§ 88.34

This chapter establishes requirements for landscaping to enhance the appearance of development projects, reduce heat and glare, control soil erosion, conserve water, screen potentially incompatible land uses, preserve the integrity of neighborhoods, improve air quality, and improve pedestrian and vehicular traffic and safety.

The provisions of this chapter apply to all land uses as follows:

A.

New Projects. Each new nonresidential, single-family tract, and multi-family residential project shall provide landscaping in compliance with this chapter. All residential development projects shall provide street trees in compliance with Section 88.34.060.B.2.d(3).

B.

Existing Development. The approval of a minor use permit, use permit, minor variance, or variance for physical alterations and/or a change in use within an existing multi-family or nonresidential development may include conditions of approval requiring compliance with specific landscaping and irrigation requirements of this chapter.

C.

Timing of Installation. Required landscape and irrigation improvements shall be installed before final building inspection. The installation of landscaping for a residential project may be deferred for a maximum

of 90 days in compliance with Section 88.52.030 (Performance Guarantees).

D.

Alternatives to Requirements. The review authority may modify the standards of this chapter to accommodate alternatives to required landscape materials or methods, where the review authority first determines that the proposed alternative will be equally or more effective in achieving the purposes of this chapter.

(Ord. No. 06-O6, § 1B, 8-7-06)

Definitions of certain technical terms and phrases used in this chapter are under "Landscaping Standards" in Article 7 (Glossary) of this Development Code.

(Ord. No. 2020-02, § 3, 2-3-20)

Landscaping and irrigation plans are required as follows for a new project or existing development that is subject to the requirements of this chapter in compliance with Section 88.34.020 (Applicability).

A.

Preliminary Landscape Plan. A preliminary landscape plan shall be submitted as part of each application for new development, or the significant expansion (e.g., 25 percent or more of floor area), or redevelopment of an existing use, as determined by the director. The preliminary landscape plan may take the form of the information required by subsection C. being shown on the site plan for the project.

B.

Final Landscape Plan. After planning permit approval, a final landscape plan shall be submitted as part of the application for a building permit. A final landscape plan shall be approved by the director before the start of grading or other construction, and before the issuance of a building permit.

C.

Content and Preparation.

1.

Required Information. Preliminary Landscape plans and final landscape plans shall contain the information required for landscape plans by the department. However, at a minimum, these plans shall include the following information:

a.

Preliminary Landscape Plans. Location of proposed materials, including the identification of ground covers, shrubs, and trees.

b.

Final Landscape Plans. Detailed drawings and specifications clearly identifying the name, size, and precise location of all materials, as well as the precise location and technical description of the irrigation system and its individual components.

2.

Preparation by Qualified Professional. Each landscape plan submitted in compliance with this chapter shall be prepared by a California licensed landscape architect, licensed landscape contractor, certified nurseryman, or other professional determined by the director to be qualified, based on the requirements of state law.

D.

Review and Approval. After initial application, the director shall review each preliminary landscape plan and final landscape plan to verify its compliance with the provisions of this chapter. The director may approve the submittal in compliance with this chapter, or may deny or require changes to a submittal if it is not in compliance.

E.

Statement of Surety. When required by the director, security in the form of cash, performance bond, letter of credit, or instrument of credit, in an amount equal to 150 percent of the total value of all plant materials, irrigation, installation, and maintenance shall be posted with the city for a two-year period. The director may require statements of surety for phased development projects, a legitimate delay in landscape installation due to seasonal requirements (including adverse weather conditions) and similar circumstances where it may not be advisable or desirable to install all approved landscaping before occupancy of the site.

F.

Changes to Approved Landscape Plans. The director may authorize minor changes from the requirements of this chapter.

1.

For purposes of this section, minor changes shall be defined as changes to the final landscape plans that are not visible and do not effect the theme or character established for the subject development project.

2.

If the director determines that a requested change does not comply with the definition of minor as identified in subsection F.1, above, the applicant shall be advised to file the requested change with the applicable review authority.

Landscaping shall be provided in all areas of a site subject to development with structures, grading, or the removal of natural vegetation, as follows.

A.

Setbacks. The setback and open space areas required by this Development Code, and easements for utilities and drainage courses shall be landscaped, except where:

1.

Occupied by approved structures or paving;

2.

A required single-family residential setback is screened from public view; or

3.

They are retained in their natural state, and the review authority determines that landscaping is not necessary to achieve the purposes of this chapter.

B.

Unused Areas. Any area of a project site not intended for a specific use, including a commercial pad site intended for future development, shall be landscaped unless retained in its natural state, and the review authority determines that landscaping is not necessary to achieve the purposes of this chapter.

C.

Requirements by Zone. The minimum amount of each site to be landscaped with materials permeable to water shall comply with Table 3-6:

TABLE 3-6. AMOUNT OF

LANDSCAPING REQUIRED

D.

