except when within fifty (50) feet of a habitable structure within a mandatory fuel modification zone.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

8178-8.5.2 - Efficient water use.

a.

Estimated Total Water Use (ETWU) shall be less than or equal to Maximum Applied Water Allowance (MAWA) as described in Appendix L1.

b.

All irrigation water shall be retained within the required landscape area to the extent feasible.

c.

Recirculating water systems shall be used for decorative water features, and all water sprayed into the air from decorative water features shall remain within the feature.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.5.3 - Use of non-potable water.

Irrigation systems should be designed to collect and distribute stormwater, reclaimed water, and graywater when feasible.

a.

Water Harvesting. Landscape plans should include passive water harvesting methods for landscape irrigation, such as the use of graywater or rain catchment systems that capture water from roof and site runoff.

1.

Graywater systems shall be designed in conformance with the California Plumbing Code Chapter 16A NonPotable Water Reuse Systems.

2.

Rainwater catchment systems shall be designed in conformance with the California Plumbing Code Chapter 17 Non-Potable Rainwater Catchment Systems.

3.

To encourage the reuse of non-potable water, projects with less than two thousand five hundred (2,500) square feet of landscape area that meet the estimated total water use entirely using graywater shall only be required to submit an Irrigation Plan pursuant to Section 8178-8.8(c) of the Landscape Documentation Package for the permit application.

b.

Reclaimed Water. Landscaping shall utilize reclaimed water where the resource can feasibly be provided. If reclaimed water is determined to be required for the project, the irrigation system shall be designed, installed, and operated in compliance with state and local laws, requirements and regulations applicable to non-potable water use.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.6 - Water budget and projected water use.

a.

Each landscape area shall be allowed a certain amount of water for landscaping, water features and other allowable components, called a water budget. Calculations shall be performed for the Maximum Applied Water Allowance (MAWA) and Estimated Total Water Use (ETWU) in accordance with Appendix L3, Water Budget Calculations.

b.

The water budget and projected water use calculations shall be submitted as part of the landscape documentation package (see Section 8178-8.8).

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.7 - Authority to modify or waive landscaping requirements and standards.

a.

When special circumstances or exceptional characteristics are applicable to the property (size, shape, topography, etc.), the size of the required landscape area may be waived or modified (reduced or increased), except where the modification would have the potential to adversely impact ESHA, scenic resources, or water quality or supply. Facts and circumstances potentially warranting modifications and waivers include, but are not limited to:

1.

Landscaping of proposed mixed-use developments, where such development is permitted.

2.

Where additional landscaping is necessary to screen undesirable public views.

3.

Where additional landscaping is necessary to provide an effective, vegetated transition to adjacent areas designated ESHA.

4.

Where modifications to a fuel modification zone are required by the County Fire Marshall.

Where existing structures, exceptionally small lots, or irregularly configured lots, preclude implementation of the minimum landscape area pursuant to Section 8178-8.3.

6.

Where compliance with the minimum landscape area would result in the loss of existing, required parking spaces due to site size restrictions.

7.

Reductions to the planter strip width required pursuant to Section 8178-8.4.2.1(b), Landscape Strip.

8.

For development that cannot be seen from a public viewing areas.

9.

When evidence is presented to demonstrate that the original plants were not successfully established and that alternative replacement plants meet the standards of this Chapter.

10.

In areas where the County or California Coastal Commission has declared, by resolution, that a critically short water supply exists that must be maintained for coastal resources or public recreational use thereby prohibiting the construction or extension of any landscaping irrigation system.

b.

Waivers of landscape standards shall be limited to those justified by the special circumstances identified in subsection (a) above. The applicable County decision-maker may grant a reduction in the minimum landscaping requirements, but in no case shall all landscaping requirements be eliminated, and priority shall be given to planting trees.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.7.1 - Required findings to modify or waive landscaping requirements and standards.

Written finding of facts shall be required for all waivers or modifications to landscaping areas as required below:

a.

Modifications or waivers shall only be granted if all of the following findings can be demonstrated:

1.

The modification or waiver will not adversely affect coastal resources or public welfare and will not be detrimental or injurious to property or improvements in the surrounding area.

