Chapter 17.43 — INTEGRATED DEVELOPMENTS

The purpose of this chapter is to allow consideration of an integrated development project on multiple parcels and/or in multiple buildings. The intent is to encourage the integration of uses vertically and horizontally using flexibility in zoning standards to design the project across the entire site rather than parcel by parcel. (Ord. 2010-02 § 1 (part), 2010)

For purposes of this title, an integrated development is a group of two (2) or more adjacent parcels, under single or multiple ownership, or uses planned and/or developed in a joint manner which may include shared buildings, public spaces, landscape, parking or other facilities. (Ord. 2010-02 § 1 (part), 2010)

An integrated development shall only be approved through specific plan zoning adopted by ordinance pursuant to Section 17.12.170 (Specific Plans). (Ord. 2010-02 § 1 (part), 2010)

A. Design. Proposed projects should seek to maximize development opportunities and minimize site constraints. Comprehensive design review shall be required for all integrated developments prior to issuance of building or grading permits.

B. Parcel boundaries. Buildings may not be constructed across parcel boundaries. Parking, landscaping or other similar improvements may cross parcel boundaries subject to cross-easements, joint use agreements or other similar mechanisms approved by the city.

C. Maintenance. Applications for integrated developments shall specify how buildings, facilities, improvements or areas in joint or common ownership or management shall be maintained, e.g., tenant association(s), CC&Rs, etc. (Ord. 2010-02 § 1 (part), 2010)

CHAPTER 17.44 LANDSCAPING

The purpose of this chapter is to establish minimum landscape requirements to enhance the appearance of developments, reduce heat and glare, control soil erosion, conserve water, ensure ongoing maintenance of landscape areas, and ensure that landscape installations do not create hazards for motorists or pedestrians. This chapter is consistent with the city's adopted Water Efficient Landscape Ordinance (WELO). (Ord. 2010-02 § 1 (part), 2010)

The regulations contained in this chapter shall apply to new, existing and future development as follows, and shall be in addition to any other development standards and regulations contained elsewhere within the Zoning Code (e.g., lighting).

A. New projects. New commercial, industrial, mixed-use, multi-family residential, and single-family residential subdivisions shall be reviewed by the designated approving authority to ensure landscaping is provided in compliance with the requirements of this chapter. B. Existing development. Where an existing non-residential, mixed-use, and/or multi-family residential project requests an amendment that increases the building square footage by ten percent (10%) or more, the designated approving authority shall evaluate the existing landscape to ensure compliance with applicable requirements of this chapter as deemed necessary and appropriate. (Ord. 2010-02 § 1 (part), 2010)

When this chapter is applicable to new projects or existing development, as identified in Section 17.44.020 (Applicability) above, preliminary and final landscape plans shall be submitted in accordance with the requirements of this chapter and review of such plans shall be conducted as part of the design review process.

A. Preliminary Landscape and Irrigation Plan. A preliminary landscape plan and irrigation plan shall be submitted to the approving authority. This plan must show conceptual locations for trees, shrubs, ground cover, etc. and a corresponding list of planting material by species, quantity, and size.

B. Final Landscape and Irrigation Plan. After a preliminary landscape and irrigation plan has been approved by the designated approving authority, a final landscape and irrigation plan shall be submitted to the Community Development Director in conjunction with site improvement plans. The final landscape planting and irrigation plans shall be prepared by a registered licensed landscape architect and shall be in substantial compliance with the preliminary landscape and irrigation plan approved by the designated approving authority. Final plans shall show the exact location of and irrigation for trees, shrubs, and ground cover. The final landscape plan shall include, at a minimum, plant name, plant quantity, plant size, location of impervious surfaces, utilities and lighting, irrigation system, and plans for tree retention and removal where applicable. The final landscape plan should also include a water budget that includes the estimate water use (in gallons), the irrigated area (in square feet), precipitation rate, and flow rate in gallons per minute. (Ord. 2010-02 § 1 (part), 2010)

A. Landscaping Plans Subject to Review. When the requirements of this chapter are applicable as established in Section 17.44.020 (Applicability), the following landscape plan review process shall be conducted in conjunction with design review for the proposed action, pursuant to the requirements of either Section 17.12.080 (Administrative Design Review) or Section 17.12.150 (Comprehensive Design Review), as applicable.

