Chapter 11.24 — LANDSCAPE

The purposes of the landscaping regulations are to:

(1)

Create an aesthetically pleasing boundary between residential, commercial and industrial uses and roadways;

(2)

Promote development of an attractive, aesthetically pleasing environment;

(3)

Screen undesirable views and help define and organize public and private spaces;

(4)

Improve the air quality by replenishing oxygen and reducing smog;

(5)

Conserve energy by shading homes, commercial and industrial buildings, roads, and parking lots;

(6)

Improve property values by improving the appearance of the community;

(7)

Promote business and industry by improving image and public acceptance;

(8)

Ensure consistency with State law, including the Water Conservation in Landscaping Act of 2006 (AB 1881 also known as the California Model Water Efficient Landscape Ordinance);

(9)

Require ongoing maintenance of landscaping; and

(10)

Provide information so that plant materials can be appropriately selected and properly used.

(Ord. No. 1624)

The standards of this Chapter apply to all new development, additions (other than to single-unit dwellings or duplexes) that expand existing floor area by 25 percent or more, or changes in use excluding landscaping that is part of a registered historic site, plant collections as part of botanical gardens and arboretums open to the public, or ecological restoration projects that do not require a permanent irrigation system. In addition, projects are also subject to the landscape guidelines provided in the Yuba County Design Guidelines.

(Ord. No. 1624)

11.24.030. - Areas required to be landscaped within the valley growth boundary.

(a)

Street facing property lines.

(1)

Residential developments. All front and street-side yard setback areas shall be landscaped. At least one deciduous street tree from the approved tree list shall be planted per 40 lineal feet of frontage. Where detached sidewalks are provided, landscaping and street trees shall be provided in the area between the sidewalk and curb.

(2)

Development in commercial and mixed-use districts, industrial districts, and public, semi-public, and special use districts.

a.

A perimeter planter at least five feet wide, excluding curbing, shall be provided adjacent to street rights-of-way and buildings with exception of the downtown core district. Where parking is located adjacent to a public rightof-way, the landscape planter shall be at least ten feet wide with the exception of mixed-use corridors identified in the General Plan. Along the mixed-use corridors identified in the General Plan, alternative landscape plans for street frontages that include a combination of tree wells, landscape planters, plaza/seating areas, outdoor furniture, and/or public art may be approved as part of a streetscape plan or individual project design.

b.

Any area within the street right-of-way between the edge of the sidewalk or road shoulder and outer edge of the property shall be landscaped with trees, shrubs, and groundcover, unless the requirement is waived by the Public Works Director.

c.

At least one deciduous street tree from the approved tree list (see Yuba County design guidelines) shall be planted per 40 lineal feet of frontage. Trees shall be planted pursuant to the Street Tree Specifications listed in the Yuba County Standards Manual.

d.

Within the downtown core district, new developments shall provide and maintain irrigated planter boxes, trees within irrigated tree wells and/or decorative pots with plants adjacent to the front building facade.

(b)

Interior property lines abutting residential district or uses. Wherever a non-residential use is located adjacent to a residential district, a landscaped area at least ten feet wide shall be provided along interior property lines. The landscaped area shall include a mix of trees and shrubs with at least 50 percent consisting of evergreen species and at least one tree shall be planted per 30 lineal feet. When appropriate, paseos or other pedestrian access points within the landscape area may be approved through the design review permit. In certain circumstances, walls may also be required for noise attenuation or to address potential safety or compatibility issues.

Figure 11.24.030(b): Interior Property Lines

==> picture [232 x 275] intentionally omitted <==

(c)

Building perimeters. The portions of a nonresidential building that front a parking area or plaza shall have one or more landscape planters installed along a minimum 20 percent of such building face(s). The minimum width of the planter shall be five feet.

Figure 11.24.030(c): Building Perimeters

==> picture [232 x 217] intentionally omitted <==

(d)

Parking lot. Parking areas shall be landscaped according to the requirements of Section 11.25.100, Design Standards for Parking Lots.

(Ord. No. 1624)

11.24.040. - Areas required to be landscaped outside the valley growth boundary.

