Chapter 35.434 — LANDSCAPING STANDARDS

This Chapter establishes requirements for landscaping to enhance the appearance of development, provide shade, reduce heat and glare, control soil erosion, conserve water, screen potentially incompatible land uses, enhance the quality of neighborhoods, improve air quality, and improve pedestrian and vehicular traffic and safety.

The provisions of this Chapter apply to new, existing, and future development and land uses.

35.434.030 - Landscape Plans

A.

Landscape plans. Landscape plans shall be required in compliance with Section 35.434.050 through Section 35.434.090 below, as a condition of an approved project, and where a Conditional Use Permit in compliance with Section 35.472.060 (Conditional Use Permits) or a Development Plan in compliance with Section 35.472.080 (Development Plans) is required. A landscape design professional shall prepare landscape plans. Landscape plans shall be in compliance with the Department handout, "Landscape Plan and Performance Security Procedures."

B.

Plan review.

1.

Director. For landscape plans that do not require review and approval by the Montecito Board of Architectural Review in compliance with Subsection B.2 (Montecito Board of Architectural Review) below, the Director shall review the landscape plan and shall approve, conditionally approve, or deny the plan.

2.

Montecito Board of Architectural Review. The Montecito Board of Architectural Review shall approve, conditionally approve, or deny:

a.

Landscape plans required by the Montecito Board of Architectural Review.

b.

Landscape plans that require review and approval of the landscape plan by the Montecito Board of Architectural Review as a condition of approval of a planning permit.

C.

Duration. Landscaping shall be installed and permanently maintained in accordance with the approved landscape plan.

35.434.040 - Landscape Agreement and Performance Security

A.

Landscape agreement and performance security required. Prior to the issuance of a Land Use Permit in compliance with Section 35.472.110 (Land Use Permits), or a Zoning Clearance in compliance Section 35.472.190 (Zoning Clearances), a signed and notarized landscape agreement and a performance security that guarantees the installation of plantings, walls, and fences, in compliance with the approved landscape plan, and provides for adequate maintenance for a designated time period shall be filed with the Department in compliance with Section 35.474.020 (Performance Guarantees) and Section 35.474.070 (Post Approval Inspections).

B.

Performance security release. Performance securities shall be released upon approval by the Director for the installation, and the remaining performance security for landscaping maintenance shall be released at the end of the designated time period, provided the planting has been adequately maintained in compliance with Section 35.474.020 (Performance Guarantees) and Section 35.474.070 (Post Approval Inspections).

35.434.060 - Residential Zones Landscaping Requirements

A.

Design Residential (DR) zone. A landscape plan shall be approved for all development requiring a Development Plan within the DR zone. The landscape plan shall include, at a minimum, the following:

1.

Uncovered parking areas shall be screened from the street and adjacent residences by hedges, dense plantings, shrubbery, solid fences or walls not less than four feet in height.

2.

A landscape area with a minimum width of five feet shall be provided between all lot lines and any driveway or uncovered parking area except for areas provided for site access.

3.

A landscape area with a minimum width of 10 feet shall be provided adjacent to the perimeter lot lines of a clustered residential development.

Parking areas shall be landscaped in compliance with Section 35.434.090 (Landscaping Requirements for Parking Areas) below.

B.

Planned Residential Development (PRD) zone. A landscape plan shall be approved for all development requiring a Development Plan within the PRD zone. The landscape plan shall include, at a minimum, the following:

1.

An adequate buffer area comprised of fencing/walls, plant materials, or any combination thereof shall be provided adjacent to any portion of a lot line that abuts property zoned other than PRD to protect adjacent properties from impacts of noise or lighting and to provide separation between different uses. The buffer area shall be depicted on any Preliminary or Final Development Plan associated with the development project.

2.

Uncovered parking areas shall be screened from the street and adjacent residences by hedges, dense plantings, shrubbery, solid fences, or walls not less than four feet in height.

3.

Parking areas shall be landscaped in compliance with Section 35.434.090 (Landscaping Requirements for Parking Areas).

35.434.070 - Commercial Zones Landscaping Requirements

A.

Neighborhood Commercial (CN) zone. A landscape plan shall be approved for all development within the CN zone. The landscape plan shall include, at a minimum, those items listed below. The Montecito Commission may alter the landscaping requirements listed below where it finds that such alterations are warranted by topographic conditions.