1. Approving Authority. The designated approving authority shall be the same as the designated approving authority of the entitlement for new projects or existing development as identified in Section 17.44.020 (Applicability) above.

2. Approval of preliminary and final plans. The designated approving authority shall review and approve the preliminary landscape and irrigation plan. Upon approval of the preliminary landscape and irrigation plan, a final landscape and irrigation plan shall be submitted to the approving authority prior to issuance of building permits or planning entitlements for new projects or applicable expansions to existing development as established in Section 17.44.020 (Applicability).

3. Approval required. The landscaping shall not be installed until the applicant receives approval of the final landscape and irrigation plan by the approving authority and any applicable permits have been issued.

4. Changes to final plans. Changes to the approved final landscape and irrigation plans that affect the character or quantity of the plant material or irrigation system design are required to be resubmitted for approval before installation. (Ord. 2010-02 § 1 (part), 2010)

A. General Location for Landscape Improvements. Landscaping shall be provided in the following locations for all types of development as listed below, unless the designated approving authority determines that the required landscape is not necessary to fulfill the purposes of this chapter. Nothing in this chapter is intended to discourage landscape areas outside and beyond the minimum requirements listed herein. 1. Setbacks. All setback areas required by this code shall be landscaped in compliance with this chapter except where a required setback is occupied by a sidewalk or driveway, or is enclosed and screened from abutting public rights-of-way.

2. Unused areas. All areas of a project site not intended for a specific use or purpose in conjunction with a current application, including pad sites being held for future development, shall be landscaped in compliance with this chapter.

3. Parking areas. Within parking lots, landscaping shall be used for shade and climate control, to enhance project design, and to screen the visual impact of vehicles and large expanses of pavement consistent with the requirements of this chapter.

B. Landscape Design. Landscaping shall be designed as an integral part of the overall site plan with the purpose of enhancing building design and public views and spaces, and providing buffers, transitions, and screening. At a minimum, the following landscape design requirements shall apply:

1. Planting design shall have focal points at project entries, plaza areas, and other areas of interest using distinct planting and/or landscape features.

2. As appropriate, building and site design shall include the use of pots, vases, wall planters, and/or raised planters, as well as flowering vines, both on walls and on arbors.

3. Landscaping shall be designed with pedestrian paths throughout the landscape areas connecting designated on-site pedestrian circulation.

4. Light-colored, high-albedo materials or vegetation shall be installed for at least fifty percent (50%) of all sidewalks, patios, and driveways. Acceptable strategies include white or grey concrete, open pavers, or any material with a solar reflectance index of at least twenty-nine (29).

5. Amenities such as seating areas shall be incorporated. Entry plazas, bicycle parking, and transit shelters are allowed within landscape areas.

C. Plant Type. Landscape planting shall emphasize drought-tolerant and native species (especially along natural, open space areas), shall complement the architectural design of structures on the site, and shall be suitable for the soil and climatic conditions specific to the site.

1. Planting layout and plant diversity. Plant selection shall vary in type and planting pattern. Informal planting patterns are preferred over uniform and entirely symmetrical planting patterns. Use of deciduous flowering trees and shrubs and colorful plantings is encouraged in conjunction with evergreen species. Groupings of shrubs shall contain multiple plant types, interspersed with varying heights and blooming seasons for year-round interest.

tion shall vary in type and planting pattern. Informal planting patterns are preferred over uniform and entirely symmetrical planting patterns. Use of deciduous flowering trees and shrubs and colorful plantings is encouraged in conjunction with evergreen species. Groupings of shrubs shall contain multiple plant types, interspersed with varying heights and blooming seasons for year-round interest.

2. Street and parking lot trees. Street and parking lot trees shall be selected from the city's adopted master list of street trees and parking lot trees. A minimum of thirty percent (30%) of the street trees and parking lot trees, respectively, shall be an evergreen species. 3. Trees planted within ten (10) feet of a street, sidewalk, paved trail, or walkway shall be a deep-rooted species or shall be separated from hardscapes by a root barrier to prevent physical damage to public improvements.

