Hesperia Municipal Code § 16.20.590 Landscape standards for all zoning districts

Footnotes:

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Editor's note— Ord. No. 2010-06, § 2(Exh. A), adopted Aug. 17, 2010, amended Art. XII in its entirety to read as herein set out. Former Art. XII, §§ 16.20.550—16.20.650, pertained to similar subject matter and derived Ord. 2006-18, § 4(Exh. A (part)), adopted 2007.

The purpose of this chapter is to provide water conservation and landscape development standards and guidelines that will promote the general welfare of city of Hesperia residents through creating responsible outdoor environment which will:

A. Decrease the use of water for landscaping purposes by requiring the efficient use of irrigation; aggregate materials; low water use plant materials; regular maintenance of landscaped areas and irrigation; utilizing xeriscaping principles, and restricting the use of turf and ornamental water features;

B. Achieve variety and diversity of landscaping within commercial, industrial, and residential developments using materials and plants that are appropriate to the high-desert climate with a common theme;

C. Enhance the appearance of all development by providing standards relating to the quality, quantity, and functional aspects of landscaping and landscape screening;

D. Create aesthetically pleasing views and vistas along public streets;

E. Complement and enhance the functional and aesthetic design of new building and site development projects so as to protect and enhance property values;

F. Provide visual screening of parking, loading, and storage areas;

G. Mitigate the adverse impacts of higher intensity land uses upon lower intensity uses through the provision of needed landscape buffers.

H. Use water efficiently by setting a maximum applied water allowance as an upper limit for water use and reduce water use to the lowest practical amount.

(Ord. No. 2010-06, § 2(Exh. A), 8-17-10)

"Applied water" means the portion of water supplied by the irrigation system to the landscape.

"Approved plant list" means a list of plants that are approved for use within developments in the city of Hesperia. The list is continually updated and maintained by the development services department.

"Arterial corridor" includes all secondary arterials, arterials, and major arterials within the city of Hesperia, as mapped on the City of Hesperia Master Plan of Arterial Highways.

"Bark" means large chips of tree bark to be used as groundcover in landscape areas.

"Boulder" means a single rock larger than two feet in width by two feet in height. Boulders may be a natural material or pre-fabricated, but shall be approved by the development services director or his/her designee.

"Controller" means an irrigation controller that utilizes either sensors and electronic data regarding current wind, humidity, temperature, and other weather conditions or historical records to determine the amount of water necessary for irrigation.

"Ecological restoration project" means a project where the site is intentionally altered to establish a defined, indigenous, historic ecosystem.

"Estimated applied water use" means the average annual total amount of water estimated to be necessary to keep plants in a healthy state, calculated as provided in the guidelines. It is based on the reference evapotranspiration rate, the size of the landscape area, plant water use factors, and the relative irrigation efficiency of the irrigation system.

"ET adjustment factor" or "ETAF" is equal to the plant factor divided by the irrigation efficiency factor for a landscape project, as described in the guidelines. The ETAF is calculated in the context of local reference evapotranspiration, using site-specific plant factors and irrigation efficiency factors that influence the amount of water that needs to be applied to the specific landscaped area.

A combined plant mix with a site-wide average plant factor of 0.5 (indicating a moderate water need) and average irrigation efficiency of 0.71 produces and ET adjustment factor of (.07) = (0.5/0.71, which is the standard of water use efficiency generally required by the water efficient landscape ordinance and the guidelines, except that the ETAF for a special landscape area shall not exceed 1.0.

"Guidelines" refers to the Guidelines for Implementation of the Water Efficient Landscape Ordinance, as adopted by the city, which describes procedures calculations, and requirements for landscape project subject to this water efficient landscape ordinance.

"Hardscape" means materials such as concrete, asphalt, decorative pavers, walls, and tiles. Hardscape is not inclusive of rock groundcovers.

"Hydrozone" means a portion of the landscaped area having plants with similar water needs. A hydrozone may be irrigated or non-irrigated.