2.

The modification will not result in an increase in water demand.

3.

The modification is consistent with the purpose of the regulations set forth in Section 8178-8.1.

b.

In addition to the required findings in subsection "a" above, modifications or waivers pursuant to Section 81788.7.1 shall only be granted if supported by written findings of fact demonstrating one or more of the following:

1.

Special circumstances apply to the subject property with regard to size, shape, topography and location, and the strict application of the requirements would result in practical difficulties or hardships inconsistent with the general purpose and intent of the Coastal Zoning Ordinance.

2.

Required landscaping would conflict with existing easements or public rights-of-way or established easements.

3.

Existing natural landscaping will be preserved where feasible.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.7.2 - Modification to a landscape documentation package.

Any document in an approved landscape documentation package may be modified as a permit modification that is applied for and processed in accordance with Section 8181-10.4.2. The following requirements apply to said modifications:

a.

As part of the permit modification application, the applicant shall submit all documents and information reflecting and supporting all proposed changes to each document in the approved landscape documentation package, for County review and approval in accordance with Sections 8178-8.8 and -8.9, that would be modified or affected by the proposed modification. If a modification proposes to change one or more documents that requires the signature and/or stamp of a licensed landscape architect, landscape contractor, qualified landscape designer, qualified biologist, licensed engineer, or other professional, then the proposed modified documents shall also be signed and/or stamped by the same type of professional(s) as the approved document(s).

b.

Approved modifications to landscape documentation packages shall be implemented, inspected and monitored in accordance with Section 8178-8.9.

c.

Written findings of fact shall be made pursuant to Section 8178-8.7.1 for any requested modification to the extent it requires a waiver or modification of the landscape area requirements of this Section 8178-8.

d.

Water budget calculation revisions where the change is triggered by plant substitutions as approved by a licensed landscape architect, landscape designer, landscape contractor, or qualified biologist.

(Ord. No. 4492, § 6, 6-21-2016)

A landscape documentation package shall accompany the discretionary permit or permit modification application and shall include the following:

a.

Landscape Plan. If Section 8178-8 et seq., is applicable, a conceptual landscape plan shall be submitted as part of the development application and shall be reviewed by the Planning Division. See Appendix L1 for landscape plan requirements.

b.

Landscape plan specifications shall include performance standards for determining the following:

1.

The health and normal growth of plants/trees included in the landscape plan.

2.

Procedures for periodic monitoring.

3.

Corrective measures that should be used when the health of a plant or tree declines.

c.

Irrigation Plan. The irrigation plan shall be a separate document from, but use the same format as, the landscape plan. See Appendix L1 for minimum requirements for the irrigation plan.

d.

Water Efficient Landscape Worksheet. The applicant shall submit a Water Efficient Landscape Worksheet, provided by the Planning Division, which contains a Hydrozone Information Table and a Water Budget Calculation. See Appendix L3 Sample Water Efficient Landscape Worksheet.

e.

Water Budget Calculations. See Appendix L3 Water Efficient Landscape Worksheet.

f.

Estimated Total Water Use (ETWU). The ETWU calculation shall be based upon the types of plant material used in the landscape plan. See Appendix L4 for determining ETWU.

g.

Soils Report. To achieve optimum growth of groundcover, shrubs, and trees, the landscape documentation package shall include a soils report that indicates the nutrient status and pH of the soil in the landscape area. The soils report must be prepared by a California licensed engineer with experience in soils engineering.

h.

Ventura County Fire Protection District Construction Permit. Verification that installation of, or modification to, landscaping within the required fuel modification zone has been submitted for review and approval by the Ventura County Fire Protection District.

i.

One (1) set of colored photographs of the project site taken from the following three (3) vantage points: (1) close-up; (2) midfield; and (3) entire project site, relative to nearby vegetation, landmarks and structures. Color photo simulations showing proposed landscaping at maturity shall be required for projects which could have an adverse visual impact.

j.

Preparation and Signature of Landscape Documentation Package. If landscaping is required pursuant to Section 8178-8.2(a)(4), or a Grading or Drainage Plan for proposed development is required, the Landscape Documentation Package shall be prepared, stamped and signed by a licensed landscape architect and a Registered Civil Engineer.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.9 - Landscape documentation package approval and inspections. 8178-8.9.1 - Landscape documentation package approval.

a.

