Chapter 4.40 — Landscape Standards

Sections:

• 4.40.010 Purpose

• 4.40.020 Applicability

• 4.40.030 Landscape and Irrigation Plans

• 4.40.040 General Standards

• 4.40.050 Parking Area Landscaping

• 4.40.060 Irrigation Requirements

• 4.40.070 Maintenance

• 4.40.080 Fences and Screening

• 4.40.090 Lighting

• 4.40.100 Lien

The purpose is to ensure that development is aesthetically pleasing and compatible with surrounding development, and to support the goals of the General Plan by:

A. Establishing requirements for landscaping to enhance the appearance of public street frontages and development projects, conserve water, control soil erosion and provide visual buffers where necessary.

C. Requiring the provision of adequate landscaping in connection with new development, the expansion of existing developments, and changes in uses.

D. Ensuring water landscaping practices are in compliance with AB 1881 Government Code §65597 (Water Efficient Landscape Ordinance).

[18.86.010 & new]

B. Encouraging the use of natives, drought tolerant, and low water usage plants to reduce water usage.

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The Provisions of Section 4.40.070 (Maintenance) shall apply to all developed property within the City of Tehachapi at all times.

A. New Projects . All new projects shall provide landscaping in compliance with this Section.

B. Existing development

The approval of a development application for minor additions (e.g., 25 percent or less of the existing floor area) and/or a change in use within an existing development may include conditions of approval requiring compliance with specific requirements of this Chapter.

C. Timing of Installation

Required landscape and irrigation improvements shall be installed prior to the final building inspection unless specified otherwise in the project’s Minor Use Permit or Use Permit.

D. Alternatives to requirements

The Review Authority may modify the standards of this Chapter to accommodate alternatives to required landscape materials or methods, where the Review Authority determines that the proposed alternative will be equally or more effective in achieving the purposes of this Section.

A. Landscape and Irrigation Plan Requirement.

Landscape and Irrigation Plans shall be required for development in all residential, commercial, and industrial zones with the exception of the E, R-1, T2, T2.5, and T3 zones

B. Conceptual Landscape Plan. A Conceptual Landscape Plan shall be submitted as part of the planning application. If no planning application is required, a Final Landscape Plan shall be submitted (see Subsection C.).

C. Final Landscape Plan

A Final Landscape Plan shall be submitted as part of the building permit application. The Director shall approve the Final Landscape Plan if it is in substantial compliance with the landscaping requirements of this Section and the Conceptual Landscape Plan, if required to be submitted. All irrigation systems shall be designed to maximize water conservation.

D. Compliance with State Model Water Efficient Land-

scape Ordinance. All projects with greater than 2,500 square feet of landscaping shall comply with Government Code Section 65591 et seq. to provide water conservation.

A. Landscape Coverage

1. All projects shall meet the minimum landscape coverage for lot area as established in Table 4.40.040:

2. Exceptions.

The minimum landscape coverage requirements may be reduced by the Review Authority as follows:

• a) In commercial and industrial zones if a finding is made that it is impractical or infeasible to meet the minimum standards and the proposed landscaping is in compliance with the purpose of this Section.

• b) In residential zones for non-residential uses (e.g., churches) if a finding is made that the proposed landscaping is in compliance with the purpose of this Chapter.

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B. Hardscape [new]

1. Required planter or landscaped areas may be combined with pedestrian walks and similar hardscape areas provided that such hardscape areas do not cover more than 40 percent of any required planter or landscaped area.

2. Ornamental or landscaping rock and gravel areas, high quality (high face weight) artificial turf, or other areas covered with other artificial materials shall be considered hardscape areas for the purposes of this provision.

3. Artificial turf shall consist of a combination of green, yellow, and tan fibers to simulate the look of natural grass and shall be consistent with the type and species of natural turf located within the City. A sample piece of artificial turf must be submitted for review and approval by the Director prior to installation.

4. Paving shall be limited to a maximum of 50 percent of the front or street side setback areas of residential zones in order to limit the amount of hardscape paving in these areas; except that the Review Authority may allow an increase for irregularly shaped or small lot that lacks sufficient area for adequate driveway and pedestrian access.

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Example Use of Hardscape in Required Landscaped`
Setback
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C. Approved Plant List

Landscaped materials and trees installed in planters or landscaped areas shall be selected from a list of approved plants established by the Commission and maintained by the City Planner.