"Homeowner installed landscape" means any landscaping either installed by a private individual for a single-family residence or installed by a licensed contractor hired by a homeowner. A homeowner, for purposes of this ordinance, is a person who occupies the dwelling he or she owns. This definition excludes speculative homes, which are not owner-occupied dwellings and which are subject under this ordinance to the requirements applicable to developer-installed residential landscape projects.

"Irrigation efficiency" means the measurement of the amount of water beneficially used divided by the amount of water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system characteristics and management practices. The minimum average irrigation efficiency for purposes of this water efficient landscape ordinance is 0.71. Greater irrigation efficiency can be expected from well designed and maintained systems.

"Land-use action means projects submitted to the development services department for review and approval, including but not limited to: site plan reviews; conditional use permits; and tentative tract maps, variances, and minor exceptions.

"Landscape area" means all the planting areas, turf areas, and water features in a landscape design plan subject to the maximum applied water allowance calculation. The landscape area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, other pervious or non-pervious hardscapes, and other non-irrigated areas designated for non-development (e.g., open spaces and existing native vegetation).

"Landscape contractor" means a person licensed by the state of California to construct, maintain, repair, install, or subcontract the development of landscape systems.

"Landscape documentation package" means the documents required to be provided to the city for review and approval of landscape design projects, as described in the guidelines.

"Landscape project" means total area of landscape in a project, as provide in the definition of "landscaped area," meeting the requirements under section of this Water Efficient Landscape Ordinance.

"Maximum applied water allowance" (MAWA) means the upper limit of annual applied water for the established landscaped area as specified in this section. It is based upon the area's reference evapotranspiration, the ET adjustment factor, and the size of the landscape area. The estimated total water use shall not exceed the maximum applied water allowance. Special landscape areas, including recreation areas, areas permanently and solely dedicated to edible plants such as orchards and vegetable gardens, and areas irrigated with recycled water are subject to the MAWA with an ETAF not to exceed 1.0.

"Mulch" means organic material that provides protection and improves the soil when applied to the soil surface. Shredded mulch is not permitted as groundcover.

"Non-living groundcover" means groundcover that does not include live plant materials, such as bark and rock.

"Non-residential" means all uses not categorized under residential, such as administrative professional, public/institutional, or agricultural uses.

"Plant factor" or "plant water use factor" is a factor, when multiplied by ETo, estimates the amount of water needed by plants. For purposes of this ordinance, the plant factor range for low water use plants is 0 to 0.3, the plant factor range for moderate water use plants is 0.4 to 0.6, and the plant factor range for high water use plants is 0.7 to 1.0. Plant factors cited in this ordinance are derived from the Department of Water Resources 2000 publication "Water Use Classification of Landscape Species".

"Production home" means single-family residential home to be built based on stock plans on file with the city of Hesperia.

"Recreational area" means areas dedicated to active play such as parks, sports fields, and golf courses where turf provides a playing surface.

"Recycled water", "reclaimed water", or "treated sewage effluent water" means treated or recycled waste water of a quality suitable for non-potable uses such as landscape irrigation and water features. This water is not intended for human consumption.

"Reference evapotranspiration" or "ETo" means a standard measurement of environmental parameters which affect the water use of plants. ETo is expressed in inches per day, month, or year and is an estimate of the evapotranspiration of a large field of four- to seven-inch tall, cool-season grass that is well watered. Reference evapotranspiration is used as the basis of determining the maximum applied water allowance so that regional differences in climate can be accommodated.

"Rehabilitated landscape" means any re-landscaping project that requires a permit, plan check, or design review, meets the requirements of Section 16.20.570 and the modified landscape area is equal to or greater than two thousand five hundred (2,500) square feet, is fifty (50) percent of the total landscape area, and the modifications are completed within one year.

"Small lot subdivision": Single-family residential subdivisions consisting of lots less than seven thousand two hundred (7,200) square feet in size.

"Special landscape area" (SLA) means an area of the landscape dedicated solely to edible plants, areas irrigated with recycled water, water features using recycled water and areas dedicated to active play such as parks, sports fields, golf courses, and where turf provides a playing surface.

"Water-efficient desert plants" means plants that require minimal supplemental water upon initial planting, are native to desert climates, and survive well within the High Desert. These plants are identified within Hesperia's approved plant list.

