A. General. Unique conditions associated with individual sites may justify the review and approval of alternative landscape designs that do not specifically comply with the landscaping requirements of this article. A different design proposal may offer superior results or maximum achievement of the city's objectives which can only be accommodated through the provisions and requirements of this section. This section allows alternate landscape designs that may deviate from the standards of this article that regard, but are not limited to, plant species and spacing, and the locations and widths of landscaping buffers and strips.
1. Purpose and Intent. Alternative compliance is intended to allow for flexibility in landscape design in order to consider unique site characteristics and adjacent uses; maximize preservation of natural amenities; and to accommodate current desirable trends in landscape design and plant selection, and creative design techniques.
2. Administration. The Director of Planning and Zoning or designee shall have the authority to coordinate, interpret, and administer this section.
3. Applicability. Any application for site plan approval may be eligible for alternate compliance pursuant to the alternative landscape plan (ALP).
4. Nonconforming Lots. All developed or redeveloped lots zoned M-1 or C-4 and determined to be valid nonconforming lots relative to minimum lot area standards shall provide landscaping on-site that meets the intent of the urban landscape code of Section 4.B above to the maximum extent feasible. An Alternative Landscape Plan (ALP) may be utilized to consider spatial limitations, limited visibility by the general public, and use characteristics of the subject and adjacent properties. Landscape design should emphasize canopy trees along the perimeter of the site with hedge and groundcover plantings only required between the building and any street right-of-way. However, lots with a side corner yard abutting an improved right-of-way and those abutting residentially zoned property will be required to screen off-street parking and storage areas with understory plantings in addition to the canopy trees (the need for understory plantings may be eliminated if adequate buffering is achieved with an enhanced buffer wall, or where a wall would limit access and prevent proper maintenance of landscaping materials). On lots abutting the Florida East Coast (FEC) Railroad right-of-way, landscaping in accordance with the provisions of Chapter 4, Article II, Section 4.B.3.c shall be provided. Where deficiencies occur due to site constraints, other methods of landscaping (e.g., landscape cut-outs, planter pots, hanging baskets, etc.) may also be incorporated into the design to achieve site buffering as intended by City standards.
B. Alternative Landscape Plan (ALP). An ALP must meet the following general requirements:
1. General Requirements.
a. The contents and minimum information required on the ALP shall be in compliance with a "standard" landscape plan pursuant to Chapter 2, Article II, Section 2.F.
b. The ALP shall include a narrative and any supporting documentation that clearly details and demonstrates compliance with the purpose and intent of Section 1 and the landscape design principles of Section 2 of this article.
c. An ALP may be submitted in order to provide a variety of plant materials in excess of the minimum requirements with a greater degree of compatibility with surrounding uses than a standard landscape plan.
2. Review Criteria.
a. Unique Characteristics. An ALP shall only be accepted for review if in compliance with the purpose and intent of this section.
b. Meets or Exceeds Minimum Standards. The ALP exceeds the minimum standards and furthers the design principles of this article.
c. Consistency and Compatibility. The proposed ALP is consistent with desirable landscaping materials and designs on adjacent projects.
(Ord. 10-025, passed 12-7-10; Am. Ord. 12-016, passed 10-2-12)