3. Turf limitations for residential uses. High water use turf grasses and other similar plantings shall only be utilized in high-use areas with high visibility or functional needs. When only drought-tolerant turf grasses are used, the turf area shall be limited to twenty-five percent (25%) of all irrigated, landscaped areas. The designated approving authority may grant an exception to this limitation when only drought-tolerant turf grasses are used. The use of drought-tolerant turf grasses is highly encouraged. When non-drought-tolerant turf grasses or a combination of non-drought-tolerant and drought-tolerant turf grasses is used, the turf area shall be limited to fifteen percent (15%) of all irrigated, landscaped areas.

4. Turf limitations for commercial, industrial, and mixed-uses. The use of drought-tolerant turf grass shall be required for all proposed turf areas and shall be limited to a maximum of ten percent (10%) of all irrigated, landscaped areas.

D. Planting Size, Spacing, and Planter Widths. In order to achieve an immediate effect of a landscape installation and to allow sustained growth of planting materials, minimum plant material sizes, plant spacing, and minimum planter widths (inside measurements) are as follows:

1. Trees. The minimum planting size for trees shall be fifteen (15) gallon, with twenty-five percent (25%) of all trees on a project site planted at a minimum twenty-four (24)-inch box size. For commercial, office, community/civic and industrial development, tree spacing within perimeter planters along streets and abutting residential property shall be planted no farther apart on center than the mature diameter

of the proposed species. Minimum planter widths for trees shall be between five (5) and ten (10) feet, consistent with the city's adopted master list of street trees and parking lot trees.

2. Shrubs. Shrub planting shall be a minimum five (5)-gallon size, with a fifteen (15)-gallon minimum size required where an immediate landscape screen is conditioned by the designated approving authority (e.g., screening of headlights from drive-through aisles). The minimum planter width for shrubs is four (4) feet.

3. Ground cover. Plants used for mass planting may be grown in flats of up to sixty-four (64) plants or in individual one (1)-gallon containers. Rooted cuttings from flats shall be planted no farther apart than twelve (12) inches on center, and containerized woody, shrub ground cover plantings shall be planted no farther apart than three (3) feet on center in order to achieve full coverage within one (1) year. Minimum planter width for ground cover is two (2) feet, with the exception of sod, which requires a minimum planter width of six (6) feet. (Ord. 2010-02 § 1 (part), 2010)

In addition to the general requirements of Section 17.44.050 (General Landscape Development Requirements), the following requirements apply to the special types of landscaping as established below.

A. Residential Landscape. For single-family and two (2)-family residential Zoning districts, at least twenty-five percent (25%) of the lot area and no more than forty percent (40%) of the front yard area shall be non-pervious surface. Additionally, at least ninety percent (90%) of the plants selected in non-turf areas shall be well suited to the climate of the region and require minimal water once established. Up to ten percent (10%) of the plants may be of a non-drought-tolerant variety, provided they are grouped together and can be irrigated separately. B. Project Entry Landscaping. Entries to multi-tenant projects (both residential and non-residential) shall be designed as a special statement reflective of the character and scale of the project to establish identity for tenants, visitors, and patrons. Flowering access plantings and specimen trees shall be used to reinforce the entry statement.

C. Screening of Drive-Through Aisles. To screen vehicles and associated headlights in a drive-through lane from view of abutting street rights-of-way, a five (5)-foot-wide planter shall include a minimum three (3)-foot-tall (maximum four (4)-foot-tall) landscape barrier planted with trees and other landscaping consistent with those in the parking area. At no time shall this landscape barrier be pruned in a manner that allows the vehicle headlights from the drive-through lane to be visible from abutting street rights-of-way. Plantings shall also be designed to discourage potential safety issues (e.g., persons lying in wait).