Parking Areas. Parking areas shall be landscaped as follows.

Landscape Materials. Landscaping shall be provided throughout the parking lot as a combination of ground cover, shrubs, and trees.

2.

Protective Curbing. Planting areas shall be bordered by a concrete curb at least six inches high and six inches wide. The review authority may approve alternative barrier design to protect landscaped areas from damage by vehicles, and/or to provide for the infiltration of water runoff from paved surfaces.

3.

Perimeter Parking Lot Landscaping. All surface parking areas shall be provided perimeter landscaping as follows.

a.

Adjacent to Streets and Only Where Allowed by Section 88.36.090 or Preexisting Conditions.

(1)

A parking area for a nonresidential use adjoining a public street, where allowed by Section 88.36.090.C (Parking Design and Development Standards - Location) shall be designed to provide a landscaped planting strip between the street right-of-way and parking area equal in depth to the setback required by the applicable zoning district or ten feet, whichever is more.

(2)

A parking area for a residential use, except for a single-family dwelling, shall be designed to provide a landscaped planting strip between the street right-of-way and parking area equal in depth to the setback required by the applicable neighborhood, district, or corridor.

(3)

The landscaping shall be designed and maintained to screen cars from view from the street to a minimum height of 36 inches, but shall not exceed any applicable height limit for landscaping within a setback.

(4)

Screening materials may include a combination of plant materials, earth berms, solid decorative masonry walls, raised planters, or other screening devices which meet the intent of this requirement.

(5)

Shade trees shall be provided at a minimum rate of one for every 25 linear feet of perimeter landscaped area.

(6)

Plant materials, signs, or structures within a traffic safety sight area of a driveway shall comply with Section 88.30.040.E (Height limit at street corners).

b.

Adjacent to Side or Rear Property Lines. Parking areas for nonresidential uses shall provide a perimeter landscape strip at least eight feet wide (inside dimension) where the parking area adjoins a side or rear property line. The requirement for a landscape strip may be satisfied by a setback or buffer area that is otherwise required. Trees shall be provided at the rate of one for each 25 linear feet of landscaped area.

c.

Adjacent to Structures.

(1)

When a parking area is located adjacent to a nonresidential structure, a minimum eight-foot wide (inside dimension) landscape strip shall be provided adjacent to the structure, exclusive of any building entries, or areas immediately adjacent to the wall of the structure that serve as pedestrian accessways.

(2)

When a driveway is located adjacent to a multi-family residential structure, a minimum three-foot wide (inside dimension) landscape strip shall be provided adjacent to the structure, exclusive of any building entries, or areas immediately adjacent to the wall of the structure that serve as pedestrian.

d.

Adjacent to Residential Use. A parking area for a nonresidential use adjoining a residential use shall provide a landscaped buffer setback with a minimum ten-foot width between the parking area and the common property line bordering the residential use. A solid decorative masonry wall or fence, except for approved pedestrian access, and landscape buffer shall be provided along the property line to address land use compatibility issues (e.g., nuisance noise and light/glare) as determined by the review authority. Trees shall be provided at the rate of one for each 25 linear feet of landscaped area.

4.

Interior Parking Lot Landscaping. Multi-family, and non-residential uses shall provide landscaping within the interior of each outdoor parking area as follows.

a.

Amount of Landscaping. Planted areas within a parking lot interior shall total at least ten percent of the gross area of the parking lot, exclusive of the perimeter landscaping requirements in subsection D.3, above.

(1)

Trees shall be planted throughout the parking area at a minimum ratio of one tree for each five parking spaces, or more trees if determined by the review authority to be necessary to achieve shading of the majority of the pavement within the parking area by the mature tree canopy.

(2)

Orchard-style planting (the placement of trees in uniformly-spaced rows) is encouraged for larger parking areas.

(3)

Required shade trees shall be chosen from the city's approved canopy tree list, and shall be a minimum of five feet in height and 15-gallon container in size at the time of planting.

b.

Location of Landscaping. Landscaping shall be evenly dispersed throughout the parking area, as follows.

(1)

Parking lots with more than 50 spaces shall provide a concentration of landscape elements at primary entrances, including, at a minimum, specimen trees, flowering plants, enhanced paving, and project identification.

(2)

Landscaping shall be located so that pedestrians are not required to cross unpaved landscaped areas to reach building entrances from parked cars. This shall be achieved through proper orientation of the landscaped fingers and islands, and by providing pedestrian access through landscaped areas that would otherwise block direct pedestrian routes.

c.

Groundwater Recharge. The design of parking lot landscape areas shall consider, and may be required to include provisions for the on-site detention of stormwater runoff, pollutant cleansing, and groundwater recharge.

5.

