(A) Landscape area standard. Developments subject to site plan review shall contain landscaping, which shall be equal to or greater than 10% of the developed area of the site. Such landscaping shall consist of at least 50% planted area and conform to the standards in division (B) below.
(B) Landscape standards.
(1) Myrtle trees. Credit toward meeting landscape area requirement shall be given where one or more mature Myrtle tree(s) in good health is (are) incorporated into a required landscape area and the proposed development plan adequately protects said trees. In such cases, the Planning Commission may award credit at a ratio of one to two; so that for every one square foot of site area reserved for existing Myrtle trees (as measured under a tree’s drip line), a credit of up to two square feet of required landscape area may be awarded. Where credit is awarded, the Planning Commission may require the property owner to record a tree conservation easement, which shall run with the land.
(2) Commercial Core streetscape. For the purpose of this division (B)(2), the Commercial Core is depicted in Figure 153.157(a) and includes parcels fronting each side of Spruce Street. Streetscape standards within the Core are as follows:
(a) Landscaping in the Commercial Core shall generally consist of street trees and planter containers, window boxes and/or similar landscape areas that complement the streetscape, do not obstruct pedestrians and are easily maintained. See Figure 153.157(a).
(b) The street right-of-way shall provide for a 4-foot wide pedestrian through zone, a four-foot wide amenity zone (trees lights, planters, benches and the like), an eight-foot parking zone with sidewalk/curb extensions at intersections and a 12-foot vehicle travel lanes on each side of the street.
Figure 153.157(a) Commercial Core Area Boundary
(c) The Planning Commission may grant credit toward meeting the 10% landscape area requirement in division (A) above for projects within Commercial Core where a pedestrian plaza is incorporated into the site plan. A pedestrian plaza may consist of a widened sidewalk adjacent to a storefront (e.g., within a private front yard) or a seating area/courtyard within a side or rear yard. In such cases, the Planning Commission may award credit at a ratio of one to two; so that for every one square foot of site area improved as a pedestrian plaza (e.g., with pavers, plant containers and bench/seating), a credit of up to two square foot may be awarded. Where credit is awarded, the Planning Commission may require the property owner to record a public access easement (e.g., plaza adjacent to a sidewalk), which shall run with the land.
Figure 153.157(b) Commercial Core Area Streetscape Standards
(3) Parking lot landscaping. Parking lots shall be landscaped as follows. See also Figure 153.157(c).
(a) An area equal to 10% or more of the paved parking surface shall be landscaped. Landscaping shall be distributed to provide a partial tree canopy over parking area and to provide a buffer along the parking area perimeter.
(b) The tree species shall be selected from those that are listed by the Oregon State University extension service, or other credible reference, and which are deemed suitable for the local climate. Such trees shall not be listed as noxious or invasive species and shall not conflict overhead utilities (See Pacific Power guidelines), not cause damage to pavement or underground utilities, and not bear fruit or seeds that would damage property or create a hazard.
(c) Trees shall be planted at least two feet from any curb or paved area. Where trees are planted in sidewalk tree wells, root barriers shall be installed with the trees.
(d) The landscaped area shall be planted with shrubs, grass or living groundcover to assure 90% coverage within two years.
(e) The portion of a required landscaped yard, buffer strip or screening strip abutting parking stalls, when planted in accordance with the requirements of this section, may be counted toward required parking lot landscaping.
(f) Parking lot landscaping shall be protected from damage by a secured wheel guards to prevent vehicles entering into landscaped areas.
Figure 153.157(c) Parking Lot Landscaping
(4) Plant selection. New development shall contain a combination of evergreen and deciduous trees, shrubs and ground cover plants, the selection of which shall be based on all of the following criteria.
(a) Only plants that are appropriate to the local climate, exposure and water availability. The presence of utilities and drainage conditions shall also be considered. The city may rely on the Oregon State University extension service bulletins, Pacific Power tree planting guides and similar sources in evaluating landscape plans.
(b) Trees shall be no less than two-inch caliper for street trees and one and one-half inch caliper for other trees at the time of planting. Trees to be planted under or near power lines shall be selected so as to not conflict with power lines at maturity.
(c) Shrubs shall be planted from two-gallon containers, minimum, and shall be spaced in order to provide the intended canopy cover within two years of planting; larger containers may be required where the purpose of the shrubs is to provide screening.
(d) Where practical, use plants that are indigenous to the local area and that are suited to developed areas; for example, where practical, existing mature Myrtle trees that are in good health should be retained with development.
(e) Selected plants shall have root and canopy growth characteristics that avoid conflicts with utilities.
(f) Natural vegetation shall be retained where practical, provided it does not conflict with clear vision requirements and utilities.
(g) Landscape materials shall be used to screen pedestrian walkways and from vehicle circulation and parking areas; plants shall not obstruct pedestrian ways.
(h) Landscape plans shall provide focal points within a development, for example, by preserving large or unique trees or groves or by using flowering plants or trees with fall color.
(i) Deciduous trees should be used where summer shade and winter sunlight is desirable.
(j) Landscape plans shall use a combination of plants for year-long color and interest.
(k) Where applicable, denser concentrations of landscaping shall be used to screen outdoor storage and mechanical equipment areas and to stabilize graded areas such as cuts and fills, berms, swales and stormwater retention areas.
(l) When new vegetation is planted, soils shall be amended and irrigation provided, as necessary, until the plants are able to grow on their own.
(C) Screening requirements. Screening is required for outdoor storage areas, unenclosed uses and parking lots and may be required in other situations as determined by the Planning Commission through site plan review. Landscaping shall be provided pursuant to the following standards and as generally illustrated in Figure 153.157(d).
(1) Outdoor storage and unenclosed uses.
(a) All areas of a site containing or proposed to contain outdoor storage of goods, materials, equipment and vehicles (other than required parking lots and service and delivery areas, per site plan review), and areas containing junk, salvage materials or similar contents, shall be screened from view from adjacent rights-of-way and residential uses by a sight-obscuring fence, wall, landscape screen or combination of screening methods.
(b) See also § 153.158 for related fence and wall standards.
(2) Parking lots.
(a) The edges of parking lots shall be screened to minimize vehicle headlights shining into adjacent rights-of-way and residential yards.
(b) Parking lots abutting sidewalk or walkway shall be screened using a low-growing hedge or low garden wall; provided, that such screening shall not exceed four feet in height.
(3) Other uses where requiring screening. The Planning Commission may require screening in other locations where it determines it is in the public interest.
Figure 153.157(d) Screening of Outdoor Storage and Unenclosed Uses
(D) Maintenance. For public health and safety, screening shall be maintained in good condition, or otherwise replaced by the property owner.
(Ord. 1267, passed 1-3-2012)