El Cerrito Municipal Code Ch. 19.25 Landscaping and Buffer Yards

The purposes of the landscaping regulations are to:

A. Improve the appearance of the community by requiring aesthetically designed landscaping on public and private sites;

B. Preserve existing significant trees and tree groupings where possible;

C. Improve the appearance of streetscapes and roadways through the planting of street trees;

D. Soften the appearance of parking lots through landscaping;

E. Encourage indigenous and drought-tolerant species that reduce water usage and are compatible with El Cerrito's climate;

F. Require ongoing maintenance of landscaping.

(Ord. 2008-2 Div. II (part), 2008.)

The standards of this Chapter apply to all areas that are required to be landscaped. The landscaping standards must be met for all new development, and for additions that expand existing floor area by 15 percent or more, except for new construction of or additions to Single Family Dwellings, Second Units, or Two Family Dwellings. Reduced requirements for landscaping for an addition of 15 percent or more to an existing use or structure may be permitted upon the granting of a Conditional Use Permit.

(Ord. 2008-2 Div. II (part), 2008.)

A. Information Required. For all projects for which landscaping is required, a landscape and irrigation plan shall be submitted as part of the permit application. A landscape plan shall be drawn to scale and shall at a minimum indicate: proposed plant locations, species, and sizes; any additional landscape features; proposed irrigation systems; and any measures to facilitate plant growth or control erosion.

B. Alternative Landscape and Irrigation Plan. An applicant who can demonstrate that the intent of Section 19.25.010 can be exceeded, in whole or in part, through a modification of the standards of this Chapter, may submit an Alternative Landscape and Irrigation Plan (ALP) prepared in accordance with the following principles and design criteria. The ALP shall include a narrative that clearly details the modifications being requested and explains how they are superior to standard requirements and how they meet the landscape design principles listed below.

1. Design Principles. To qualify for consideration, an Alternative Landscape and Irrigation Plan shall demonstrate the following principles:

a. Innovative use of plant materials and design techniques in response to unique characteristics of the site or the proposed use achieving a better overall design solution then would be created under the landscaping standards of this chapter.

b. Preservation or incorporation of existing native vegetation.

c. Incorporation of naturalistic design principles, such as variations in topography, meandering or curvilinear plantings, and grouping of dominant plant materials (trees, large shrubs) in a manner consistent with existing native vegetation.

d. Integration of landscaping and pedestrian facilities in a manner that improves access or incorporates pedestrian-friendly design, this may include reduced ground-level planting along the front setback if canopy shade trees along sidewalks are provided.

e. Use of additional shade trees to create a greater canopy effect.

f. A greater degree of compatibility with surrounding uses than a standard landscape and irrigation plan would offer.

(Ord. 2008-2 Div. II (part), 2008.)

The following areas shall be landscaped, and may count toward the total area of site landscaping required by the zoning district regulations:

A. Required Setbacks. All required front and street-facing side setbacks, except for areas used for exit and entry, shall be landscaped. This requirement does not apply to the TOM.

B. Parking Lots. Parking lots must be landscaped as provided in Section 19.25.060.

C. Buffer Yards. Required buffer yards must be landscaped as provided in Section 19.25.090.

D. Unused Areas. All areas of a project site not intended for a specific use, including areas planned for future phases of a phased development, shall be landscaped.

(Ord. 2008-2 Div. II (part), 2008.)

A. Materials.

1. General. Landscaping may consist of a combination of groundcovers, shrubs, vines, and trees. Landscaping may also include incidental features such as stepping stones, benches, fountains, sculptures, decorative stones, or other ornamental features, placed within a landscaped setting.

2. Ground Cover Materials. Ground cover shall be of live plant material. Groundcover may include grasses. Non-plant materials such as gravel, colored rock, cinder, bark, and similar materials may not be used to meet the minimum planting area requirements required by this article, except with approval of an Alternative Landscape Plan. Mulch must be confined to areas underneath shrubs and trees and is not a substitute for ground cover plants.

3. Turf Allowance/Drought-Tolerant Materials. The maximum amount of lawn in required landscape areas shall be 30 percent for non-residential uses and 50 percent for residential uses except for turf areas that comprise an essential component of a project (e.g., golf courses or playing fields), which are exempt from this limit. The use of drought-tolerant plant materials is strongly encouraged. Plant materials shall be grouped by common irrigation needs.

4. Size and Spacing. Plants shall be of the following size and spacing at the time of installation:

a. Ground Covers. Ground cover plants other than grasses must be at least four-inch pot size or flats. Areas planted in ground cover plants other than grass seed or sod must be planted at a rate of one per 12 inches on center. Flats shall be planted on 6 inch centers or as designated by planting recommendation for subject species.

b. Shrubs. Shrubs shall be a minimum size of one gallon. When planted to serve as a hedge or screen, shrubs shall be planted with two to four feet of spacing, depending on the plant species.

c. Trees. Trees shall be a minimum of 15 gallons in size with a one-inch trunk diameter at breast height (dbh) or as otherwise conditioned by the Design Review Board.