The landscape documentation package shall be submitted to the Planning Division and other required County agencies for review and approval as part of the permit application for the proposed development.

b.

After preliminary review by the Planning Division and other required County agencies, for large required landscape areas, the Planning Division shall send the landscape documentation package to a consulting licensed landscape architect for review, at the applicant's sole expense, to determine consistency with Section 8178-8, conduct an onsite inspection, and to provide recommendations regarding any document contained in the landscape documentation package.

c.

Following approval of the permit application for the proposed development, a zoning clearance shall be required to verify that the proposed landscape construction documents are consistent with the approved landscape documentation package.

d.

Prior to issuance of any zoning clearance authorizing construction or use inauguration for the approved development, the permittee shall be responsible for the following:

1.

The applicant shall include, on a separate informational sheet to be recorded with the conditions of approval, an 8½ inches × 11 inches reduced copy of the approved landscape plan and the required fuel modification zone.

2.

Enter into a reimbursement agreement with the County to cover the Planning Division's costs of monitoring the approved landscaping and irrigation improvements pursuant to Section 8178-8.9.2(b) below.

(Ord. No. 4492, § 6, 6-21-2016)

a.

Prior to issuance of a final map, certificate of occupancy, or other milestone set forth in the conditions of the discretionary entitlement for the project requiring landscaping, the permittee shall satisfy the following postapproval requirements:

1.

Certificate of Completion. The permittee shall submit to the Planning Division a Certificate of Completion as provided by the Planning Division (see Appendix L6).

2.

After the permittee submits the Certificate of Completion, County staff shall conduct an onsite inspection to verify that the landscaping was installed as required by the approved landscape documentation package.

b.

The property owner shall maintain the required landscape area in accordance with the approved landscape documentation package. County staff shall conduct inspections once every three (3) years following installation of required landscaping and irrigation, unless otherwise specified in the permit conditions.

c.

If required landscaping does not meet the performance criteria set forth in the approved landscape documentation package, the permittee shall submit a proposed modification to the landscape documentation package for the County review and approval pursuant to Section 8178-8.7.2 that includes licensed landscape architect, landscape designer, landscape contractor, or qualified biologist's recommendations for plant substitutions or remedial efforts.

(Ord. No. 4492, § 6, 6-21-2016)

a.

Required landscaping shall be maintained for the term of the subject permit to ensure continued compliance with the approved landscape documentation package and shall include the following as may be supplemented in the landscape documentation package.

1.

Pruning shall be conducted to keep plants within spatial limits, and weeds and litter removed in the landscape area.

2.

Plant materials that are not successfully established or that did not meet performance criteria may be replaced with alternative plants as recommended by a licensed landscape architect, landscape designer, landscape contractor, or qualified biologist. Plant substitutions that do not change the MAWA or ETWU do not require a permit modification pursuant to Section 8178-8.7.2.

3.

Tree supports shall be inspected frequently and removed as soon as the tree can stand without support and be able to resist wind damage.

4.

Mulch shall be replenished.

5.

The irrigation equipment shall be monitored for any necessary repairs.

6.

Any defects in landscape maintenance shall be remedied within thirty (30) days following the County's notification.

b.

Failure to maintain required landscaping and/or irrigation systems shall constitute a violation of the subject permit (see Article 13 Enforcement and Penalties).

(Ord. No. 4492, § 6, 6-21-2016)

Article 9. - Zoning Maps[[9]]

Footnotes:

--- ( 9 ) ---

Editor's note— Ord. No. 4451, § 9, adopted December 11, 2012, amended art. 9, § 8179 to read as set out herein. Former art. 9 pertained to official zoning data and was derived from Ord. No. 4378, adopted January 29, 2008.

8179-1 - Section 8179 et seq.

Section 8179 et seq. consists of the County Coastal Zoning Maps, on file in the Office of the Clerk of the Board of Supervisors.

(Ord. No. 4451, § 9, 12-11-2012)

Article 11. - Entitlements—Process and Procedures