D. Service Stations. For service stations, a minimum of twenty (20%) of the lot area shall be landscaped. A minimum of seventy percent (70%) of the landscaped area shall be covered with live landscaping, such as lawn, ground cover, trees, or shrubs, and not more than thirty percent (30%) of the landscape area shall be covered with hard surfaces, such as gravel, landscaping rock, concrete, artificial materials, or other impervious materials.

E. Wireless Telecommunication Facilities. Where feasible, facilities shall be installed so as to maintain and enhance existing landscaping on the site, including trees, foliage, and shrubs, whether or not utilized for screening. Additional landscaping shall be planted around the tower and related equipment to buffer abutting residential zoning districts or uses, and to buffer public trails. Specifically, landscaping around the perimeter of the facility (leased area) shall include dense tree and shrub plantings with the necessary irrigation. Trees shall be fast-growing evergreen species, a minimum of twenty-four (24)-inch box in size. Shrubs shall be a minimum fifteen (15)-gallon size covering a minimum planter area depth of five (5) feet around the facility. Trees and shrubs shall be planted no farther apart on center than the mature diameter of the proposed species.

lude dense tree and shrub plantings with the necessary irrigation. Trees shall be fast-growing evergreen species, a minimum of twenty-four (24)-inch box in size. Shrubs shall be a minimum fifteen (15)-gallon size covering a minimum planter area depth of five (5) feet around the facility. Trees and shrubs shall be planted no farther apart on center than the mature diameter of the proposed species.

F. On-Site Pedestrian Pathways. Pedestrian pathway landscaping shall include shade trees placed so as to cover sixty percent (60%) of the total pathway area with tree canopies within fifteen (15) years of securing building permit.

G. Creeks. To the extent that landscaping or planting is required or provided along creeks, such landscaping shall be native plants.

H. Public Spaces. Pedestrian space landscaping shall include a combination of shade trees and pedestrian shading devices (e.g., canopies, awnings, and umbrellas) placed so as to cover sixty percent (60%) of the total space with a shade canopy within fifteen (15) years of securing building permit.

I. Signs. Landscaping shall be provided at the base of the supporting structure of freestanding signs equal to twice the area of one (1) face of the sign. For example, fifty (50) square feet of sign area requires one hundred (100) square feet of landscaped area. See Chapter 17.52 (Signs).

J. Buffering Between Uses. A landscape buffer shall be provided between residential and non-residential uses and between single-family uses and multi-family uses containing three (3) or more units. Buffer areas shall include a minimum ten (10)-foot-wide planter strip with shrubs and both deciduous and evergreen trees planted a maximum of thirty (30) feet on center.

K. Sound Walls/Masonry Walls. Where setback and open space areas are screened from public view by walls or similar approved structures, landscaping shall be provided such that fifty percent (50%) of the wall shall be covered by landscape material within five (5) years.

L. Parking Lot Landscape. Parking lot landscape includes perimeter planters, abutting parking lots and drive aisles, tree planting for parking lot shade, and a combination of continuous planting strips, planting fingers, and parking islands throughout the parking lot. Parking lot landscape requirements applicable to parking lots commercial, industrial, mixed-use, and multi-family parking lots with five (5) or more spaces are listed below:

1. Parking areas. All surface parking areas shall be screened from streets and adjoining properties, and the open space areas between the property line and public street right-of-way shall be landscaped with a combination of trees, shrubs, and ground cover. Screening between residential and nonresidential uses shall not be less than five (5) feet in height. Parking lot landscaping shall be located so that pedestrians are not required to cross unpaved areas to reach building entrances from parked cars.

e open space areas between the property line and public street right-of-way shall be landscaped with a combination of trees, shrubs, and ground cover. Screening between residential and nonresidential uses shall not be less than five (5) feet in height. Parking lot landscaping shall be located so that pedestrians are not required to cross unpaved areas to reach building entrances from parked cars.

2. Parking lot screening. Landscaping within the perimeter planter abutting any street right-of-way shall be designed and maintained for partial screening of vehicles to a minimum height of thirty (30) inches measured from the finished grade of the parking lot. Screening materials may include a combination of plant materials, earthen berms, solid masonry walls, raised planters, or other screening devices authorized by the designated approving authority which meet the intent of this screening requirement. Planting materials shall be designed to ensure that planting within the clear vision triangle at driveway and street intersections will not exceed thirty (30) inches in height at full maturity.