Pavement. Outdoor parking lot paving materials in parking lots of less than 75 spaces shall be pedestrian scaled, as determined by the review authority, including bricks, colored and stamped concrete, grasscrete, and/or decomposed granite.

D.

Subdivisions. A new subdivision shall be designed and constructed to provide landscaping as follows.

1.

Residential Subdivisions. A residential subdivision shall be provided landscaping in the form of one street tree for each 30 feet of street frontage, in the planter strip or other location approved by the review authority, landscaping with irrigation facilities for any common areas or other open space areas within the subdivision, and any additional landscaping required by the review authority. The species of street trees shall be as required by the city engineer, and the plantings shall comply with the city's standard specifications.

2.

Nonresidential Subdivisions. Nonresidential subdivisions shall be provided landscaping as required by the review authority.

(Ord. No. 06-O6, § 1B, 8-7-06)

88.34.060. - Landscape Standards.

A.

Landscape Design. The required landscape plan shall be designed to integrate all elements of the project (e.g., buildings, parking lots, and streets) to achieve their aesthetic objectives, desirable microclimates, and minimize water and energy demand.

1.

Plant Selection and Grouping. Plant materials shall be selected for: low water demand and drought tolerance; use of appropriate native species; adaptability and relationship to the Azusa environment, and the geological and topographical conditions of the site; color, form, and pattern; ability to provide shade; and soil retention capability, in compliance with Section 88.34.080 (Water Efficient Landscaping), below.

a.

Plants having similar water use shall be grouped together in distinct hydrozones.

b.

The protection and preservation of native species and natural areas is encouraged, and may be required by conditions of approval.

c.

Fire prevention shall be addressed on sites in the rural or highly vegetated areas of the city identified by the fire district as being fire prone by providing fire-resistant landscaping buffers between development areas and naturally vegetated areas, as identified by the review authority.

2.

Minimum Dimensions. Each area of landscaping shall have a minimum interior width of six feet. Wherever this Development Code requires a landscaped area of a specified width, the width shall be measured exclusive of any curb or wall.

3.

Height Limits. Landscape materials shall be selected, placed on a site, and maintained to not:

a.

Exceed a maximum height of 42 inches within a required traffic safety visibility area (Section 88.30.050.E), except for trees with the lowest portion of their canopy maintained at a minimum of eight feet above grade;

or

b.

Interfere with the proper operation of solar energy equipment or passive solar design on adjacent parcels.

4.

Protective Curbing. Required landscaping shall be protected with a minimum six-inch high concrete curb, except adjacent to bicycle paths, or where otherwise deemed unnecessary by the review authority.

5.

Safety Requirements. Landscape materials shall be located so that at maturity they do not:

a.

Interfere with safe sight distances for vehicular, bicycle, or pedestrian traffic;

b.

Conflict with overhead utility lines, overhead lights, or walkway lights; or

c.

Block pedestrian or bicycle ways.

6.

Water Features. Decorative water features (e.g., fountains, ponds, pools) shall have recirculating water systems.

B.

Plant Material. Required landscape plans shall include ground covers, shrubs, and trees, which shall be selected and installed in compliance with Section 88.34.080 (Water Efficient Landscaping), below, and as follows.

1.

Size at 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 specimen shrubs, a 15-gallon container for trees, and a onegallon container for mass planting, unless otherwise approved by the review authority on the basis that the alternate size will achieve the desired immediate effect equally well.

2.

Trees. Tree planting shall comply with the following standards. Existing trees shall be retained and preserved wherever and whenever possible.

a.

Trees shall not be planted under any structure that may interfere with normal growth (e.g., an eave, overhang, balcony, light standard, or other similar structure).

b.

Trees in landscape planters less than ten feet in width or located five feet or closer to a permanent structure shall be provided with root barriers/root barrier panels.

c.

Trees shall be staked in compliance with standards provided by the department.

d.

Number of trees:

(1)

Parking area: refer to Section 88.34.050.D., above.

(2)

Street trees: one per 30-foot length of right-of-way. The review authority may modify this requirement depending on the chosen tree species and its typical spread at maturity.

3.

Groundcover and Shrubs. Generally the landscaped areas shall include groundcover, shrubs, turf, or other types of plants that are predominantly drought tolerant.

a.

A minimum of two, five-gallon size shrubs shall be provided for every six feet of distance along street frontages, or as approved by the review authority.

b.

Groundcover shall be provided throughout the landscaped area and shall be spaced to achieve full coverage within one year.

c.

Artificial groundcover (turf) is allowed at the discretion of the zoning administrator or his designee. Artificial shrubs shall not be allowed.

d.

Crushed rock, redwood chips, pebbles, stone, and similar materials shall be allowed up to 15 percent of the total required landscape area. Artificial or synthetic ground covers are not allowed.

e.

Nonturf areas (e.g., shrub beds) shall be top dressed with a bark chip mulch or approved alternative.

