(a) Intent. Landscaping, greenbelts, and screening are necessary for the protection and enhancement of the environment and for the continued vitality of all land uses in the City. Landscaping and greenbelts are capable of enhancing the visual environment, preserving natural features, improving property values, and alleviating the impact of noise, traffic, and visual disruption related to intensive uses. Screening is important to protect less intensive uses from the noise, light, traffic, litter and other impacts of intensive nonresidential uses. The purpose of this section is to set minimum standards for the protection and enhancement of the environment through requirements for the design and use of landscaping, greenbelts, and screening.
(b) Scope of Application. The requirements set forth in this section shall apply to all uses, lots, sites, and parcels requiring site plan review which are developed or expanded following the effective date of this Zoning Code. No site plan shall be approved unless said site plan shows landscaping consistent with the provisions of this section. Furthermore, where landscaping is required, a building permit shall not be issued until the required landscape plan is submitted and approved, and a certificate of occupancy shall not be issued unless provisions set forth in this section have been met or a performance bond has been posted in accordance with the provisions set forth in Section 1262.14.
In cases where the use of an existing building changes or an existing building is changed or otherwise altered or re-occupied, all of the standards set forth herein shall be met.
The requirements of this section are minimum requirements, and nothing herein shall preclude a developer and the City from agreeing to more extensive landscaping.
(c) Landscaping Design Standards. Except as otherwise specified in the general requirements for each zoning district, all landscaping shall conform to the following standards:
(1) General landscaping. All developed portions of the site shall conform to the following general landscaping standards, except where specific landscape elements, such as a greenbelt, berms, or screening, are required:
A. All portions of the landscaped area shall be planted with grass, ground cover, shrubbery, or other suitable plant material, except that paved patios, terraces, sidewalks and similar site features may be incorporated with Planning Commission approval.
B. A mixture of evergreen and deciduous trees shall be planted at the rate of one (1) tree for each three thousand (3,000) square feet or portion thereof of landscaped open-space area.
C. Required trees and shrubs may be planted at uniform intervals, at random, or in groupings.
D. In consideration of the overall design and impact of the landscape plan, the Planning Commission may reduce or waive the requirements outlined herein for general landscaping, or for landscaping in greenbelt areas, on berms, or as part of a screen, provided that any such adjustment is in keeping with the intent of this Zoning Code, and, more specifically, with the intent of subsection (a) hereof, and upon a finding that the existing vegetation to be maintained on the site generally accomplishes the same effect in accordance with this subsection.
E. The total landscaped area shall be the basis for determining the required number of trees or shrubs, irrespective of the portion which is devoted to patios, terraces, sidewalks, or other site features.
(2) Greenbelt buffer. Where required, greenbelts and greenbelt buffers shall conform to the following standards:
A. A required greenbelt or greenbelt buffer may be interrupted only to provide for roads or driveways for vehicular access.
B. Grass, ground cover, or other suitable live plant material shall be planted over the entire greenbelt area, except that paving may be used in areas of intensive pedestrian circulation.
C. A minimum of one (1) deciduous tree or evergreen tree shall be planted for each fifty (50) linear feet or portion thereof of required greenbelt length. Required trees may be planted at uniform intervals, at random, or in groupings.
D. For the purpose of determining required plant material, required greenbelt area length shall be measured along the periphery of the greenbelt area.
(3) Berms. Where required, earth berms or landscaped berms shall conform to the following standards:
A. The berm shall be at least three (3) feet above the grade elevation, and shall be constructed with slopes no steeper than one (1) foot vertical for each four (4) feet horizontal with at least a two (2)-foot flat area on the top. For the purposes of this provision, grade elevation shall be the ground elevation at the property line adjacent to the proposed berm.
B. The berm area shall be planted with grass or other suitable ground cover to ensure that it withstands wind and weather and retains its height and shape.
C. A minimum of one (1) deciduous or evergreen tree shall be planted for each fifty (50) linear feet or portion of required berm.
D. Eight (8) shrubs per tree may be planted as substitutes for trees required in paragraph (c)(3)C. hereof.
E. Required trees and shrubs may be planted at uniform intervals, at random, or in groupings.
F. For the purpose of determining required plant material, required berm length shall be measured along the exterior periphery of the berm.
G. Berms shall not disrupt the natural flow of water/runoff.
(4) Parking lot landscaping. Off-street parking areas shall be landscaped as follows:
A. In off-street parking areas containing greater than twenty (20) spaces, at least five (5) percent of the total parking area shall be used for interior landscaping. Whenever possible, parking lot landscaping shall be arranged to improve the safety of pedestrian and vehicular traffic, guide traffic movement, and improve the appearance of the parking area.
B. Parking lot landscaping shall be no less than five (5) feet in any single dimension and no less than one hundred fifty (150) square feet in any single area and shall be protected from parking areas with curbing or other permanent means to prevent vehicular encroachment onto the landscaped areas.
C. The landscape plan shall designate the sizes, quantities, and types of plant material to be used in parking lot landscaping.
D. Required landscaping elsewhere on the parcel shall not be counted in meeting the parking lot landscaping requirements.
E. A minimum of one (1) deciduous tree shall be planted in each landscaped area.
(5) Evergreen screening. Where required, evergreen screening shall consist of closely-spaced plantings which form a complete visual barrier that is at least six (6) feet above ground level within five (5) years of planting.
(6) Landscaping of rights-of-way and other adjacent public open space areas. Public rights-of-way and other public open-space areas adjacent to required landscaped areas and greenbelts shall be planted with grass or other suitable ground cover and maintained by the owner of the adjacent property as if they were part of required landscaped areas and greenbelts.
(7) Regulations pertaining to landscaping areas used for sight distance (clear vision zone). When a driveway intersects a public right-of-way or when the subject property abuts the intersection of public rights-of-way, all landscaping within the corner triangular areas described below shall permit unobstructed cross-visibility. Shrubs located in the triangular area shall not be permitted to grow to a height of more than twenty-four (24) inches above the centerline elevation of abutting pavement. Portions of required berms located within sight distance triangular areas shall not exceed a height of twenty-four (24) inches above the centerline elevation of abutting pavement. Trees may be maintained in this area provided that all branches are trimmed to maintain a clear vision for a vertical height of eight (8) feet above the roadway surface, except that not more than two (2) trees with trunks of not more than thirty (30) inches in diameter each, and clear of any branches for such heights, may be located within such area. Landscaping, except grass or ground cover, shall not be located closer than three (3) feet from the edge of a driveway.
The triangular areas referred to above are:
A. The area formed at the corner intersection of a public right-of-way and a driveway, two (2) sides of the triangle area being ten (10) feet in length measured along the right-of-way line and driveway line and the third side being a line connecting these two (2) sides.
B. The area formed at a corner intersection of two (2) public right-of-way lines, the two (2) sides of the triangular area being twenty-five (25) feet in length measured along the abutting public right-of-way lines and the third side being a line connecting these two (2) sides.
(Res. 24-95. Passed 2-13-95.)