3. Parking Lot Shade. Parking lot landscaping shall include shade trees placed so as to cover at least fifty percent (50%) of the total parking area with tree canopies within fifteen (15) years of securing building permit and eighty-five percent (85%) coverage at full maturity. Shade tree selection shall be approved by the Community Development Director to ensure that shade canopy will be achieved. The percentage of the area required to be shaded shall be based on the number of above-ground and uncovered parking spaces provided. Tree coverage shall be determined by the approximate crown diameter of each tree at fifteen (15) years, as estimated on the approved tree list. Trees shall be a minimum fifteen (15)-gallon size at planting.

4. Existing Trees. Existing mature trees on the site in good health shall be preserved whenever possible. (Ord. 2010-02 § 1 (part), 2010)

A. Replacement Sizes. All plant material removed from a project in which the Community Development Department has approved the landscape plan shall be replaced with the following replacement sizes: shrubs - five (5)-gallon size, ground cover - flats. Replacement of trees shall be as specified below in Table 17.44.070-1 (Tree Replacement Schedule). Trees removed or severely and improperly trimmed shall be replaced according to Table 17.44.070-1.

TABLE 17.44.070-1

TREE REPLACEMENT SCHEDULE

B. Tree Removal Requirements. Requirements for tree removal shall be pursuant to Chapter 17.96 (Tree Removal). (Ord. 2010-02 § 1 (part), 2010)

A. Irrigation.

1. All new single-family and multi-family development, excluding additions and infill development, shall comply with the following requirements.

a. Sprinklers and sprays shall not be used in areas less than eight (8) feet wide.

• b. Sprinkler heads with a precipitation rate of .85 inches per hour or less shall be used on slopes exceeding fifteen percent (15%) or on slopes exceeding ten percent (10%) within ten (10) feet of hardscapes to minimize runoff.

c. Valves and circuits shall be separated based on water use.

d. Drip or bubbler irrigation systems are required for trees. Bubblers shall be used that do not exceed one and one-half (1 1/2) gallons per minute per device.

• e. Sprinkler heads must have matched precipitation rates within each control valve circuit.

• f. Check valves are required where elevation differences may cause low head drainage.

• g. Sprinkler head spacing shall be designed for head-to-head coverage. The system should be designed for minimum runoff and overspray onto nonirrigated areas.

• h. All irrigation areas shall be equipped with a controller capable of dual or multiple programming. Controllers must have multiple cycle start capacity and a flexible calendar program.

• i. All irrigation systems shall be equipped with rain shut-off devices.

2. All other development not addressed in Section 17.44.080A.1. above, including but not limited to new non-residential development, mixed-use development, infill development, and additions to existing development shall comply with the following:

• a. A low-pressure irrigation system shall be provided in thirty percent (30%) of all landscaped areas.

• b. Automatic programmable controllers with check valves shall be installed in sloping areas with elevation differences of more than five (5) feet as defined from the toe to the top of slope.

• c. Landscape materials with the same watering needs shall be grouped together and irrigated through separate control valves.

• d. Irrigation systems shall be design to avoid runoff, excessive low head drainage, overspray, or other similar conditions where water flows or drifts onto adjacent property, non-irrigated areas, walks, roadways, or structures.

• e. The annual maintenance program with seasonal watering schedule shall be laminated and permanently posted in or near the control box on-site.

B. Maintenance of Required Planting Areas. Required planting areas shall be permanently maintained by water, clearing debris and litter, weeding, pruning, insect control, and replacement of plant materials and irrigation equipment as needed to preserve the health and

appearance of plant materials. All landscaping shall be maintained in such a manner as to not restrict designated pedestrian access. All trees, shrubs, and plants which, due to accident, damage, disease, or other cause, fail to show a healthy growth shall be replaced, in kind, pursuant to the approved landscape plans within thirty (30) days from the identified damage date. (Ord. 2010-02 § 1 (part), 2010)