D. Specific to Multi-family Developments

The following standards apply to landscaping in multifamily developments:

1. Setback Areas

• a) Front and street-side side setback areas, excluding approved driveway entrances, manoeuvring areas, and public sidewalks, shall be landscaped.

• b) Within the setback area per Subsection a. above, trees shall be planted no farther than 50 feet apart and no closer than five feet from the back of the sidewalks.

2. Interior Open Space. All interior open space areas shall be landscaped with live landscaping.

3. Parking Landscaping. Additional planters and landscaped areas shall be provided in off-street parking areas in compliance with 4.40.050 (Parking Area Landscaping). [18.86.030]

E. Specific to R-1 and T3 Developments [new]

1. All front setback areas shall be landscaped with plant materials or a combination of plant materials and permeable surfaces and shall be permanently maintained in a neat and orderly manner.

2. In front setback non-living materials may be used as ground cover including but not limited to: wood chips, bark, decorative rock, and stone. Plant materials shall compose a majority (more than 50%) of the street setback areas, exclusive of permitted driveways.

3. Other than permitted hardscape, all areas not planted shall be covered (top dressed) with materials such as wood chips or approved alternative. Top dressing beneath tree canopies shall be to the satisfaction of the Director, and shall be calculated as area of live plant material.

F. Specific to Mobile Home Parks

The following standards apply to landscaping in mobile home parks:

1. Setback Areas

• a) Setback areas between streets and the perimeter fence of the mobilehome park could exceed five

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percent, excluding approved driveway entrances and public sidewalks, and shall be landscaped.

• b) Within setback area per Subsection a. above, trees shall be planted not farther than 50 feet apart and no closer than five feet from the back of the sidewalks.

2. Trees . Within the interior of the mobile home park, at least one tree per mobile home space shall be planted at the time of or prior to development of each individual space. [18.86.040]

G. Specific to Commercial, Recreational, Industrial, and Institutional Uses

The following standards apply to landscaping in commercial developments, recreation, entertainment, and tourist facilities, industrial developments, and institutional uses:

1. Determination of Planting Area . No planting area shall be considered as such unless it contains at least 24 square feet and is a minimum of four feet in width.

2. Utilities

A three-foot minimum distance shall be required between landscaping and utility and/or electrical cabinets.

3. Setback areas. Setback areas that are not used for vehicular and pedestrian access shall be landscaped.

4. Trees

• a) Trees shall be a minimum size of 15 gallons, shrubs shall be a minimum of five gallons.

• b) Trees shall be planted at a maximum of one tree per 30 lineal feet of street frontage.

• c) Along any interior or rear property line abutting residentially zoned lots, trees shall be planted at least every 10 feet in individual planters.

• d) Trees shall be a mix of deciduous and evergreen varieties.

• e) Trees planted under power lines shall not exceed a 24 foot maximum height. [18.86.050]

A. Applicability

Parking areas for all non-residential uses shall be landscaped in compliance with this Section.

approve a reduction for small in-fill parking lots where compliance with this standard is not feasible without significantly reducing the number of parking spaces.

B. Adjacent to Streets [new]

1. Landscaping shall be designed and maintained to screen parking ares from public streets. Screening materials may include a combination of plant materials, earth berms, fences/walls, raised planters, or other screening devices at a minimum height of two feet, in compliance with Section 4.40.080 (Fences and Screening).

2. Plant materials, signs, or structures within a traffic safety visibility area of a driveway shall comply with Section 4.20.030.C (Height Limit at Street Corners).

C. Interior Parking Lot Landscaping [new]

1. Amount of landscaping. The minimum landscape area within a parking area shall be 5 percent of the gross parking lot area. The Review Authority may

2. Location of landscaping. Landscaping shall be dispersed throughout the parking area and include interior landscape planters and perimeter landscaping.

D. Groundwater Recharge [new]

The design of parking lot landscape areas shall consider and may be required to include provisions for the on-site detention of stormwater runoff, pollutant cleansing, and groundwater recharge.

E. Plant material [new]

Required landscape shall include trees, shrubs, and ground covers. Artificial plant material is prohibited. [new]

1. Plant List . Landscaping materials and trees shall be selected from a list of approved plants established by the Commission and maintained by the Director.

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2. Size at time of planting. Plant materials shall be sized and spaced to achieve immediate effect and shall not be less than a 15-gallon container for trees, one-gallon container for shrubs, and one-gallon or less for perennials, vines, and mass planting, unless otherwise approved by the Review Authority on the basis that the alternate size will achieve the desired immediate and/or long-term effect equally well.

