Pismo Beach Municipal Code Ch. 17.30 Landscaping

This chapter establishes landscape regulations that are intended to enhance the appearance of developments, reduce heat and glare, control soil erosion, conserve water, screen incompatible land uses, preserve the character of neighborhoods, and improve pedestrian and vehicular traffic and safety. See General Plan Policy CO-13.

All proposed development shall provide and maintain landscaping in compliance with the provisions of this chapter, and Chapter 15.48 of the Municipal Code (Water-Efficient Landscape Standards and Requirements).

Landscape plans shall be prepared and submitted in compliance with Chapter 15.48 of the Municipal Code (Water-Efficient Landscape Standards and Requirements).

Landscape shall be provided in the locations described in this Section in compliance with Section 17.30.050 (Landscape Standards), in addition to any areas required by Chapters 17.24 (General Property Development and Use Standards) and 17.38 (Standards for Specific Land Uses).

A. General Locations for Landscape. Landscape shall be provided in the following locations, unless the director determines that the required landscape is not necessary to fulfill the purposes of this chapter.

1. Setbacks. All setback areas required by this Zoning Code shall be landscaped in compliance with this section, except where a required setback is occupied by a sidewalk or driveway, or is enclosed and screened from public view.

2. Unused Areas. All areas of a site not intended for a specific use or purpose, including pad sites in shopping centers held for future development, shall be landscaped.

3. Parking Areas. Landscape shall be located within parking areas in compliance with Section 17.34.070(E) (Development Standards for Off-Street Parking).

B. Specific Zone Landscaping Requirements. Proposed development and new land uses shall be designed, constructed and maintained with landscaped open space areas of the minimum size shown in Table 3-1, based on the zoning district applicable to the site. These required landscaped open space areas are in addition to the landscaping required by subsections (A)(2) and (A)(3), above. Additional landscaping may be required by the review authority to provide visual relief or contrast, or to screen incompatible or obtrusive features.

TABLE 3-1 MINIMUM LANDSCAPED AREA BY ZONING DISTRICT

Landscape areas and materials shall be designed, installed, and maintained as provided by Chapter 15.48 of the Municipal Code (Water-Efficient Landscape Standards and Requirements).

A. Purpose. This section provides landscape design guidelines that are intended as a guide to assist property owners and project designers in understanding the general plan's goals for attaining high quality development that is sensitive to the city's unique character and climate.

B. Applicability. These guidelines will be used during the site plan and architectural review process as criteria against which to review projects requiring design approval.

1. The provisions of this chapter apply to all development projects providing required landscaping, unless otherwise specified. Any addition, relocation, or construction requiring site plan and architectural review in compliance with Section 17.42.030 shall adhere to these guidelines where applicable.

2. These design guidelines may be interpreted with some flexibility in their application to specific projects as not all design criteria may be workable/appropriate for each project. In some circumstances, a guideline may be relaxed in order to accomplish another, more important guideline. The overall objectives are to ensure that the intent and spirit of the design guidelines are followed, and to attain the best possible design within reason.

C. General Guidelines.

1. Proposed landscaping should relate to the scale of the structures on the site and should be compatible with the character and scale of adjacent landscaping that complies with the provisions of this chapter and Chapter 17.30 (Landscape Standards).

2. Landscaping should not be used to screen or hide an otherwise unattractive structure or other elements of the project (e.g. trash enclosures) that might be more appropriately located in areas of the site where screening may not be necessary.

3. Landscape design should accent the overall design theme through the use of structures, arbors, and trellises that are appropriate to the particular architectural theme of the project.

4. Landscape designs should generally use a three tier concept:

a. Hardy, low growing ground covers;

b. Medium height shrubs; and

c. Trees.

5. The following are common landscape design concepts that can be used to increase the visual and functional quality of the development:

a. Specimen trees (minimum forty-eight inch box) used in informal groupings or rows at major focal points (e.g. project entry, pedestrian plaza, etc.);

b. Use of flowering vines both on walls and arbors;

c. Use of pots, vases, wall, or raised planters for accents in locations that otherwise would be difficult to provide in-ground landscaping;

d. Use of planting to soften hardscape and provide shadows/patterns against walls;

e. Use of distinctive plants and colors as focal points;

f. Use of berms, plantings, and low walls to screen parking areas while allowing views to larger structures beyond; and

g. Dense landscaping to screen unattractive views and features (e.g. storage areas, trash enclosures, freeway structures, transformers and generators) and other project features that do not contribute to the enhancement of the surroundings.