"Water-efficient landscaping" means a landscape that is designed and maintained to function in a healthful and visually pleasing manner in compliance with the standards provided in this chapter. This generally involves the strategic use of plants which have minimal water requirements for subsistence, plants native to hot/dry environments (xeriscape), minimal use of turf, appropriate use of trees (help to lower air and soil temperatures, reducing the potential for moisture loss) and hardscape to achieve an overall landscape concept that is water conserving.

"WUCOLS" means the Water Use Classification of Landscape Species published by the University of California Cooperative Extension, the Department of Water Resources and the Bureau of Reclamation, 2000, and as may be revised from time to time.

"Xeriscape": A combination of seven common-sense gardening principles that save water while creating a lush and colorful landscape which include:

• Planning and designing for water conservation

• Create practical turf areas

• Select low water usage plants and group plants of similar water needs together

• Use soil amendments as needed for the site and type of plant to be used

• Use woodchips (bark) to slow evaporation

• Irrigate efficiently with equipment that delivers the correct amount of water at the correct time

• Properly maintain landscaping

(Ord. No. 2010-06, § 2(Exh. A), 8-17-10)

A. All projects that require approval of a new or revised site plan review, conditional use permit, variance, tentative tract map or other discretionary approval after the effective date of this ordinance shall provide and maintain landscaping in compliance with the provisions of this chapter.

B. The landscaping standards and requirements established by Sections 16.20.550 through 16.20.610 shall apply to all new developments and projects that are:

1. New construction and rehabilitated landscapes for public agency projects and private development, projects with a landscape area equal to or greater than two thousand five hundred (2,500) square feet requiring a building or landscape permit, plan check or design review;

2. New construction and rehabilitated landscapes which are developer-installed in a single-family and multi-family projects with a landscape area equal to or greater than two thousand five hundred (2,500) square feet requiring a building or landscape permit, plan check or design review;

3. The landscape maintenance provisions of Section 16.20.650 shall apply to all new and/or existing development, including single-family residences.

C. This ordinance does not apply to:

1. Registered local, state or federal historical sites;

2. Cemeteries; or

3. Ecological restoration projects that do not require a permanent irrigation system; or

4. Mined-land reclamation projects that do not require a permanent irrigation system; or

5. Plant collections, as part of botanical gardens and arboretums open to the public; or

6. Homeowner provided landscaping for single-family homes as well as multifamily projects, such as in the case of a patio area of a condominium or townhome.

D. It is the duty of the development services department to enforce all permitting and entitlement provisions of this chapter. The director or his/her designee may impose such conditions deemed necessary to achieve the purpose of this chapter.

E. Application for a landscaping permit shall be made through submittal to the development services department.

1. No developer shall install landscaping within a project without first receiving a permit.

2. A permit shall be issued when the application is properly made, all fees are paid, and the proposed landscaping has been reviewed and approved by the planning division, water district, and Hesperia Recreation and Park District for compliance with all city ordinances.

3. Fees for landscaping permits shall be set by resolution of the city council.

4. All plant materials shall be consistent with Hesperia's approved plant list.

5. The installation of the landscaping and irrigation materials required by this chapter shall be completed and shall be approved by the development services director or his/her designee prior to the issuance of a certificate of occupancy for the structure, or prior to the use of the facility if no structure is involved.

F. Landscaping shall be installed and maintained in a manner that allows free ingress or egress from any door, window, fire escape, driveway parking space, sidewalk or other area required for pedestrian, bicycle motor vehicle or equestrian travel.

G. Abatement and removal may be ordered for any landscaping when the development services director, or his/her designee, determines the landscaping to be unsafe or a public nuisance as defined in development code Section 8.32.040.D. Landscaping constructed, altered, abandoned or maintained in violation with this chapter shall be determined to be a public nuisance and shall be subject to abatement and/or removal and replacement.

H. Landscaping shall be maintained in a manner consistent with this code. If approved landscaping is removed and/or replaced with materials that do not meet the minimum requirements of this code the property owner will be required to remove all non-compliant landscaping and install landscaping consistent with this code to the satisfaction of the development services director or his/her designee.

