Chapter 17.34 — LANDSCAPING STANDARDS

California Government Code Section 65590 et seq. requires that the city take the proper steps to ensure that water conservation methods are incorporated in landscape standards. Therefore, the purposes of this chapter are to:

A.

Establish water efficiency standards for the design, installation, and maintenance of landscaping and irrigation systems to ensure avoidance of excessive water use and to maintain healthy plant growth in new development projects; and

B.

Improve the physical appearance of property within the city, and to provide appropriate landscape buffers where necessary.

For purposes of this chapter, landscaping shall mean the placement of materials (e.g., berms, decorative fences and walls, flowers, grass, ground cover, hedges, shrubs, and trees) within a designated area.

A.

Where Required. All parts of a site not devoted to decks, patios, structures, and similar improvements, driveway and/or parking improvements, lighting, sidewalks, signs, and solid waste/recyclable materials collection and storage shall be landscaped in compliance with this chapter and this development code.

B.

Native Plant Materials Encouraged. To conserve water, the installation of native and/or drought-tolerant landscape materials is strongly encouraged.

C.

Native Vegetation Restoration. Steep slope areas (those in excess of twenty-five percent slope) shall be landscaped to maximize opportunities for native vegetation restoration in compliance with this chapter and

this development code.

Each required parking area of more than six spaces shall be landscaped as follows whenever there is an expansion of a structure (e.g., enlargement or increase in capacity by adding floor area or seats), or a change in use (e.g., a higher use is proposed) related to an existing parking lot, or the establishment of a new structure and/or use.

A.

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

B.

Curbing Required. Areas containing plant materials shall be bordered by a concrete curb in compliance with Subsection 17.34.040.B (protective curbing), below.

C.

Perimeter Landscaping Required. All surface parking areas shall be screened from streets and adjoining properties, and the open areas between the property line and the public street right-of-way shall be landscaped.

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1.

Adjacent to Streets.

a.

A parking area for a non-residential use adjoining a public street 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 zone or ten feet, whichever is greater; except that the required width of the landscape strip may be reduced by the review authority where it determines that overall site area is insufficient to accommodate allowable structures and required parking along with a landscape strip of the otherwise required width.

b.

A parking area for a residential use, except for a single 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 zone.

c.

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

d.

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

e.

Shade trees shall be provided at a minimum rate of one for every twenty-five linear feet of landscaped area, or other spacing as determined by the review authority to be appropriate to the site and surrounding development.

f.

Plant materials, signs, or structures within a traffic safety sight area of a driveway shall comply with Section 17.30.040 (fences, walls, and screening).

2.

Adjacent to Side or Rear Property Lines. Parking areas for nonresidential uses shall provide a perimeter landscape strip at least six feet wide (inside dimension) where the parking area adjoins a side or rear property line. The required width of the landscape strip may be reduced by the review authority where it first determines that certain factors would justify the reduction (e.g., the overall site area is insufficient to accommodate the allowable structures and required parking along with a landscape strip of the otherwise required width or that the otherwise required width would be inconsistent with the existing development patterns on adjacent properties). 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 twenty-five linear feet of landscaped area, or other spacing as determined by the review authority to be appropriate to the site and surrounding development.

3.

Adjacent to Structures. When a parking area is located adjacent to a nonresidential structure, a minimum six-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 access ways. The required width of the landscape strip may be reduced by the review authority where it first determines that certain factors would justify the reduction (e.g., the overall site area is insufficient to accommodate the allowable structures and required parking along with a landscape strip of the otherwise required width or that the otherwise required width would be inconsistent with the existing development patterns on adjacent properties).

4.

Adjacent to Residential Use. A nonresidential parking area abutting a residential use shall provide a landscaped buffer setback with a minimum of ten-foot between the parking area and the property line of the residential use; provided that the review authority may reduce this requirement where it determines that site area is severely constrained.

a.

A six-foot high 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., light/glare and nuisance noise) as determined by the review authority.

b.

Trees shall be provided at the rate of one for each twenty-five linear feet of landscaped area, or other spacing as determined by the review authority to be appropriate to the site and surrounding development.

D.

Interior Parking Lot Landscaping.

1.