6. Landscaped areas should be separated from paved areas by a poured-in-place concrete curb or curb-and-gutter to prevent water leakage to the pavement area.

7. Existing on-site vegetation should be retained whenever possible and new landscaping should respect and incorporate existing landscape elements.

8. Landscape areas should be provided in plazas, courtyards, and areas of frequent pedestrian use. Plazas should be designed and planted to reflect an informal place suited to the pedestrian scale.

9. Landscape design should reflect a variety of deciduous and evergreen trees, shrubs, perennials, and groundcovers. Plant materials should be selected for their structure, texture, color, ultimate growth characteristics, and sense of unity with their surroundings.

D. Project Entry Landscaping. See Figure 3-5

1. Entries to multi-tenant projects should be designed as special statements reflective of the character and scale of the project in order to establish identity for tenants, visitors, and patrons. Flowering accent plantings and specimen trees should be used to reinforce the entry statement.

[Figure]

2. Textured paving treatments (e.g., interlocking pavers, stamped concrete, etc.) should be used at project entries. Textures should be selected that:

a. Provide a visual of transition between the street, sidewalk, and the entry driveway;

b. Do not become slippery when wet; and

c. Are not so rough or irregular as to make walking difficult, discourage the use of baby strollers or wheelchairs, conflict with adjacent uses, or create noise.

3. Project identification signs are encouraged at entry drives. These are subject to approval in compliance with Chapter 17.36 (Signs).

E. Pedestrian Area Landscaping.

1. Planting next to walkways, within plazas, and adjacent to other pedestrian spaces should include smaller species of shrubs and trees in keeping with the intent to maintain an intimate human scale in these areas.

2. Pedestrian spaces should be enhanced by planting accents including vines espaliered against wall surfaces, flower beds, window boxes, and hanging pots with flowers and vines.

F. Installation of Landscaping.

1. Trees should be planted three to five feet from turf areas. This will prevent over-watering of the tree, surface rooting, crown-rot, and "girdling" of the tree trunk by maintenance equipment.

2. If trees are to be planted in a turf area, the following criteria should be followed:

a. Only deep-rooted tree species should be used;

b. Turf areas around trees should be graded so that water drains away from the tree; and

c. Turf irrigation should be directed away from the tree. The tree should be irrigated by a combined bubbler/deep water pipe fixture.

3. The spacing of trees and shrubs should be appropriate to the species used. Spacing should ensure unobstructed access for vehicles and pedestrians and provide clear vision of intersections.

4. Plant material should conform to the following spacing criteria:

a. A minimum of twenty-five feet from the property corner at a street intersection to the center of the first tree or large shrub;

b. A minimum of fifteen feet between the center of trees and large shrubs to light standards and fire hydrants; and

c. A minimum of ten feet between the center of trees and large shrubs and the edge of a driveway.

5. Tree grates should be installed around trunks where trees are planted within sidewalks or other paved pedestrian areas.

6. Deciduous trees should predominate along south and west building exposures.

A. Purpose. This section provides standards for the preservation of native oak species, Quercus agrifolia, Quercus lobata, Quercus chrysolepis), in compliance with Policy CO-13 of the conservation and open space element of the general plan/local coastal plan.

B. Applicability. The provisions of this section apply to all native oak species (Quercus agrifolia, Quercus lobata, Quercus chrysolepis) measuring at least six inches in circumference at four and one-half feet above natural grade, except scrub oak (Quercus dumosa). The review authority shall apply these provisions when reviewing an application for site plan and architectural review, minor use permit, conditional use permit, planned development permit, variance, or specific plan.

C. Protection Required. No person shall cut, remove, encroach into, or remove brush from the protected zone of any oak tree, or remove or transplant any oak tree on any public or private property within the city, unless removal has been authorized in conjunction with the approval of a land use permit in compliance with this section.

1. Exemptions. The requirements of this section do not apply to:

a. Dead trees, as verified by the director;

b. Domestic oak trees that do not exceed eight inches in diameter and are not located within a public right-of-way, front or street side setback;

c. Trees damaged by storms, floods, earthquakes, fires, or other disasters, and determined to be hazardous and in need of emergency removal or alteration by a federal, state, county, or city official in his/her official capacity. The department shall be notified of the emergency action at the first reasonable opportunity;

d. Replacement, modification, and repair of exiting utility lines and equipment, emergency actions, or routine maintenance activities necessary to maintain the facilities or property of a public utility; or

e. Trimming of healthy oaks for fire safety purposes, as verified by the Fire Department, and approved by the director.

