501.10: LANDSCAPING AND IRRIGATION:

Landscaping is an essential part of the site development by assisting in adapting the development into the natural backdrop of the hills, by providing areas of open space for use by residents and for assisting in slope stabilization, erosion control and filtering of pollutants from stormwater.

• A. Landscape And Irrigation Plan:

1. All proposed new development shall require approval of a conceptual landscape plan. Complete landscape and irrigation plans shall be submitted as part of the building permit application process. Such plan shall be subject to the review and approval of the parks and leisure services director and the fire chief.

2. All landscape and irrigation plans shall include all information required by this chapter and shall be designed to ensure slope stability, fire safety, and design quality, as well as a tree removal and retention plan with the following information:

• a. Identification of the extent of vegetation removal required for site preparation and development; and

• b. The location and species of individual trees of six inch (6") caliper or more. Maximum effort shall be exercised to retain existing trees in place.

3. The zoning administrator may waive the landscape and irrigation plan requirement for additions and remodeling where no or only minor alterations to the existing landscape or topography are proposed.

4. All landscaping shall be planted and maintained in compliance with approved plans.

• B. General Landscaping Standards:

1. All portions of a site where existing vegetative cover is damaged or removed, or consists primarily of weeds (typically unwanted plants that grow aggressively and are damaging to landscaping), and are not otherwise covered with new improvements, must be successfully revegetated with a substantial mix of native and/or drought tolerant grasses and ground covers. The density of the reestablished vegetation must be adequate to prevent soil erosion and invasion of weeds after one growing season.

2. A combination of berming and landscaping shall be used to screen utilitarian features such as, but not limited to, water tanks and detention basins.

3. Plants with similar water requirements shall be grouped together in hydrozones.

4. Prior to planting, consideration of soil compaction shall be used to determine planting pit depths and drainage.

5. The zoning administrator and the parks and leisure services director shall have the authority to require other

improvements such as the removal of dead or diseased trees and the thinning of trees or other vegetation to encourage desirable growth.

C. Tree Removal And Replacement: For each existing native tree or shrub removed or damaged with a combined caliper equal to or greater than six inches (6") at four feet (4') above finish grade, a twenty four inch (24") box minimum replacement tree or shrub of the same genus and species or as otherwise approved by the parks and leisure director shall be planted on the site. For trees equal to or in excess of an eight inch (8") combined caliper, the replacement tree shall be a forty eight inch (48") box or larger of the same genus and species. Should a tree of the same genus and species not be available, the applicant shall submit reasonable proof of general unavailability in the region, and a list of no less than five (5) substitutes, one of which shall be of the same genus, for approval by the parks and leisure services director. The parks and leisure services director may approve a substitute or may require provisions, including, but not limited to, bonds or similar security, to assure the installation and maintenance of the specific genus desired.

FIGURE 501.10C: STANDARDS FOR TREE PROTECTION

D. Setbacks/Slopes Along Roadway Edges:

1. The following setbacks from the curb face, or line that would be the location of the curb face, to the property line shall be required from the following roadways:

• a. Major arterial: Eighty feet (80').

• b. Minor arterial: Sixty feet (60').

• c. Parkway: Forty feet (40').

• d. Collector: Thirty five feet (35').

• e. Local residential street: Twenty feet (20').

2. Setbacks and slopes along edges between roadways and rear property lines shall be fully landscaped with materials consistent with all other common open space areas. The landscape material shall transition in height to provide low vegetation immediately adjacent to the right of way edge to taller trees on the slope.

FIGURE 501.10D1: LANDSCAPE PLANTING SENSITIVE TO VIEWS

3. Any manufactured slope in excess of four feet (4') vertical that abuts any public or private street or other right of way or open space use intended for public use and/or enjoyment shall be fully landscaped in accordance with the provisions of this article and shall be maintained by a homeowners' association or other entity required as part of the tentative map approval process for the maintenance of common open space.

FIGURE 501.10D2: LANDSCAPING ALONG RIGHT OF WAY

E. Drought Tolerant/Native Vegetation:

1. All landscape plans must use native and/or drought tolerant plant materials appropriate for their location and soil type, as identified in standard agricultural suitability soils test. Preferred landscaping materials shall consist of native plants. Landscape and irrigation plans shall comply with the city's water efficient landscape requirements contained in article 303, "Landscaping", of this chapter.

2. All native vegetation outside the impact area shall be preserved and protected from damage during construction. Oak trees shall have a preservation zone of the drip line plus ten feet (10') surrounding the tree. Any project impact within this preservation zone shall be considered as damaging to the tree.

• F. Interface Between Natural Open Space Areas And Development:

1. The area between a structure and wildfire hazard areas, as contained within the general plan and defined by the fire chief, shall be planted and maintained as consistent with the provisions of subsection J of this section. The transition between manufactured areas and natural areas shall be established beyond residential structures so as to permit the development to meet the state code regarding wildland interface in state response areas.