Amount of Landscaping. Multifamily, commercial, and industrial uses shall provide landscaping within each outdoor parking area at a minimum ratio of ten percent of the gross area of the parking lot (including all drive and parking aisles). The review authority may grant an exception for small, infill parking lots where compliance with this standard is not feasible without significantly reducing the number of parking spaces. Trees not less than five feet in height and fifteen-gallon container in size shall be planted throughout the parcel and along any street frontage. At a minimum, one shade tree shall be provided for every five parking spaces.

2.

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

a.

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

b.

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

c.

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.

3.

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

A.

Minimum Dimensions. Each area of landscaping shall have a minimum interior width of six feet within the residential and commercial zones, and five feet in the industrial zones. These dimensions may be reduced where the review authority determines they are infeasible because of limited site area. Wherever this development code requires a landscaped area of a specified width, the width shall be measured within any curb or wall bordering the landscaping area.

B.

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 director.

C.

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

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

2.

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

3.

Block bicycle or pedestrian ways.

D.

Use of Lawns or Turf. Lawns or turf shall be limited to twenty percent of the total landscaped area on the site and only where the applicant provides calculations approved by the director that demonstrate that the irrigation requirements will not exceed standard low water usage. No lawns or turf shall be allowed:

1.

In any area of ten feet or less in width. Lawns or turf may be allowed on narrower areas where the review authority first determines that certain factors would justify the reduction (e.g., the ability to achieve a specified theme); or

2.

On any slope exceeding fifteen percent (twenty-five percent, where other project water-saving techniques compensate for the increased runoff). A level buffer zone of eighteen inches shall be provided between bermed lawn or turf areas and any hardscape (e.g., any street, walkway, or similar feature).

E.

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

F.

Maximum Amount of Single Dwelling Paving Allowed.

1.

Paving shall be limited to no more than fifty percent of the front or street side setback areas in order to limit the amount of hardscape paving in these areas; except that the review authority may reduce this requirement where it determines that an irregularly shaped or small lot lacks sufficient area for adequate driveway and pedestrian access.

2.

Increases in the maximum amount of allowable hardscape paving may be approved by the director if necessary to provide safe ingress and egress for the site.

3.

No parking shall be allowed in the landscaped areas.

4.

Single dwelling front and street side setback areas shall only be used for the temporary parking of motor vehicles. Storage of vehicles in these areas shall not be allowed.

5.

No vehicles shall be parked in the front and/or street side setback areas other than on a paved driveway.

G.

Community Design Guidelines. Landscaping and irrigation system design shall consider the community design guidelines water conservation landscape and irrigation provisions.

See Section 17.30.040 (fences, walls, and screening).

A.

Obstruction of Clear Vision Prohibited. When placed within or immediately adjacent to a dedicated public right-of-way, no landscape material shall be allowed to obstruct the vision of motorists or pedestrians so as create a potential traffic hazard.

B.

Landscaping Designed for Screening. Landscaping that is primarily intended or designed for fencing and screening purposes shall not be allowed to exceed three feet in height within a required front setback area.

C.

Landscaping Within the Traffic Safety Visibility Area. On the street sides of a corner parcel, no landscaping shall be allowed to exceed three feet in height above the top of the existing or proposed street curb within

the traffic safety visibility area required by Section 17.30.040 (fences, walls, and screening), above.

A.

Five-Gallon or Larger Size Containers Required. In order to achieve a more immediate effect, all trees planted on the street sides of a newly developed parcel shall be transplanted from five-gallon or larger size containers.

B.

Tree Proposed to Replace Mature Specimen Trees. A tree proposed to replace an existing mature specimen tree shall be transplanted from a minimum twenty-four-gallon size container in compliance with the city's tree preservation and protection ordinance.

C.

Street Trees Required. At least one street tree shall be properly installed for each thirty-foot length of rightof-way and shall be maintained in compliance with Section 17.34.140 (maintenance of landscape areas), below. The review authority may modify this requirement depending on the chosen tree species and its typical spread at maturity.

D.

Tree Supports Required. All trees shall be adequately supported when planted. The supports shall be maintained until the trees are capable of withstanding the force of wind on their own.

E.

Trees Required to be Preserved. Where existing trees are required to be preserved, all new development shall be designed in a manner which respects the current drip lines in compliance with the city's tree preservation and protection ordinance.