I. Projects within a specific plan shall meet the minimum requirements of this chapter as well as the standards in the respective specific plan. In case of conflict between the two chapters, the specific plan regulations shall apply.

(Ord. No. 2010-06, § 2(Exh. A), 8-17-10)

In order to encourage and allow design flexibility, applicants may utilize an administrative design modification which may be approved by the development services director or his/her designee, when the modification meets all of the following criteria:

A. Shall be consistent with Sections 16.20.550, Purposes.

B. Shall use exclusively water-efficient desert plants as identified in Hesperia's approved plant list.

C. Shall demonstrate excellence in design.

D. Shall provide greater color and diversity than otherwise required by Sections 16.20.550 to 16.20.650.

(Ord. No. 2010-06, § 2(Exh. A), 8-17-10)

The following standards apply to all new and revised site plan reviews conditional use permits, variances, tentative tract maps and other discretionary approvals which include all residential, commercial, industrial, and non-residential developments:

A. Irrigation. All landscaped areas shall be served by an approved permanent automatic irrigation system that provides adequate coverage.

1. Controllers are required and shall feature automatic adjustment for weather and seasonal variations in irrigation requirements.

2. Irrigation shall provide one hundred (100) percent coverage of all plant materials.

3. Pop-up spray head irrigation and turf shall be located a minimum of four feet from driveways, hardscape, and public sidewalks in order to reduce overspray.

4. Irrigation for shrubs and trees shall consist of drip, bubbler, and other low-flow irrigation types.

5. Hydrozones.

a. Each valve shall irrigate a hydrozone with similar site slope, sun exposure, soil conditions, and plant materials with similar water use.

b. Sprinkler heads and other emission devices shall be selected based on what is appropriate for the plant type within that hydrozone.

c. Individual hydrozones that mix plants of moderate to low or moderate to high water use may be allowed if:

i. Plant factor calculation is based on the proportions of the respective plant water uses and their plant factor; or

ii. The plant factor for the higher water using plant is used for calculation.

d. Individual hydrozones that mix high and low water use plants shall not be permitted.

e. On the landscape design plan and irrigation design plan designate the areas irrigated by each valve, and assign a number to each valve. Use this valve number in the hydrozone information table. This table can also assist with the irrigation audit and programming the controller.

6. Spray irrigation shall be scheduled between eight p.m. and ten a.m. unless weather conditions prevent it. Operation of the irrigations system outside the normal watering window is allowed for the auditing and system maintenance.

B. Landscape Design. Landscape designs shall consider such elements as its function, consistency with the building, compatibility to the area, mounding, special features, clustering for a natural appearance when possible, and the use of hardscape and drought tolerant plant materials for water conservation.

1. All shrubs shall be planted in non-uniform clusters to soften and vary the slope plane. Trees shall be planted in clusters if possible.

2. Planting in linear formations, evenly spaced, is discouraged unless the development is using a formal landscape palette or providing a hedge for screening. Landscaping shall be clustered in order to achieve a more natural appearance. The massing of trees and shrubs into groups containing three or more plants is required unless standards elsewhere within this chapter require only a single element (e.g., single trees within parking lot planter islands). Planting of single shrub specimens, unless used to repeat an element already established within a massed planting in the same visual area, is prohibited.

3. Landscaping along street frontages should coordinate with adjacent properties to provide a consistent visual corridor, except when waived by the development services director or his/her designee.

4. Landscaping shall be denser near entryways of structures in order to define the entrance within the site.

5. Slopes. Slopes exceeding 5:1 shall not utilize spray irrigation. A minimum six-inch concrete curb shall be located at the bottom of the slope in order to contain non-living groundcover within the landscaping planter.

C. Approved Plant List. All plant materials shall be consistent with Hesperia's approved plant list, available at the City of Hesperia Planning Division. Applicants may request plants be added to the list by contacting the planning division, at which point a determination will be made.

D. Groundcover. Non-living and living groundcover shall provide one hundred (100) percent coverage of all landscape areas that are not covered by trees or shrubs.

