(A) Landscaped areas are used to frame and soften structures, to define site functions, to enhance the quality of the environment and to screen undesirable views. Landscaping should complement the buildings and surroundings to make a positive contribution to the aesthetics and function of both the specific site and the area.
(B) The following characteristics will need to be addressed in the design of each commercial project:
(1) (a) Landscaped areas should generally incorporate planting utilizing a three tiered system:
1. Grasses and ground cover;
2. Shrubs and vines; and
3. Trees.
(b) Landscape design and construction should emphasize drought tolerant landscaping where possible.
(2) All areas not covered by approved buildings and structures or required parking must be completely landscaped and maintained using an automatic irrigation system. All areas not covered by an approved building, required parking, trees or shrubs shall be covered by grass or another acceptable ground cover such as bark, wood chips or decorative rocks. Dirt, weeds and similar materials are not considered acceptable ground cover.
(3) All required landscaping must be properly maintained.
(4) Plant materials will be placed in a manner that avoids interference with project lighting or restriction of access to emergency apparatus such as fire hydrants or fire alarm boxes. Landscaping should preserve the clear view area defined in this chapter.
(5) Planting areas will be protected from vehicular and pedestrian encroachment by raised planting surfaces, bumper guards or the use of curbs.
(6) Plants in containers or planter boxes are encouraged for areas adjacent to store fronts along walkways; provided that, the containers or planter boxes do not obstruct pedestrian or vehicular circulation.
(7) Vines and climbing plants integrated upon buildings, trellises and perimeter walls are not only attractive, but also help discourage graffiti and are encouraged in appropriate areas.
(8) Existing mature trees, riparian corridors and view sheds should be preserved and incorporated into the project landscaping.
(9) Storm drainage facilities should be incorporated into the landscape design and appear to be a part of the overall project.
(10) No species of trees or large shrub should be planted under overhead lines or over underground utilities if its natural growth may interfere with the installation or maintenance of any public or private utility.
(11) A complete landscaping plan is considered part of an application for site plan review and shall include the types and sizes of all planting materials. A minimum of one evergreen tree no less than five feet in height or deciduous tree with no less than two-inch caliper for every 1,000 square feet of land not covered by an approved building or required parking. Each plan should include a variety of planting materials and a mixture of evergreen and deciduous trees.
(a) For the purposes of this section, if a fractional number is obtained in calculating the tree requirement, the fraction will either be rounded up to a whole number if at point-five (0.5) or greater or disregarded if at point-four (0.4) or less.
(b) 1. The Planning Commission, upon receiving a recommendation by the City Forester, may approve a modification to the number of required trees if the property owner seeking development approval presents substantial evidence demonstrating that the modification, as determined by the Planning Commission, should be approved based on one of the following reasons:
a. The strict application of the number of trees will result in an unreasonable hardship as the result of shallow lot depth, irregular lot shape, unusual topography or other similar factors including soil condition, tree spacing or utility conflict; or
b. The proposed modification constitutes an innovative landscaping design which is superior to the landscaping that would result from application of required standards.
2. If the Planning Commission grants a modification under this section, it shall make specific findings justifying the modification.
(c) Existing trees on the said property m ay count toward the requirement upon the City Forester’s inspection and approval. Consideration includes the size, type, location and condition of the tree(s).
(12) Refer to 1100 South Corridor Design Guidelines, West Forest Street Design Guidelines and West Forest Street Corridor Overlay and the Historic Downtown Design Guidelines for specific landscape requirements.
(Prior Code, § 29.13.060) (Ord. 09-03, passed 2-19-2009)