When trees are incorporated into an approved landscaping plan, they shall be planted in a manner which maximizes the provision of sunlight to nearby windows and/or solar collectors situated on-site or on an adjoining property.

All landscaped areas, except those approved for maintenance with intentionally unirrigated native plants, shall include an automatic irrigation system designed and installed in compliance with the following.

A.

Water-Efficient Systems Required. Water-efficient systems (e.g., bubbler-type, drip, mini-spray, or similar system) shall be used unless infeasible. 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. Lawn or turf areas shall be sized and shaped so they can be efficiently irrigated. Spray or run-off onto paved areas shall be avoided.

B.

Dual or Multi-Program Controllers Required. 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., ground cover, lawn or turf, shrub, tree areas), or a variety of solar aspects. Soil moisture-sensing devices and rain sensors shall be used on larger projects (fifteen thousand plus square feet of landscaped area) to minimize or eliminate over-watering.

C.

Minimal Wind Conflict and Evaporation Loss. Watering shall be scheduled at times of minimal wind conflict and evaporation loss.

D.

Matched Precipitation Rates Required. Sprinkler heads shall have matched precipitation rates within each valve zone.

E.

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

A.

Review and Approval of Conceptual Plans. The review authority shall be primarily responsible for the review and approval of the conceptual landscape plans and related improvements within the city.

B.

Prior Approval Required. All new construction shall receive prior approval of all landscape plans from the development review committee (DRC).

C.

Review and Approval of Final Plans. The final landscape plans and related improvements shall be reviewed and approved by the department, unless review and approval has been requested by the review authority.

The director may authorize minor changes from the requirements of this chapter.

A.

Definition of Minor Change. For purposes of this section, minor changes shall be defined as changes to the landscaping plans that are not visible and do not affect the theme or character established for the subject development project.

B.

Failure to Comply with Definition of Minor. If the director determines that a requested change does not comply with the definition of minor specified in Subsection A., above, the requested change may only be approved by the review authority that originally approved the landscaping plans.

When required by the director, surety in the form of cash, letter of credit, performance bond, or instrument of credit, in an amount equal to one hundred fifty percent of the total value of all plant materials, irrigation, installation, and maintenance shall be posted with the city for a two-year period in compliance with Section 17.74.050 (performance guarantees). 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 and irrigation before occupancy of the site.

A.

Professional Oversight Required. Each landscaping and irrigation system shall be installed under the supervision and inspection of a qualified professional.

B.

Timing of Installation. Landscaping and irrigation systems shall be installed in compliance with the approved plans before final building inspection.

C.

Extensions of Time. An extension of time for the completion of landscaping and irrigation system installation may be granted by the building official if implementation is secured by an agreement or posting of adequate bond or cash deposit to guarantee performance under the agreement as required by the building official, in compliance with Section 17.34.120 (statement of surety).

D.

Certification of Landscaping and Irrigation Installation. Before final inspection or issuance of a certificate of occupancy by the building official, a letter signed by a licensed landscape architect, or the landscape contractor who performed the installation shall be submitted to the department and the building official certifying that the landscaping and irrigation for the project has been installed in compliance with the approved plans.

A.

Maintenance Required.

1.

All landscaping (e.g., ground cover, hedges, lawns, shrubs, and trees) shall be maintained in a healthful and thriving condition at all times.

2.

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.

3.

Regular maintenance shall include checking, adjusting, and repairing irrigation equipment; resetting automatic controllers; aerating and dethatching lawn or turf areas; adding/replenishing mulch, fertilizer, and soil amendments; mowing, pruning, and trimming, in compliance with acceptable horticultural practices; and watering all landscaped areas.

4.

The landscaping shall regularly be kept clean and free of debris, litter, and weeds.

5.

All dead or decaying material shall be replaced with new material within thirty days upon notice of the department.

6.

All fences and walls which have been incorporated into an approved landscaping plan shall regularly be maintained in an attractive and safe manner.

B.

Maintenance Agreement Required. If required by the review authority, and before final inspection or 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 (maintenance required), above. 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.

D.

Enforcement. Failure to maintain landscape areas in compliance with this section shall be deemed a public nuisance, and shall be subject to abatement in compliance with Chapter 9.28 of the Municipal Code, and/or the applicable planning permit may be revoked in compliance with Chapter 17.98 (enforcement).