(A) General requirements.
(1) Existing landscape material which is proposed to be used to fulfill requirements for landscape screening shall be nursery stock and identified on the subdivision plat.
(2) Cars or other objects shall not overhang or otherwise intrude into the required screening/landscape easement more than two and one-half feet and wheel stops or curbs will be required. Owner of the property shall be responsible for the proper maintenance of the screening buffer. The required screening buffer may be combined with a utility easement of other easement if planting materials is approved by the Utility and Planning Commission.
(3) Plant material to be used in screening easements shall be identified on the final subdivision plat.
(4) Grass or ground cover shall be planted on all sections of landscape buffers not occupied by other landscape materials.
(5) Landscape materials shall be installed to provide a minimum of 50% winter opacity and a 70% summer opacity, between 12 inches above finished grade level to the top of the required planting hedge, fence, wall, or earth mound.
(6) Landscape buffers may not be required along a common boundary if landscape requirements have been fully complied with on the adjoining property.
(7) Required trees do not have to be planted at set intervals, they may be grouped together.
(8) Landscape materials shall not be planted within the sight triangle at all street intersections and driveway intersections within streets.
(9) Landscape materials may include plantings such as trees, shrubs, ground covers perennials, annuals, and other materials such as rocks, water, sculpture walls, fences, and street furniture.
(10) Maximum effort should be made to save fine specimens. No material or temporary soil deposits shall be placed within four feet of shrubs or ten feet of trees designated on the plans to be retained. Protective barriers or tree walls shall be installed around each plant or group of plants that are to remain on site.
(11) A planted screen determined by the Planning Commission to be of a height and density sufficient to adequately protect residences from higher density residential, industrial, or commercial use shall be placed within such easement at the time of installation of other improvements prior to final plat approval. If not installed prior to final plat approval, the surety for the subdivision shall include sufficient amounts to assure planting of this screening.
(B) Perimeter requirements.
(1) Landscape buffers may be used in conjunction with utility easements as long as the requirements can be met, otherwise, the buffer will be provided in addition to the required utility easement.
(2) Any industrial or business zone when it adjoins a residential zone or agricultural zone shall provide a 15-foot buffer zone to all common boundaries located behind the building line except road frontage. One tree per 40 L.F., plus a six-foot high hedge or a six-foot fence, wall or earth mound.
(3) A manufactured home park when it adjoins all zones shall provide a six-foot buffer with the same requirements as division (B)(2) above.
(4) R-2 Zones, except as single-family when it adjoins the R-1, R-2, R-1a Zones, shall provide a six-foot buffer with above requirements (same as division (B)(2) above)).
(5) Any industrial zone that adjoins a business zone shall meet the requirements as if adjoining a residential zone.
(6) Utility substations, junkyards, landfills, sewage treatment plants, or similar uses shall meet the requirements above except utility substation may provide a five-foot buffer.
(7) Service structures shall be fully screened except when located in SF Residential Zones, business zones, industrial zones, or located 35 feet above the established grade. Service structures shall be screened in all business and industrial zones when located within 100 feet of any zone except business and industrial zones. Service structures for this requirement include air conditioning units, propane tanks and similar structures.
(8) All outdoor storage areas in the industrial zones shall be screened by a solid wall or fence not less than six-foot in height.
(9) Any double frontage lot as defined in the subdivision regulation that abuts a stat-e maintained freeway or arterial not providing direct access to the property. It shall provide a 20-foot buffer for residential zones and ten feet for all others meeting the requirements of division (B)(2) above.
(10) When any residential zone adjoins a railroad, it shall provide a buffer the same as previously listed in division (B)(2) above.
(11) Service stations and vehicle sales can provide one tree every 50 feet and an 18-foot continuous hedge, planting, fence, or wall.
(12) Street trees shall be provided in all new residential developments, PUB, business parks, shopping centers, and industrial parks along any streets and/or right-of-ways at an average of one per 40 feet if selected from large native deciduous trees or one per 20 feet for those smaller trees selected from native or imported ornamental trees. Necessary square footage for healthy growth of the root system will be required. All trees must meet AAN or comparable standards subject to the Planning Commission approval.
(13) In all multi-family, business, and industrial zones, all dumpsters will be place on concrete pads with a six-foot fence on the sides and rear in order to screen the dumpster and control access. Single-family development in a multi-family zone is exempt from this requirement.
(C) Vehicular use area perimeter requirements.
(1) A vehicular use area (VUA) is an open or unenclosed area containing more than 1,800 square feet of area and/or used by five or more of any type of vehicle, whether moving or at rest, including, but not limited to, parking lots, loading and unloading areas, manufactured home parks, and sales and service areas. Driveways are considered to be vehicular use areas whenever they are adjacent to public streets or other vehicular use elements described previously in this division (C)(1)(and intervening curbs, sidewalks, landscape strips, and the like, do not eliminate adjacency).
(2) Vehicular use areas (VUA) located in any commercial, industrial, or public/semi-public zone except for the central business district shall have a landscape buffer area at least five feet wide where vehicles overhang and three feet wide (that prohibits any vehicular overhang) for other areas between the vehicular use area and adjacent properties or streets.
(3) This landscape buffer shall consist of one tree for each 40 feet of boundary of the VUA or fraction thereof, plus a three-foot average height continuous planting, hedge, fence, wall, or earth mound or a three-foot decrease in elevation from the adjoining property to the VUA.
(4) The height of the planting may be reduced to 18 inches average height along streets or right-of-ways for vehicle sales facilities, service stations, or financial institutions with drive-in facilities or night deposits.
(5) (a) Any VUA (excluding loading, unloading, and storage areas) in industrial and business zones containing more than 6,000 square feet or twenty or more parking spaces, shall provide interior landscaping of a peninsular or island type.
(b) For each 100 square feet of VUA, five square feet of landscape area will be provided. Minimum area permitted shall be 64 square feet with a four-foot minimum dimension to all trees from edge of pavement from where vehicles overhang.
(c) Maximum areas shall be no larger than 350 square feet in VUA of 30,000 or less and 1500 square feet in VUA of over 30,000 square feet.
(d) A minimum of one tree per 250 square feet with the remaining area landscaped with shrubs or ground cover not to exceed two feet in height.
(Ord. 2004-03, passed - -; Ord. 1998-15, passed 10-13-1998; Ord. 2004-04, passed 8-3-2004; Ord. 2004-06, passed 11-19-2004; Ord. passed 5- -2005)