1. Non-living Groundcover.

a. Areas absent of plant materials or alternate materials (boulders, hardscape) shall not be counted towards the total required landscape coverage.

b. Rock materials or bark shall be utilized for all areas that are not covered by plant materials. Bark shall not be used on any slope exceeding 5:1.

c. Rock is permitted. Rock color shall be approved by the planning division, a uniform grey color is not permitted.

1. Decomposed granite is permitted but shall be properly maintained to provide one hundred (100) percent ground coverage.

2. Rock less than ¾ inch in size (such as pea gravel) is permitted as one component of non-living ground cover if it is used in conjunction with an accent of ¾" or larger rock, fieldstone, cobble, etc.

d. Coarse decorative bark may be utilized, but the chips shall be a minimum of two inches in size and installed to a minimum depth of two inches. Shredded mulch is permitted but shall be maintained to provide one hundred (100) percent ground coverage.

e. Boulders are encouraged to provide visual interest within a project and shall be counted towards the minimum landscaping requirement when combined with non-living or living groundcover. A boulder shall have a minimum width of two feet or a minimum height of two feet.

f. All non-living groundcover shall be installed and maintained a minimum of two inches below adjacent hardscape, including sidewalks and curbs.

g. Non-living groundcover may be eliminated if the developer provides additional plant material of at least one shrub per five square feet of landscaped area.

2. Living Groundcover.

a. Plant materials to be used shall be consistent with the city's approved plant list.

b. Plants to be used as groundcover shall have well established roots as well as new and established growth.

E. Shrubs.

1. Shrubs shall be provided at a minimum average of five shrubs per one hundred (100) square feet of landscape area.

2. Shrubs shall be a minimum of five gallons in size.

a. The shrub shall be well-established within the five-gallon pot.

b. New and established growth shall be evident on the shrub.

c. Shrubs shall be a minimum of eighteen (18) inches in height or a minimum of eighteen (18) inches in width.

3. Shrubs shall be planted in clustered arrangements that provide an informal and natural appearance to the landscaping.

F. Trees.

1. Twenty-four-inch box trees shall be a minimum of one inch DBH (diameter at breast height) at the time of planting.

2. Shall be a minimum of fifteen (15) gallons in size, and shall have a mix of fifteen-gallon and twenty-four-inch box as described in the landscape matrix.

3. Root barriers shall be provided for all trees that will be located within six feet of any structure, pavement, or alternate material such as waterlines, building foundations, concrete flatwork, or turf area.

4. All trees shall be staked with at least two stakes, one shall be located on the prevailing windward side (southwest).

G. Hedges.

1. Shrubs used for screening shall be planted at intervals to provide a dense screen and be capable of growing to a height of three feet within three years of planting.

H. Retention Basins. Retention basins within all zoning districts shall be landscaped around the exterior portion of the basin. No irrigation shall be located at the bottom of the basins or the slopes of the basins.

1. Trees shall be planted at a rate of one tree per fifty (50) linear feet.

2. Shrubs shall be planted at a rate of five shrubs per one hundred (100) square feet of planter area.

3. Living and non-living groundcover shall provide one hundred (100) percent coverage of the exterior portion of the retention basin.

(Ord. No. 2010-06, § 2(Exh. A), 8-17-10)

These standards are in addition to the landscape standards for all zone districts.

A. All new single-family residential developments shall provide landscaping and an automatic underground irrigation system for the area of the site between the street curb and the front of the structure and from each side property line to the side of the structure, including parkways.

B. One or more no-turf plans shall be offered in all residential zoning districts R-1 7,200 (single-family residential with a minimum lot size of seven thousand two hundred (7,200) square feet in size) and shall be showcased within the front yard of one or more model homes.

C. Turf.

1. Turf is not permitted in front yards or street side yards of small lot subdivisions.

2. A maximum of twenty (20) percent of the front yard and side yard landscaping may be turf in all other single-family residential developments.

D. Landscaping Materials. A variety of plant materials shall be utilized.

1. A minimum of one type of tree, three types of shrubs, three types of plant groundcovers, and two types of non-living groundcover shall be provided for each small-lot subdivision residential lot. A minimum of one type of tree, four types of shrubs, four types of plant groundcover, and three types of non-living groundcover shall be provided for all other residential lots.