(a)

Agricultural districts, rural community districts, and natural resource districts that have commercial, industrial, public/semi-public, ranch marketing, or transportation uses shall provide landscaping in the following areas:

(1)

Parking areas abutting public roads shall provide a minimum five-foot wide landscape planter adjacent to the right-of-way except where driveways are installed. Within the planter there shall be at least one tree planted in an irrigated and landscaped area for each 40 feet of street frontage.

a.

Required landscaping shall include varied tree and plant species with focus on native plant species. Landscape areas not covered with live plant material shall be covered with gravel, landscaping rock, concrete, decomposed granite, or other fire-resistant material.

(2)

Where paved parking areas are required, landscape planters shall be provided as outlined in Section 11.25.100. (2)m, Parking Lot Landscaping.

(3)

Landscape planters may be required as determined through a discretionary permit to address noise, safety, or compatibility issues with adjacent properties.

(Ord. No. 1624)

(a)

Applicability. This Section shall apply to all zone districts and projects that are subject to the landscape requirements listed in Sections 11.24.030 and 11.24.040.

(b)

Minimum dimension of landscaped areas. For non-residential projects, no landscape planter that is to be counted toward the required landscape area shall be smaller than 25 square feet in area, or three feet in any horizontal dimension, excluding curbing.

(c)

Visibility. Trees and shrubs shall be planted and maintained so that at maturity they do not interfere with traffic safety sight areas, or public safety, and so that they comply with Section 11.19.130, Visibility at Intersections and Driveways. In the case of a conflict between landscaping requirements and requirements of Section 11.19.130, Visibility at Intersections and Driveways, the visibility requirements shall govern.

(Ord. No. 1624)

(a)

Applicability. This Section shall apply to all zone districts and projects that are subject to the landscape requirements listed in Sections 11.24.030 and 11.24.040.

(b)

General. Landscaping shall consist of live plant materials and may include a combination of groundcovers, shrubs, vines, and trees. Landscaping may also include incidental features such as artificial turf, stepping stones, benches, fountains, sculptures, decorative gravel or stones, or other ornamental features, placed within a landscaped setting (benches, sculptures, and similar items shall not be located within residential greenway strips).

(1)

Plants having similar water use shall be grouped together.

(2)

No more than 35 percent of any required landscaped area may be covered with hard surfaces such as concrete, gravel, landscaping rock, paving stones, brick, or similar materials that are void of live plant materials.

a.

For non-residential projects, driveways and drive aisles are not considered as part of the required landscape area. For residential projects, driveways less than 30 feet wide and less than 50 percent of the width of the lot

are not considered part of the required front yard or street-side landscape areas. Refer to Public Works Standard Plans and Specifications for Standards Driveways Plans.

b.

Artificial turf. Artificial turf may be utilized as part of the landscape plan when it meets the following criteria:

1.

Shall be installed over soil and include a drainage system that allows for water infiltration to reduce run-off.

2.

When installed in areas that require the inclusion of trees (i.e. greenway strips, residential front and street side yards) the required trees and irrigation shall be incorporated into the artificial turf area.

3.

Shall not be utilized on slopes over 25 percent.

4.

Shall not comprise over 50 percent of total required landscape area.

c.

Landscape area that utilize hard surfaces but contain live plant material that will provide at least 60 percent coverage of the landscape area at maturity will not count against the 35 percent restriction on hardscape areas.

1.

Non turf landscape areas that utilize bark shall also include live plant material that will provide at least 60 percent coverage of the landscape area at maturity.

(3)

Plant materials shall be selected from among those species and varieties known to thrive in the Yuba County climate and selected from the Approved Tree List and Recommended Ground Cover and Shrub List.

(4)

Gardens and other areas dedicated to edible plants are considered landscaped areas and count toward required landscaping.

(5)

Installation of invasive plant species is prohibited as listed in the California Invasive Plant Council (Cal-IPC) list of Exotic Pest Plants of Greatest Ecological Concern in California.

(6)

Ground cover. Groundcover may include grasses (except as limited by any applicable turf/sod allowance). The use of mulch is encouraged to prevent weeds and water evaporation but is not a substitute for ground cover

plants.

a.