3. Trees

• a) Trees shall be planted and maint a ined throughout the parking area at a minimum ratio of one tree per 8 parking spaces.

• b) One canopy tree shall be planted within a minimum 36 square foot area at every eight rows of single row or double row of parking stalls (See Figure 4.40.050).

• c) Trees in landscape planters less than 10 feet in width or located closer than five feet from a permanent structure shall be planted with root barriers or root barrier panels to prevent damage to adjacent structures or pavement.

• d) Trees with large canopies are required in parking lots, with accent trees at entries.

4. Groundcover and shrubs [new] . The majority of areas required for landscaped shall be covered with groundcover, shrubs, or other types of plants.

Figure 4.40.050 Parking Landscaping

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One
Canopy Planter
Tree Area
36 Square
Feet
Rows
8 Parking
----- End of picture text -----

• a) Groundcover shall be provided throughout the landscaped area and shall be spaced to achieve full coverage within one year.

• b) Turf is discouraged.

• c) Crushed rock, redwood chips, pebbles, stone, and similar materials shall be allowed up to 15 percent of the total required landscape area.

• d) Landscaped areas shall be top dressed with a bark chip mulch or approved alternative to avoid exposed bare soil.

Within each planter or landscaped area, an irrigation system and live landscaping shall be provided and maintained in compliance with Section 4.40.070 (Maintenance). [18.86.060]

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A. Each property owner is responsible for the maintenance of all landscaped areas on site, as well as contiguous planted areas within the public right of way.

B. All landscaping (e.g., ground cover, hedges, lawns, shrubs, and trees) shall be maintained in a healthful and thriving condition at all times..

E. All dead or decaying material shall be replaced with new material within 30 days upon notice of the Department.

F. All fences and walls that have been incorporated into an approved landscaping plan shall regularly be maintained in an attractive and safe manner.

C. Irrigation systems and their components shall be maintained in a fully functional manner.

D. The landscaping shall regularly be kept clean and free of debris, litter, and weeds.

G Areas proposed for development in another phase occurring not within six months of the completion of the previous phase and that have been disturbed from its natural state shall be temporally seeded and irrigated for dust and soil control. [18.86.110]

A. Applicability

The requirements of this Section apply to all fences, walls, and hedges unless otherwise stated.

B. General Height Limits

Each fence, wall, or hedge shall comply with the height limits shown in Table 4.40.080.

C. Zone Specific Height Standards

1. Residential Zones (Including T2.5, T3, and T4 zones) a) Fences or structures over 6 feet in height, to enclose tennis courts or other games areas located within the rear half of the lot, shall be composed of wire mesh capable of admitting at least 90 percent of light as measured on a reputable light meter.

   • b) Fences, per subsection a, above, shall be permitted in the required side or rear yard subject to Use Permit approval in compliance with Chapter 9.30 (Use Permit and Minor Conditional Use Permit).
   2. Commercial and Manufacturing Zones

   • a) When adjacent to property zoned for any estate or residential purposes, a six-foot high solid masonry wall shall be constructed for screening between the proposed development and the adjacent property. The screening shall be in compliance with the following criteria:

   • i)The screening height shall be reduced to four feet within the required front-yard setback.

   • ii) The design and materials shall be approved by the Commission prior to construction of required screening (per Subsection a, above).

   • iii) Exterior appearance shall be ornamental.

   • iv) Screening shall not exceed six feet in height, and where the same are located within 15 feet of any access drives entering into any public street or any private street used for vehicular access, the same shall not exceed 36 inches in height.

   • b) All screening fences proposed within these districts shall be reviewed and approved by the planning commission.

   • c) Open storage of materials and equipment shall be permitted only within an area surrounded and screened by a solid fence, not less than six feet in height, provided that no materials or equipment shall be stored to a height greater than that of the fence

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• d) This Section shall not be interpreted so as to apply to the storage of commercial vehicles in operable condition. [18.100.030]

C. Measurement of Fence and Wall Height

1. Fence, wall and/or hedge height shall be measured as the vertical distance between the finished grade at the base of the fence and the top edge of the fence material. (see Figure 4.40.080a).

2. That portion of a wall, fence, or hedge functioning as a retaining wall shall not be counted in determining overall wall, fence, or hedge height.