2. A minimum of two textures, colors, or sizes of groundcover is required in all new developments. This may be achieved through utilizing rock and boulders, providing different colored rock in different areas of landscaping, using different textures of rock throughout the landscaping, or utilizing a combination of bark and hardscape elements.

3. Providing hedges or low decorative walls as well as varied heights of trees and shrubs is strongly encouraged to provide visual interest within the landscaping.

E. A minimum ten-foot wide planted parkway within the public right-of-way shall be provided along all secondary arterial streets or larger bordering small-lot subdivisions. A minimum five-foot wide planted parkway within the public right of way shall be provided along all secondary arterial streets or larger within all other single-family residential developments.

F. Trees Within New Subdivisions.

1. All trees shall be located outside of the required clear sight triangle, per development code Section 16.20.045.

2. At least twenty-five (25) percent of the trees to be installed within the front or street side yards of a residential subdivision shall be twenty-four-inch box trees.

a. In order to encourage the use of water-efficient desert plants, twenty-five (25) percent of the trees to be installed within standard subdivisions and thirty (30) percent of the trees to be installed within small lot subdivisions may be five gallons in size if they are exclusively water-efficient desert plants as identified by the Hesperia approved plant list.

3. One required tree shall be located within the public right-of-way landscaped area adjacent to the street, or, if no landscaping within the public right-of-way is required, all trees shall be located in the front yard and street side yard.

4. Minimum number of trees required.

a. Lots with sixty (60) feet of street frontage or less shall have a minimum of one tree in the front yard.

b. Lots with sixty (60) feet or more of street frontage shall have a minimum of two trees in the front yard.

c. All corner lots shall have a minimum of two trees, regardless of the street frontage. One tree shall be in the front yard area, and one tree shall be located on the street side yard.

4. All required street trees on east-west streets shall be deciduous species and all required street trees on north-south streets of a development shall be evergreen species.

G. Entry Statements. Entry statements are required for all residential developments over fifty (50) units in size that contain privately maintained common areas. Statements shall consist of a monument sign or wall sign and enhanced landscaping located on private property at the primary entrance to the project as determined by city staff.

H. Education.

1. A literature package describing water conserving landscaping designs shall be prominently displayed within all model home sales offices. The package may be obtained from the planning division, or assembled by the developer. The display shall include the following information, plus any relevant information the developer would like to include:

a. A Guide to High Desert Landscaping. Available at your local water district offices and the planning division offices.

b. Water Efficient Landscaping. Available at your local water district office, the planning division office, or the Mojave Desert Resource Conservation District.

2. Developers shall provide a disclosure notifying residences of the front yard landscaping requirements of this ordinance that shall be signed by the homebuyer with the escrow documents. The disclosure shall be submitted to and approved by the planning department prior to final inspection of the sales trailer or the first residence within the tract.

(Ord. No. 2010-06, § 2(Exh. A), 8-17-10)

These standards are in addition to the landscape standards for all zone districts.

A. All setbacks, parkways, and areas not occupied by structures, buildings or hardscape shall be landscaped. Areas visible from the public right-of-way that are proposed for development in another phase shall be temporarily seeded and irrigated or treated with an appropriate inorganic ground cover for dust and soil erosion control, if said phase will not begin construction within six months of completion of the previous phase. If the phase does not begin within six months, plans for permanent landscaping shall be submitted to the planning division, and landscaping shall be installed. This requirement does not apply to areas of the site that remain undisturbed.

B. Landscape Coverage.

1. A minimum of five percent of the project site shall be landscaped in commercial, industrial, and non-residential projects.

2. A minimum of fifteen (15) percent of the project site shall be landscaped in multi-family projects. In addition, all non-hardscape areas shall be landscaped.

C. Landscaping Materials. A variety of plant materials shall be utilized. All landscape areas that are not covered by plants at time of planting shall be covered with bark, rock, or boulders. Plant types should vary in height to provide visual interest within the project.

1. Turf is not permitted as a design element within the project's landscaping. Turf may be permitted for recreational uses such as picnic areas or employee break areas with approval of the development services director or his/her designee.

2. For projects less than one-acre, a minimum of two types of trees, four types of shrubs, and two types of plant groundcovers are required.