Species and varieties. Whenever practicable, ground covers shall be selected from the Recommended Ground Cover and Shrub List.

b.

Size. Ground cover plants other than grasses must be at least the four-inch pot size at the time of planting.

c.

Spacing. Areas planted in ground cover plants other than grass seed or sod must be planted at a rate of one per 12 inches on center.

Figure 11.24.060(a)(6): Ground Cover Spacing

==> picture [347 x 169] intentionally omitted <==

(7)

Shrubs.

a.

Species and varieties. Whenever practicable, shrubs shall be selected from the Recommended Ground Cover and Shrub List.

b.

Size. Shrubs shall be at least one-gallon size at the time of planting.

c.

Spacing. When planted to serve as a hedge or screen, shrubs shall be planted with two to six feet of spacing, depending on the recommendations for the species and variety.

(8)

Trees.

a.

Existing trees. Existing healthy trees shall be maintained whenever possible and may be used in lieu of planting new trees.

b.

Setbacks. Trees shall be planted away from public sidewalks or individual driveways in accordance with the minimum setbacks specified in the Approved Tree List.

c.

Size. At the time of planting, all trees shall be a minimum 15-gallon size with a one-inch diameter at breast height (DBH).

d.

Staking. Newly planted trees shall be supported with stakes or guy wires in conformance with Yuba County Department of Public Works Street Tree Planting Specifications.

Figure 11.24.060(a)(8): Tree Staking

==> picture [405 x 261] intentionally omitted <==

(9)

Mulch. A minimum three-inch layer of mulch and landscape fabric for weed control shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting ground covers, or other special planting situations in which mulch is not recommended (i.e. in high fire severity zones). Stabilizing mulching products shall be used on slopes. Highly flammable mulches (i.e. finely shredded bark and plant fibers. pine needles, and shredded rubber) are prohibited in production housing, non-residential projects, medians, greenway strips, parking strips, and common areas.

(10)

Water features. Where water features are utilized they shall include the following:

a.

Recirculating water systems;

b.

Shall be included in the high water use hydrozone area of the water budget calculations; and

c.

Pool and spa covers are highly recommended.

(Ord. No. 1624)

The purpose of this Section is to comply with the Water Conservation in Landscaping Act of 2006.

(1)

Applicability. This Section shall apply to all of the following:

a.

New development projects with an aggregate landscape area equal to or greater than 500 square feet requiring a building or landscape permit, plan check or design review permit.

b.

Rehabilitated landscape projects with an aggregate landscape area equal to or greater than 2,500 square feet requiring a building or landscaping permit, plan check, or design review permit.

c.

This Section does not apply to the following types of projects:

1.

Registered local, state or federal historical sites;

2.

Ecological restoration projects that do not require a permanent irrigation system;

3.

Mined-land reclamation projects that do not require a permanent irrigation system; or

4.

Existing plant collections, as part of botanical gardens and arboretums open to the public.

(2)

Production housing. Where developer installed landscaping is only provided within the front yard and street side portions of the parcel; the front yard landscaping plan shall demonstrate compliance with Section 11.24.060. (Landscape Materials) and Section 11.24.070 (Water Efficient Landscape Requirements) regardless of the size of the front yard landscape area.

(3)

Compliance requirements. Any project with an aggregate landscape area of 2,500 square feet or less may comply with the prescriptive performance requirements listed below. The aggregate landscape area includes all required landscape areas identified in Sections 11.19.030 and 11.19.040 along with any additional landscaped areas that are irrigated. Projects that exceed 2,500 square feet of aggregate landscape area or that wish to demonstrate alternative compliance shall meet the requirements established in Section 11.24.060(d), Alternative Compliance.

a.

Areas landscaped with live plant material shall incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of six inches (unless contra-indicated by a soil test).

b.

Exclusive of vegetable and edible flower garden areas, at least 75 percent of all plants and trees within residential projects and 100 percent for non-residential projects must be native or low water use. Landscape areas that utilize recycled water are excluded from this requirement.

c.

Turf. Non-artificial turf shall comply with the following:

1.