1.

A minimum of five percent of the net lot area shall be landscaped.

2.

A landscape area with a minimum width of five feet and an ornamental wall not less than five feet in height extending to within 20 feet of the street right-of-way line of existing and proposed streets shall be provided adjacent to any portion of a lot that abuts a residential zone. The wall shall be reduced in height to three feet when located within a front setback area.

An ornamental masonry wall not less than three feet in height shall be provided along and located a minimum of three feet from any street right-of-way line that abuts the project site where the property on the opposite side of the street has a residential zone.

a.

The area between the wall and the street right-of-way line shall be landscaped.

b.

This requirement shall not apply to areas provided for site access.

4.

Parking areas shall be landscaped in compliance with Section 35.434.090 (Landscaping Requirements for Parking Areas) below.

B.

Resort/Visitor Serving Commercial (CV) zone. A landscape plan shall be approved for all development within the CV zone. The landscape plan shall include, at a minimum, the following:

1.

An adequate buffer area with a minimum width of 10 feet comprised of fencing, walls, plant materials, or

any combination thereof, shall be provided adjacent to any portion of a lot line that abuts a residential zone to protect adjacent properties from impacts of noise or lighting and to provide separation between residential and commercial uses. The buffer area shall be depicted on any Preliminary or Final Development Plan associated with the development project.

2.

Cottage units shall be separated by landscaping to minimize the bulk and scale of development.

3.

Parking areas shall be landscaped in compliance with Section 35.434.090 (Landscaping Requirements for Parking Areas) below.

A.

Public Utilities (PU) zone. A landscape plan shall be approved for all development within the PU zone. The landscape plan shall include, at a minimum, the following:

1.

A landscape area with a minimum width of five feet shall be provided adjacent to any street right-of-way line except for areas provided for site access.

2.

A landscape area with a minimum width of five feet and a masonry wall not less than six feet in height shall be provided adjacent to any portion of a lot line that abuts a residential or commercial zone.

3.

Parking areas shall be landscaped in compliance with Section 35.434.090 (Landscaping Requirements for Parking Areas) below.

B.

Recreation (REC) zone. A landscape plan shall be approved for all development within the REC zone. The landscape plan shall include, at a minimum, the following:

1.

Landscaping, fencing, and/or walls adequate to properly screen the facilities (e.g., tennis courts, concession stands, restrooms, and other structures) shall be provided when the lot is adjacent to a residential zone.

2.

Parking areas shall be landscaped in compliance with Section 35.434.090 (Landscaping Requirements for Parking Areas) below.

In addition to the applicable landscaping requirements contained within Section 35.434.050 through Section 35.434.080 above, parking areas shall be landscaped in compliance with the following requirements. For the purpose of landscaping and screening requirements within this Chapter, parking area includes the parking spaces and the maneuvering space necessary for their use.

A.

Screening between residential and nonresidential uses. Where nonresidential parking areas abut residentially zoned or developed property a wall or solid fence not less than five feet in height shall be constructed and maintained between the parking area and the adjoining residentially zoned or developed property.

B.

Existing trees. The design of the parking area should make the best use of this growth and shade provided by existing trees on the project site.

C.

Screening requirements and authority. Screening shall be provided adjacent to all lot lines consisting of a five-foot wide strip, planted with sufficient shrubbery to effectively screen the parking area, or a solid fence or wall not less than four feet in height. Fences or walls abutting streets shall be ornamental in texture,

pattern, or shadow relief. Planting, fences, or walls abutting streets shall not exceed 30 inches in height for a distance of 25 feet on either side of entrances or exits to the property. This requirement for screening may be waived or modified by the review authority if the adjacent property already has provided a solid wall not less than four feet in height.

D.

Additional requirements for uncovered parking areas exceeding 3,600 square feet. When the total uncovered parking area on the project site (including adjoining lots over which the project has parking privileges) exceeds 3,600 square feet, the following shall be required, in addition to other provisions of this Section, as part of a landscape plan:

1.

Trees, shrubbery, and ground cover shall be provided at suitable intervals in order to break up the continuity of the parking area. Planting islands for these trees and shrubs shall be protected from automobile traffic by either asphalt or concrete curbs.

2.

Landscape islands shall be provided at the ends of all parking lanes.

CHAPTER 35.436 - PARKING AND LOADING STANDARDS