4.

Turf. Turf shall be limited to 25 percent of the total landscaped area on the site for a drought tolerant turf variety. An infill lot, corner lot, or other parcel with more than one street frontage may be approved with turf up to 35 percent of the landscaped area on the site for a drought tolerant turf variety, where necessary to provide consistent streetscapes. No turf shall be allowed:

a.

In any area of eight feet or less in width; or

b.

On any slope exceeding ten percent. A level buffer zone of 18 inches shall be provided between bermed turf areas and any hardscape (e.g., any street, walkway, or similar feature).

5.

Soil Testing and Preparation.

a.

A soil test for horticultural suitability shall be required at time of landscape installation in each landscaped area.

b.

The soil shall be prepared and/or amended to be suitable for the landscape to be installed, in compliance with Section 88.34.080 D. (Soil conditioning and mulching), below.

C.

Irrigation System Requirements. All landscaped areas shall include an automatic irrigation system, designed and installed in compliance with Section 88.34.080 (Water Efficient Landscaping), below.

1.

Water-efficient systems (e.g., drip, mini-spray, bubbler-type, or similar system) shall be used unless determined to be infeasible by the review authority. Any alternative system shall be subject to the approval of the review authority. Low-flow sprinkler heads with matched precipitation rates shall be used when spray or rotor-type heads are specified for watering shrubs and ground cover areas. Turf areas shall be sized and shaped so they can be efficiently irrigated.

2.

Dual or multi-program controllers with separated valves and circuits shall be used when the project contains more than one type of landscape treatment (e.g., turf, ground cover, shrub, tree areas), or a variety

of sun exposures. Soil moisture-sensing devices and rain sensors shall be used on larger projects (e.g., 10,000 plus square feet of landscaped area) to minimize or eliminate over-watering.

3.

Watering shall be scheduled at times of minimal wind conflict and evaporation loss.

4.

Sprinkler heads shall have matched precipitation rates within each valve zone.

5.

Check valves are required where elevation differential may cause low head drainage.

(Ord. No. 10-O1, §§ 8, 9, 3-1-10)

A.

Maintenance Required. All site landscaping shall be maintained in a healthful and thriving condition at all times. Irrigation systems and their components shall be maintained in a fully functional manner consistent with the originally approved design and the provisions of this chapter. Regular maintenance shall include checking, adjusting, and repairing irrigation equipment; resetting automatic controllers; aerating and

dethatching turf areas; adding/replenishing mulch, fertilizer, and soil amendments; pruning; trimming; and weeding all landscaped areas. Regular maintenance programs shall include the trimming of vegetation as necessary to maintain the effective functioning of solar energy facilities and passive solar design features installed both on-site and on adjacent properties.

B.

Maintenance Agreement. Before final building inspection or the issuance of a certificate of occupancy, and before the recordation of a final subdivision map where applicable, the applicant shall enter into a landscape maintenance agreement with the city to guarantee proper maintenance in compliance with subsection A. The form and content of the agreement shall be approved by the city attorney and the director.

C.

Water Waste Prohibited. Water waste in existing developments resulting from inefficient landscape irrigation leading to excessive runoff, low head drainage, overspray, and other similar conditions where water flows onto adjacent property, non-irrigated areas, walks, roadways, or structures is prohibited. Efficient watering practices shall be conducted in compliance with Section 88.34.080 (Water Efficient Landscaping), below.

D.

Enforcement. Failure to maintain landscape areas in compliance with this section shall be deemed a nuisance, and shall be subject to abatement in compliance with the Municipal Code, and/or the applicable planning permit may be revoked.

88.34.080. - Adoption of Model State Water Efficient Landscaping Ordinance (Codified at California Code of Regulations, Title 23, Division 2, Chapter 2.7, Section 490 et seq.).

A.

The City of Azusa adopts by reference the California State Model Water Efficient Landscape Ordinance (codified at California Code of Regulations, Title 23, Division 2, Chapter 2.7, Section 490 et seq.) and any amendments thereto, as the law of the City. One copy of the California State Model Water Efficient Landscaping Ordinance has been, and is now, filed in the office of the Economic and Community Development Director, and the Ordinance is adopted by reference as if incorporated and set out in full in this Section.

B.

Any person violating the California State Model Water Efficient Landscape Ordinance adopted by this Section shall be in violation of, and subject to all applicable penalties under, Chapter 1 of this Code.

(Ord. No. 2021-08, § 2, 1-18-22)

Editor's note— Ord. No. 2021-08, § 2, adopted Jan. 18, 2022, repealed the former § 88.34.080, and enacted a new section as set out herein. The former § 88.34.080 pertained to Water Efficient Landscaping and derived from Ord. No. 10-O2, § 2, adopted March 1, 2010.

CHAPTER 88.36. - PARKING AND LOADING