B. Dimension of Landscaped Areas. No landscaped area smaller than three feet in any horizontal dimension shall count toward required landscaping.

C. Existing Trees. Existing healthy trees shall be maintained whenever possible. Existing trees meeting size requirements and consistent with any applicable limitations on tree species within the Municipal Code may be counted toward required landscaping. Existing trees that are to remain shall be protected from root damage during construction.

D. Drivers' Visibility. Trees and shrubs shall be planted and maintained so that at maturity they do not interfere with traffic safety sight areas, or public safety. See Section 19.24.070(C).

E. Irrigation. An irrigation system shall be installed that consists of underground piped water lines with low water flow sprinklers and/or drip or trickle irrigation systems. The irrigation system shall be designed and installed to provide adequate coverage to all plant material by a license landscape architect or contractor.

(Ord. 2008-2 Div. II (part), 2008.)

Parking lot landscaping shall conform to all of the general standards of Section (19.25.050) above, as well as the following: (See Figure 19.25-A).

A. Landscape Area Required. A minimum of 15 percent of the parking lot area shall be landscaped. For the purpose of calculating required parking lot landscaping, parking lot area shall include parking and loading spaces and adjacent paved areas, aisles, and auto entry and exit areas. Internal pedestrian access ways may be excluded from the parking lot area used to calculate required landscaping. On-site landscaped setbacks or buffer areas located between a parking lot and adjacent public right-of-way, public sidewalk, or interior lot line, as required by Subsections (E) and (F) below may be counted toward the required parking lot landscaping. Planting strips located within the right-of-way may not be counted toward required parking lot landscaping. All parking lot landscape area dimensions are exclusive of curbs.

B. Required Trees. A minimum of one 15-gallon tree shall be provided within the parking lot area for every four parking spaces. Trees required as part of a buffer yard per Section 19.25.090(D)(2) shall not count toward fulfilling this requirement.

C. Layout. Landscaped areas shall be distributed throughout the parking lot area. Parking lot landscaping may be provided in any combination of landscaped strips at least five feet wide between rows of parking stalls, landscaped strips between parking areas and adjacent buildings or internal pedestrian walkways, landscaped islands located between parking stalls or at the ends of rows of parking stalls, and on-site landscaping at the parking lot perimeter, as long as the following minimum requirements are met:

1. Landscaped Islands. A landscaped island at least six feet wide and 18 feet deep or equivalent area shall be provided at each end of each interior row of parking stalls and between every six consecutive parking stalls in any residential development or any mixed-use development in which residential units overlook on-site parking areas, and between every 10 stalls in any non-residential development. One tree of at least 15-gallon size shall be located in each landscaped island.

2. Landscaped Separation between Parking Areas and Buildings. No parking space shall directly abut an exterior building wall. A landscaped area at least five feet wide shall be provided between any parking stall and adjacent building or walkway.

D. Size of Tree Planting Spaces. Anywhere that an individual tree is planted in a space surrounded by pavement, the planting area must have a minimum interior dimension of five square feet.

E. Landscaped Buffer for Open Parking Abutting Public Right-of-Way. A landscaped area at least 10 feet wide shall be provided between any surface parking lot and any adjacent public sidewalk or street. Alternatively, a landscaped area at least five feet wide may be provided in conjunction with a solid screening wall at least two and one half to three and one half feet tall. Such screening wall shall be composed of brick, stone, stucco, or other quality durable material approved by the Zoning Administrator, and shall include a decorative cap or top finish as well as edge detail at all wall ends. Smooth concrete blocks are not allowed as a screening wall material unless capped and finished with stucco or other material approved by the Zoning Administrator.

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F. Landscaped Buffer for Open Parking Abutting Interior Lot Line. A landscaped area at least five feet wide shall be provided between any surface parking area and any adjacent lot or lots for the length of the parking area. Such landscaped area may overlap or be continuous with any buffer yard required by Section 19.25.090.

G. Protection of Vegetation.

1. Design. All required parking lot landscaped areas shall be designed so that plant materials, at maturity, are protected from vehicle damage by providing a minimum two-foot clearance of low growing plants where a vehicle overhang is permitted, or by wheel stops set a minimum of two feet from the back of the curb.

2. Planters. All required parking lot landscaping shall be within planters bounded by a concrete curb at least six inches wide and six inches high. No planter, except building perimeter planters, shall be smaller than 25 square feet in area, or five feet in any horizontal dimension, excluding curbing.

3. Clearance. Landscaping in planters at the end of parking aisles shall not obstruct drivers' vision of vehicular and pedestrian cross traffic. Mature trees shall have a foliage clearance of eight feet from the grade of the parking area, with other plant materials not to exceed 26 inches in height.

4. Walkways. Clear access paths through planters from parking areas shall be provided via stepping stones, tiles, bricks or other materials to protect plantings from pedestrian traffic.

(Ord. 2008-2 Div. II (part), 2008.)

Street trees shall be provided at a ratio of at least one tree for each 30 feet of public street frontage or as determined by the Public Works Department, unless a greater number of trees is specified in the zoning district regulations. Street tree locations shall be subject to approval by the Public Works Director. Street trees shall comply with Sections 13.28.010 through 13.28.090 of the El Cerrito Municipal Code.