Within residential projects, a maximum of 25 percent of the required landscape areas shall be turf or planted with other high water use plants.

2.

Within non-residential projects turf is prohibited except for turf areas that are irrigated with recycled water or comprise an essential component of a project (i.e. golf courses, picnic areas, or playing fields), which are exempt from this limit.

3.

The installation of turf on slopes greater than 25 percent is prohibited (one foot vertical elevation change for every four feet of horizontal).

4.

Turf areas shall be of a size and design to prevent overspray of irrigation onto hardscape areas.

Turf is prohibited in greenways that are less than ten feet wide, unless the greenway is adjacent to a parking strip and used to enter and exit vehicles. Any turf in greenways must be irrigated by a sub-surface irrigation system or by other technology that creates no overspray or runoff.

6.

Turf and high-water use plants are prohibited in street medians.

(4)

Alternative compliance. This Section shall apply to all projects with an aggregate landscape area over 2,500 square feet or when an applicant wants to demonstrate that the intent of the landscape requirements of this Chapter can be achieved through an Alternative Landscape Plan. Alternative Landscape Plans shall be prepared by a California Registered Landscape Architect. The Alternative Landscape Plan shall be prepared in accordance with the principles and design criteria set forth in this Section and shall clearly describe the modifications being requested from the provisions of this Section and how they reflect the evaluation criteria listed below:

a.

Innovative use of plant materials and design techniques in response to unique characteristics of the site or the proposed use.

b.

Preservation or incorporation of existing native vegetation.

c.

Incorporation of naturalistic design principles, such as variations in topography, meandering or curvilinear plantings, and grouping of dominant plant materials (trees, large shrubs) in a manner consistent with existing native vegetation.

d.

Integration of landscaping and pedestrian facilities in a manner that improves access or incorporates pedestrian-friendly design. This may include reduced ground-level planting along the front setback if canopy shade trees along sidewalks are provided.

e.

Use of additional shade trees to create a greater canopy effect.

f.

A greater degree of compatibility with surrounding uses than a standard landscape plan would offer.

g.

Water use is minimized. The estimated total water use (ETWU) of the proposed landscaping on a site shall not exceed the maximum applied water allowance (MAWA) limitations established by the State of California pursuant to the most current adopted California Model Water Efficient Landscape Ordinance.

Variables that may be used in water efficiency calculations.

i.

Landscaped Area (LA). Total landscaped area, expressed in square feet, including all areas dedicated to planting, turf, and water features. The landscape area does not include footprints of building or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, or other pervious or non-pervious hardscape, and other non-irrigated areas designated for non-development (e.g., open spaces and existing native vegetation). Landscaped area (LA) includes special landscaped areas (SLA).

ii.

Special Landscaped Areas (SLA). Area of landscape, expressed in square feet, dedicated solely to edible plants, areas irrigated with recycled water, water features using recycled water, and areas dedicated to active play such as parks, sports fields, golf courses, and where turf provides a playing surface.

iii.

Plant Factor Adjustment (PFA). The sum of the products of the area in each planting type multiplied by the plant factor according to the California Department of Water Resources study, Water Use Classification of Landscape Species (WUCOLS) for that planting type.

iv.

Irrigation Efficiency (IE). Amount of water beneficially used divided by the amount of water applied.

(Ord. No. 1624)

A landscape plan shall be submitted with the permit application for all projects for which landscaping is required.

(1)

Information required. Landscape plans shall be drawn to scale and shall at a minimum include the following:

a.

Project type (i.e. new residential, new non-residential, rehabilitated, homeowner-installed, etc.).

b.

Total landscape area (square feet) including a breakdown of area dedicated to turf/high water uses, hardscape, and live plant material.

c.

Water supply type (i.e. potable, recycled, well, graywater) and identify water purveyor if not served by private well.

d.

Proposed plant locations, species, sizes, and water use needs (i.e. low, medium, or high as identified on an applicable Yuba County plant list, the California Department of Water Resources study, Water Use Classification of Landscape Species (WUCOLS), or other plant list approved by the Planning Director). All water features shall be identified as high water use and temporarily irrigated areas shall be identified as low water use.

e.