2. Climatically suitable shrubs and trees shall be used as windbreaks as appropriate.

G. Landscaping As Focal Points: Significant landscaping, such as signature trees (i.e., large or unique trees), hedges, and flowering plants shall be used to provide focal points within a development, including and specifically as entry statements that shall require the following setbacks measured diagonally from face of curb, or the line that would be the location of the curb face:

1. Major arterial: One hundred feet (100').

2. Minor arterial: Eighty feet (80').

3. Parkway: Fifty feet (50').

4. Collector: Fifty feet (50').

5. Local residential street: Twenty feet (20').

A landscape area shall then be provided generally matching the depictions within figure 501.10G of this section. Provisions for maintenance of said landscape areas shall be an integral component of project approval. No landscaping or other features shall interfere with the established sight distance needed for safe vehicular access at intersections. FIGURE 501.10G: LANDSCAPED ENTRIES AND FOCAL POINTS

• H. Slope Maintenance And Erosion Control:

1. All cut and fill slopes shall be planted with native and/or drought tolerant vegetation and irrigated with an automatic irrigation system to prevent erosion.

2. All cut or fill slopes exceeding five feet (5') in vertical height shall be planted with adequate plant material to protect the slope against erosion. Planting shall be in the ratio of at least one shrub per sixteen (16) square feet of natural slope area and one tree per four hundred (400) square feet of actual slope area, with ground cover to completely cover the slope within twelve (12) months from planting.

3. All shrubs shall be a minimum one gallon size.

4. All trees shall be minimum fifteen (15) gallon size.

5. Slopes less than five feet (5') in vertical height shall be planted with ground cover to cover the slopes completely within twelve (12) months of planting.

6. Landscape coverage and stabilization of graded slopes shall be selected and designed to be compatible with surrounding natural vegetation. A city approved irrigation system shall be utilized for plant establishment. A minimum three feet (3') flat area from top or toe of slope of twenty feet (20') or greater in height shall be maintained to face of wall or fence on common area maintenance slopes.

7. Shrubs on manufactured slopes shall be heavily concentrated along the drainage flow of swales.

8. Lawns and sod shall not be installed on slopes steeper than four to one (4:1). Low maintenance bunch grasses can be used on slopes steeper than four to one (4:1).

• I. Irrigation:

1. Irrigation shall be designed to conserve water and to protect existing native vegetation.

2. Drip irrigation shall be required in appropriate areas to reduce overspray and runoff.

3. Irrigation needs shall be reduced by careful control of drainage pattern on a slope and selection of appropriate plant material.

4. Technological irrigation equipment, such as humidity sensors, that control irrigation settings and run times due to seasonal weather changes shall be used.

• J. Fuel Modification Zones:

1. A permanent fuel modification area and fire prevention plan shall be required, subject to the determination of the fire chief, around development projects, or portions thereof, that are adjacent or exposed to hazardous fire areas for the purpose of fire protection. The recommended width of the fuel modification area shall be based on applicable building and fire codes and the state code regarding wildland interface in state response areas and the recommendations of the fire chief, with consideration given to:

• a. The natural nongraded slope of the land within the project and in the areas adjacent to the project.

• b. Fuel loading.

• c. Access to the project by fire suppression equipment, and access directly to the fuel modified area, and egress out of the project in case of evacuation.

• d. The on site availability of water that can be used for firefighting purposes with regard to fire flows, water pressure, and duration.

• e. "Built-in" fire protection within structures.

FIGURE 501.10J: FUEL MODIFICATION ZONES

2. Adequate provisions shall be made for the continual maintenance of such areas, and the fire chief may require brush, vegetation, or debris to be removed and cleared consistent with the provisions of section 12-1.1 of the municipal code, which adopts the uniform fire code as the city's fire code.

• K. Private Yard Landscaping: The paving of over forty percent (40%) of either the front yard or rear yard shall not be permitted.

• L. Screening:

1. Landscaping shall be designed to screen the view of downslope building elevations. The landscape plan for individual residential dwellings shall specifically consider the downslope elevation and demonstrate that portions of elevations below the bottommost floor are screened from view. Downslope elevations visible from any adjacent property or public right of way shall be landscaped with a selection of shrubs and trees that screen the downslope portion from view to the satisfaction of the zoning administrator.

2. Visual screening and privacy within side and rear yards shall be provided; front yards and building entrances shall be substantially visible for security purposes.

• M. On Lot Tree Program:

1. A minimum of two (2) trees shall be installed and permanently maintained in each rear yard.

2. One additional tree shall be installed along the side yard adjacent to the street on corner lots with uphill visibility from roads.

3. Tree sizes shall be a minimum of twenty four inch (24") box for rear yards with fifteen foot (15') depths or less and thirty six inch (36") box for rear yards that are greater than fifteen feet (15') deep.

4. Minimum distance between tree trunk and adjacent property line shall be five feet (5').

5. Soil compaction and drainage shall be considered when determining planting pit depths. FIGURE 501.10M: ON LOT TREE PROGRAM

(Ord. 1801, 12-3-2013)