(Ord. 2008-2 Div. II (part), 2008.)

A. Consistency with Approved Plans. All landscaping shall be installed and maintained consistent with approved plans and specifications.

B. Timing of Installation. Required landscaping shall be installed prior to the issuance of a certificate of occupancy for a project. Alternatively, required landscaping may be installed within 120 days of the issuance of a certificate of occupancy if a surety in the amount equal to 150 percent of the estimated cost of landscaping, including materials and labor, as well as an agreement that the required landscaping will be installed within 120 days, is filed with the City to assure completion of landscaping installation within such time. The surety may take the form of cash deposit, irrevocable letter of credit or bond; and together with the agreement, shall provide for payment to the City of any costs incurred in contracting for completion of the required landscaping. All required fences and walls shall be permanently maintained in good condition and repaired or replaced when necessary to ensure continued compliance with the requirements of this Section.

C. Maintenance. All planting and irrigation systems shall be maintained in good condition. Maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular watering. Wherever necessary, plantings shall be replaced with other plant materials to insure continued compliance with approved landscape plans and applicable landscaping requirements. Trees shall be maintained by property owners to be free from physical damage or injury arising from lack of water, chemical damage, accidents, vandalism, insects and disease. Any tree showing significant damage, as determined by the Zoning Administrator shall be replaced with another tree of comparable size (diameter at breast height) or value. Landscape maintenance agreements shall be required for all commercial, mixed use and multi-family residential projects.

(Ord. 2008-2 Div. II (part), 2008.)

A. Purpose. These provisions are intended to minimize or eliminate conflicts between potentially incompatible but otherwise permitted land uses on adjoining lots through a combination of setbacks and visual screening.

B. Applicability. The buffer yard standards of this Section shall apply to:

1. All new development on vacant land.

2. Redevelopment or expansion of existing development by 15 percent or more of existing floor area, except for new construction of single family units, accessory dwelling units, or two family dwellings.

3. Any change from a residential use to a commercial or industrial use, a commercial use to an industrial use; or any other change from one land use classification to another non-residential land use classification that increases development intensity and results in increased traffic, processes, noise, or pollution, as determined by the Zoning Administrator.

C. Exceptions.

1. Where a proposed use is separated from an existing use by a public right-of-way, drainage channel, or stream corridor, no buffer yard is required provided such right-of-way, stream corridor, or major body of water or waterway is at least equal in width to the required buffer yard.

2. Where a development lot is 25 feet or less in width, a six-foot high solid masonry wall may be provided in lieu of any required buffer yard.

3. Compliance with the buffer yard standards shall not necessitate the demolition or relocation of any portion of any existing building.

4. Other exceptions to the standards of this section may be granted with a Conditional Use Permit.

D. Required Buffer Yards — Minimum Dimensions and Standards. Required buffer yards are indicated in Table 19.25-A. A buffer yard shall be provided on any lot containing a use listed in the first column of Table 19.25-A when it abuts a lot containing a use listed in the second column of the same row. Buffer yards shall consist of both a landscaped area and a solid wall in the dimensions prescribed in the table and shall comply with all applicable standards of this subsection. See Figure 19.25-B.

TABLE 19.25-A REQUIRED BUFFER YARDS

1. Location. Required buffer yards shall be developed along the perimeter of the lot and extend inward from the property line of the project site as illustrated in Figure 19.25-B.

2. Landscaping of Required Buffer Yards. Buffer yards shall be planted with a mix of trees, a minimum of 15 gallons in size, and shrubs. At least one tree shall be planted per 20 lineal feet or as appropriate to provide a tree canopy over the buffer yard. In addition, three shrubs shall be planted per 20 lineal feet.

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3. Walls. Industrial uses must provide a solid screening wall of sound absorbing stucco, decorative block, or concrete panel. Screening walls for other uses may be constructed of stucco, decorative block, concrete panel or a dense hedge of at least 95 percent opacity that provides a year-round evergreen barrier, or other substantially equivalent material.

4. Uses of Buffer Yards. Buffer yards may be used as yards, open space, or natural areas, or for any use that does not interfere with its effectiveness as a buffer between potentially incompatible uses. Buffer yards shall not be used for parking, driveways, trash enclosures, mechanical equipment, or as a building area.

5. Buffer Yard Plan. A buffer yard plan shall be submitted in conjunction with other application materials for a permit. A buffer yard plan shall show the location of all buffer yards on the project site, proposed plant locations, a plant list and key, and existing and proposed structures on the site. Where a landscaping plan is also required, the buffer yard plan may be incorporated into the landscaping plan.

6. Maintenance. All required planting shall be permanently maintained in good growing condition and replaced with new plant materials when necessary to ensure compliance with applicable standards. All required walls and irrigation systems shall be permanently maintained in good condition and repaired or replaced when necessary to ensure continued compliance with the requirements of this Section.

(Ord. 2008-2 Div. II (part), 2008; Ord. No. 2017-04, § 3, 6-6-2017)