Location of any existing trees over six inches in diameter, and whether each such tree is proposed for retention or removal.

f.

Location and type of any existing and/or proposed paving or hardscape material.

g.

Irrigation plan that at a minimum indicates the location, type and size of all components of the irrigation system and demonstrates compliance with the requirements of this Section.

h.

Any additional proposed landscape elements and any other measures to facilitate plant growth or control erosion.

i.

Provide a statement signed by the preparer of the landscape plan as follows: "I have complied with the landscape criteria of the Yuba County Landscape Ordinance Chapter 11.24.

(2)

Additional information required for projects over 2,500 square feet of aggregate landscape area or alternative landscape plans. In addition to the above information these projects shall include the following information:

a.

Submit a soil management report consistent with the requirements of the current California Model Water Efficient Landscape Ordinance. Production home developments and similar large landscape projects shall conduct a soil sampling rate equivalent to one in seven lots or approximately 15 percent.

b.

The landscape design plan shall also:

1.

Delineate and label each hydrozone by number, letter, or other method;

2.

Identify each hydrozone as low, moderate, high, or mixed water use;

3.

Identify areas designated for recreation, edible plants, or recycled water;

4.

Identify soil amendments, type and quantity;

5.

Identify type of mulch and application depth;

6.

Identify type and surface areas of water features;

7.

Identify hardscape (pervious and non-pervious areas);

8.

Identify any rain harvesting or catchment technologies; Identify any applicable graywater discharge piping, system components and areas of distribution.

(3)

Preparation by qualified person. The landscape and irrigation plans shall be prepared by a qualified Landscape Architect.

(Ord. No. 1624)

All new landscaping shall be irrigated with an irrigation system. The Director may waive this requirement based on plant water needs and site characteristics (i.e. landscape areas that do not require irrigation once established).

(1)

The irrigation system and its related components shall be planned and designed to allow for proper installation, management and maintenance.

(2)

All irrigation systems shall be designed to avoid runoff, low head drainage, overspray, or other similar conditions where water flows onto adjacent property, non-irrigated areas, walks, roadways, or structures.

(3)

Automatic irrigation controllers and sensors are required. Controllers may either be weather-based (rain sensors) or soil moisture-based controllers that automatically adjust irrigation in response to changes in plants' needs as

weather conditions change. The controller shall also be of a type which does not lose programming date in the event the primary power source is interrupted.

(4)

Proper irrigation equipment and schedules, including features such as repeat cycles, shall be used to closely match application rates to infiltration rates determined by a soil percolation test, therefore minimizing runoff.

(5)

Low-volume irrigation shall be required in mulched areas, in areas with slope greater than 25 percent, and in any narrow or irregularly shaped areas that are less than eight feet in width in any direction.

(6)

Pressure regulators shall be installed on the irrigation system to ensure the dynamic pressure of the system is within the manufacturers recommended pressure range.

(7)

Overhead irrigation should occur before 10:00 a.m. and after 6:00 p.m. between April 1st and October 1st.

(8)

Recirculating water shall be used for decorative water features.

(9)

All irrigation shall be subject to restrictions put forth by the State, County of Yuba or local water purveyor during periods of drought.

(10)

Areas less than ten feet in width in any direction shall be irrigated with subsurface irrigation or other means that produces no runoff or overspray.

(11)

Irrigation systems shall consist of low-volume emitters (i.e. drip emitters and microspray) or the following:

a.

Low volume rotary type heads, with check valves and pressure regulation for turf areas where turf is allowed);

b.

Sprinkler heads and other emission devices with matched precipitation rates, unless otherwise directed by manufacturer's recommendations; and

c.

Separate valves for each plant hydrozone.

(12)

Landscape water meters, defined as either a dedicated water service meter or private submeter shall be installed for all non-residential irrigated landscapes of 1,000 square feet but no more than 5,000 square feet and all residential irrigated landscapes of 5,000 square feet or greater. A landscape water meter may be either a customer service meter dedicated to landscape use provided by the local water purveyor or a privately owned meter or submeter.