Figure 4.40.080a Height Measurement

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Maximum
Height
Maximum 6 feet Fence
Height
4 feet
Front Setback Rear Setback
Retaining
Wall
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D. Screening

In non-transect zones, non-residential uses adjacent to residential zones shall be screened at property line as follows:

1. The screen shall consist of a masonry wall or similar durable material, six feet in height. The Review Authority may require a wall up to eight feet in height, if necessary, to screen the use from the residential use.

2. In industrial zones, a minimum of 10 feet of dense landscaping shall be planted adjacent to residential zones.

zones.

4. Where a parking facility containing five or more spaces includes diagonal or perpendicular parking spaces that abut a public street or road, an ornamental fence, wall, or evergreen hedge of not more than four feet in height shall be erected between the parking facility and the street or road to eliminate headlight glare (see Figure 4.40.080b). [18.82.090.J]

Figure 4.40.080b Parking Facility Abutting a Public Street or Road

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Fence Wall or
Hedge
Setback
Sreet Centerline
Property Line
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3. In commercial zones, a minimum of five feet of dense landscaping shall be planted adjacent to residential

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5. The Review Authority may waive or approve a substitute for the requirements of this Section if the Review Authority determines that:

• a) The relationship of the proposed uses make the required screening unnecessary;

• b) The intent of this Subsection can be successfully met by means of alternative screening methods;

• c) Physical constraints on the site make the required screening infeasible; or

• d) The physical characteristics of the site or adjoining lots make the required screening unnecessary.

E. Mechanical equipment, loading docks, and refuse areas.

1. Roof or ground mounted mechanical equipment shall be screened from public view and residential uses. This equipment includes air conditioning, heating, ventilation ducts, and exhaust vents, loading docks, refuse storage areas, and utility services, electrical transformers, gas meters, etc.

2. The colors, materials, and architectural style of screening shall be architecturally compatible with other onsite development.

G. Regulated Materials

The following fencing materials are prohibited as follows.

1. Razor or concertina wire unless approved by a Conditional Use Permit.

2. Chain link fencing within a front or street side setback.

3. In residential zones, no barbed wire shall be used or maintained as part of or on any fence, wall, or hedge located along the front, side, or rear lines of any lot, or within three feet of said lines, and no sharp wire or points shall project at the top of any fence or wall less than six feet in height.

4. No electrified fences shall be permitted, regardless of location.

A. Purpose and Intent

1. This Section provides standards for outdoor lighting of non-residential uses to minimize light and glare on adjacent properties.

2. The intent of these standards is to limit outdoor lighting to the minimum necessary for safety and security.

B. Development Standards

1. Fixture Height

• a) Outdoor light fixture shall be limited to 20 feet or the height of the nearest building, whichever is less.

• b) The Review Authority may approved a fixture in excess of 20 feet if it determines that the additional height will provide lighting that still complies with all other requirements of this Section.

2. Fixture Energy-efficiency. Outdoor lighting shall utilize energy-efficient (high pressure sodium, low pressure sodium, hard-wired compact florescent, or other lighting technology that is of equal or greater energy efficiency) fixtures/lamps.

3. Light and Glare

• a) Lighting fixtures shall be shielded or recessed to minimize light bleed to adjoining properties, by ensuring that the light source (e.g., bulb, etc.) is not visible from off the site and confining glare and reflections within the boundaries of the site to the maximum extent feasible.

• b) Each light fixture shall be directed downward and away from adjoining properties and public rights of-way, so that no on-site light fixture directly illuminates an area off the site.

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A. Lien Claim

1. If, after 30 days from the mailing of the notice referred to, the person for whom the landscaping or maintenance was performed refuses or neglects to pay into the treasury of the City the cost of the work, then the City Treasurer shall file and record the same as an assessment against the lot.

2. Failure of the City Treasurer to record such lien claim or to mail such notice, or the failure of the person or corporation who is the owner or occupant of the premises to receive such a notice shall not affect the right to foreclose the lien for such charges as provided in Subsection B.

B. Property subject to a lien for the foregoing shall be sold for nonpayment of the same and the proceeds of such sale shall be applied to pay the charges after deducting costs as is the case in the foreclosure of statutory liens. Such foreclosures shall be in equity in the name of the city.

C. The City Attorney is authorized and directed to initiate such proceedings in the name of the city in any court having jurisdiction over such matter against any property for which such bill has remained unpaid 60 days after it has been rendered. [18.86.140]

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