3. For projects one-acre to 2.5 acres in size, a minimum of three types of trees, four types of shrubs, and three types of plant groundcover are required.

4. For projects larger than 2.5 acres in size, a minimum of four types of trees, six types of shrubs, and four types of plant groundcover are required.

D. Landscape Planters.

1. Landscape planters a minimum of eight feet in width shall be provided adjacent to the front and street side yard property lines in the commercial, non-residential, and multi-family zoning districts. In industrial districts landscape planters a minimum of eight feet in width shall be provided adjacent to the front yard property line and a minimum of five feet in width shall be provided adjacent to the street side yard property line. This may include the landscaped area within the public right-of-way.

2. All required landscaped areas shall be a minimum of four feet in width and are to be bounded on all sides by six-inch concrete curbing, unless it is bordered by sidewalk. If the planter slopes down towards the sidewalk a six-inch concrete curb is also required.

E. Trees.

1. Within commercial, non-residential, and multi-family parking lots trees shall be planted at a total of one tree for every six parking stalls. Within industrial parking lots trees shall be planted at a total of one tree for every eight parking stalls.

a. Trees shall have a broad canopy that will provide shade in the summer months.

b. Trees shall be planted along the required handicap path of travel, sidewalks, or near trash enclosures. When possible, trees may be planted in clusters.

2. Trees shall be planted in areas of public view adjacent to and along structures, at an equivalent of one tree per fifty (50) linear feet of building which has public exposure in commercial, non-residential, and multi-family districts.

3. Trees shall be planted in areas of public view adjacent to and along structures at an equivalent of one tree per seventy (70) linear feet of building which is visible from any public right-of-way within industrial districts.

4. All required trees shall be a minimum of fifteen-gallon size and at least twenty-five (25) percent of the trees to be used in new development shall be twenty-four-inch box in the commercial district and multi-family district and at least twenty (20) percent of the trees to be used in new development shall be twenty-four-inch box in the industrial district.

5. In order to encourage the use of desert, water efficient plants, twenty-five (25) percent of the trees to be installed within commercial and multi-family district developments and twenty (20) percent of the trees to be installed within industrial district developments may be five gallons in size if they are exclusively water-efficient desert plants as identified by the Hesperia approved plant list.

F. Affordable Housing Incentive. As an incentive for affordable housing, any development that provides housing affordable to seniors or persons of very low or low income through an agreement with the city and as defined by the state department of housing and community development, may use one-gallon shrubs and five-gallon trees within the development.

G. Screening. The use or combination of berms, shrubs, trees, and low level walls and structures shall be used to screen parking areas facing public streets, loading areas, trash enclosures, and utilities from public view.

1. A six-foot decorative block wall is required along all property lines that abut property designated for residential use within the commercial, non-residential, and industrial districts. The wall shall screen all parking areas, and a minimum five-foot landscape planter shall be located adjacent to the wall within the development in order to provide a landscape buffer between the development and the residential use. Trees shall be located within this planter for screening and shall be evergreen.

2. All parking stalls facing public streets shall utilize screening to eliminate headlight glare into the right-of-way, and shall be consistent with Section 16.20.045, clear sight triangles, and Section 16.20.075, projections into yards. All screening used to block headlight glare shall be thirty-six (36) inches in height above the adjacent parking surface.

a. A combination of shrubs, trees, or low level walls shall be located within the required landscape planter adjacent to the right of way and shall provide the required three foot high screening. In addition, berms may be used when possible in larger planter areas.

3. Landscape berms shall be incorporated wherever possible within the landscape setback and landscape areas surrounding parking and loading areas.

4. The height and size of the berms and low walls shall vary whenever possible to provide interest and visual access to buildings.

H. Entry Statements. Entry statements are required on all multi-family developments over fifty (50) units, and all industrial, commercial, and non-residential developments over five acres in size. Statements shall consist of a monument sign or wall sign and enhanced landscaping located on private property at the primary entrance to the project.

(Ord. No. 2010-06, § 2(Exh. A), 8-17-10)

(Ord. No. 2010-06, § 2(Exh. A), 8-17-10)