(13)

Landscape and irrigation plans for projects over 2,500 square feet of aggregate landscape area or utilizing an Alternative Landscape Plan shall demonstrate compliance with any additional requirements of Subsection 492.7, Irrigation Design Plan of the California Model Water Efficient Landscape Ordinance.

(Ord. No. 1624)

(a)

Consistency with approved plans. All landscaping shall be installed consistent with approved plans and specifications, in a manner designed to encourage and maintain healthy plant growth.

(b)

Timing of installation. Required landscaping shall be installed prior to the issuance of a Certificate of Occupancy for the project.

(c)

Exception—Assurance of landscaping completion. The Planning Director may permit the required landscaping to be installed within 120 days after the issuance of a Certificate of Occupancy in special circumstances related to weather conditions or plant availability. A surety in the amount of 150 percent of the estimated cost of landscaping, including materials and labor, as well as an agreement that the required landscaping will be installed within 120 days, must be filed with the County along with any applicable processing fee to assure completion of landscaping installation within such time. The surety may take the form of cash deposit, irrevocable letter of credit or bond; and together with the agreement, would provide for payment to the County of any costs incurred in contracting for completion of the required landscaping as well as grant the County or its contractor access to property in event County must install improvements.

(d)

Certification of completion. Upon completion of the installation of the landscaping and irrigation system, a certificate of completion shall be submitted to the County indicating that the plants were installed as specified and that the irrigation system was installed as designed, along with a list of any deficiencies. A final inspection to verify completion may be conducted by the County.

(1)

Production housing projects, projects with over 2,500 square feet of aggregate landscape area or alternative landscape plans shall also include the following as part of the certificate of completion:

a.

The certificate shall be signed by licensed landscape contractor, the signer of the irrigation design plan, or signer of the landscape design plan;

b.

Shall indicate project has been installed per approved plans or where there have been significant changes made in the field during construction, "as built" plans indicating compliance with the County Code shall be included with the certification;

c.

A diagram of the irrigation plan with hydrozones shall be kept with the irrigation controller for subsequent management purposes;

d.

Copy of the irrigation audit report consistent with Section 492.12 of the California Model Water Efficient Landscape Ordinance shall be submitted to the County; and

e.

Statement indicating that the irrigation scheduling and maintenance schedules have been provided to the owner and that a copy of the certificate of completion shall be provided to local water purveyor.

(Ord. No. 1624)

This Section addresses the appropriate long-term care and maintenance of all landscaping provided for commercial, multifamily, industrial, and institutional developments. It is also intended to set provisions for the removal and replacement of unhealthy trees and or hazardous conditions and provide adequate clearance and visibility of merchant signage, when the aesthetics of the tree and shading requirements will not be reduced.

(1)

All required landscaping and irrigation (e.g. sprinklers) shall be maintained and replaced for the life span of the project. Commercial corridors and commercial landscaping maintenance is the responsibility of the Builder/Developer. Landscaping maintenance on residential properties is the responsibility of the property owner.

(2)

All plant materials (trees, shrubs, and groundcovers) shall be maintained free from physical damage or injury arising from vehicle encroachment, lack of water, weather events, chemical damage, insects and other pests, and diseases. Plant materials showing such damage shall be replaced with the same or similar species from the Approved Tree List, Recommended Ground Cover and Shrub List, or shall be approved by the Planning Director. Planting areas shall be kept free from weeds, debris, and undesirable materials which may be detrimental to safety, drainage, or appearance.

(3)

It is the responsibility of the property owners to seek professional advice and spray and treat trees, shrubs, and groundcover for diseases which can be successfully controlled if such untreated diseases are capable of destroying an infected tree or other trees within a project.

(4)

Tree removal shall be limited to trees which are in poor health, structurally distressed, or imminently hazardous to persons or property. The removal of a tree shall be the final recourse upon determining that it is infeasible to save the tree by any other method (e.g., pruning, treatment of diseases, fertilizing). Tress shall be replaced with the same or similar species from the Approved Tree List or shall be approved by the Planning Director.

(5)

Yuba County has the authority to enforce compliance with landscaping care and maintenance.

(Ord. No. 1624)

CHAPTER 11.25 - PARKING AND LOADING