2. Utility Projects. New construction and the replacement of existing facilities (other than the replacement, modification or repair of existing utility lines and equipment covered under subsection (B)(1)(a) above) shall comply with all applicable provisions of this section.

a. Utilities shall be held responsible for unnecessary damage to nonexempt oak trees.

b. Utilities shall notify the department five working days in advance of any maintenance activity that may affect a nonexempt oak. As an alternative to individual prior notification for each maintenance activity, the utility may submit to the city an annual notification. An annual notification shall include:

(1) A list of the facilities to be maintained;

(2) A schedule of work;

(3) The extent of maintenance activities; and

(4) A list of nonexempt oak trees that may be affected.

c. Utilities may take emergency action regarding nonexempt oak trees without advance notice to the city when immediate action is required to protect public or utility employees, prevent damage or destruction of facilities and property, or for the prompt reinstatement of utility service after an interruption. The utility shall notify the city of any emergency action taken at the first reasonable opportunity.

D. Application Filing and Processing. Land use permit applications proposing the removal of oak trees shall be prepared, filed, and processed in compliance with Chapter 17.40 (Applications--Filing and Processing), and the following requirements.

1. Application Materials. The application shall include the following, in addition to all information and materials required by Chapter 17.40.

a. Oak Tree Report. An oak tree report prepared by a city-qualified arborist, including a topographic plot plan showing the following:

(1) Natural grade plan indicating genus, location, diameter, orientation, and of all trees on the site, and identifying trees that are proposed to be removed, transplanted, or altered; and

(2) Finished grade plan indicating genus, location, diameter, orientation, registration number and trees that have been planted or transplanted.

b. Management Plan. A management plan in compliance with Policy CO-13 of the general plan/LCP.

c. Explosives Bond or Insurance. A bond and/or insurance as determined to be necessary by the director, where work on an oak tree that is subject to this section is proposed to involve the use of explosives.

2. Oak Tree Consultant Review. The director shall forward a complete land use permit application proposing oak tree removal to a city-qualified oak tree consultant for review and comment prior to completion of a staff report.

E. Findings and Decision. The review authority may approve oak tree removal only after first finding that:

1. The condition or location of the oak tree or trees requires altering to maintain or aid tree health, balance or structure;

2. The condition of the tree or trees with respect to disease, danger of falling, proximity to existing structures, high pedestrian traffic areas including parking lots, and pedestrian walkways, cannot be controlled or remedied through reasonable preservation and/or prevention procedures and practices; or

3. The removal, transplanting, alteration, or encroachment into the protected zone of an oak tree is necessary to enable the reasonable and conforming use of the site, which is otherwise prevented by the presence of the tree. Reasonable use of the property shall be determined as part of the review of the permit application.

F. Conditions for Altering, Transplanting, or Removal. The review authority may impose any conditions on the permit deemed necessary and reasonable, including any of the following.

1. Fencing. The fencing of the protected zone of potentially affected trees prior to any construction activity on the site.

2. Bonds. Bonds and/or sureties for reforestation, monitoring and maintenance, in compliance with Section 17.44.040 (Performance Guarantees).

3. Replacement. Replacement or placement of additional trees, associated hardwood canopy, land or wildlife habitat to offset the impacts associated with: the loss of oak trees, limbs, or roots; or encroachments into the protected zone(s).

4. Monitoring. Where required, monitoring may be conducted during all grading and construction activities, at quarterly intervals, or more frequently if the review authority determines that site conditions warrant. Information provided by monitoring will be used by the city in establishing realistic mitigation measures and to ensure the future oak resources of the city.

a. Type of Monitoring. Monitoring shall consist of quantitative and qualitative observations, useful in identifying stress-related responses of the trees.

b. Duration. After construction, monitoring should be required for a minimum of five years on a biannual basis, or more if warranted by site conditions, to ensure the continued health of the trees.

c. Personnel. All monitoring will be done by a city-approved person or firm and the cost borne by the applicant.

G. Nonliability of City. Nothing within this Section shall impose any liability for damages, or a duty of care and maintenance upon the city, or its officers or employees. Any person in possession and/or control of an oak tree on public or private property shall have a duty to keep the oak trees in a safe, healthy condition.