A. Purpose And Intent: Buildings shall be located to maximize the presentation of streetscaping and primary building entries to roadways, to provide clear orientation and access for both vehicles and pedestrians, to facilitate internal pedestrian circulation, and to place structures in consideration of the existing built context, the location of adjoining uses, and the location of roads.
B. All building locations, building orientation, roadways, driveways, pedestrian ways, park spaces, landscape areas, vehicular parking areas, dumpster locations, and sign locations, shall be consistent with section 13.39.130, figure 9, "Site Plan", of this chapter.
C. Building Setbacks: All building setbacks shall be consistent with section 13.39.130, figure 9, "Site Plan", of this chapter.
D. Site Coverage Requirements: Open space and landscaped areas shall be deemed valued amenities. Common and private open space shall be provided and shall not cover less than forty percent (40%) of the gross site area.
1. Stormwater detention/retention areas may be included in open space coverage if located fully within the lot, and when those areas are effectively landscaped to satisfy the requirements in this Code. (See subsection E, "Landscape Design", of this section.)
E. Landscape Design:
1. Purpose And Intent: Landscaping shall be required within the subject site to:
a. Enhance the aesthetics of the development;
b. Create a pedestrian-friendly environment;
c. Break up the mass of buildings;
d. Soften architectural materials;
e. Provide screening for service areas;
f. Enhance streetscapes;
g. Provide shade and climate control;
h. Create an attractive entrance and gateway to the project; and
i. Provide buffers between incompatible land uses or site areas.
All landscaping within the SSD-R-Muirhouse District shall be consistent with section 13.39.130, figure 10, "Landscape Plan Part 1", and "Landscape Plan Part 2", of this chapter.
2. Sight Lines: Adequate sight lines shall be maintained for an effective thirty foot (30') sight triangle formed by the intersection of straight lines extended from the back of the curb (or future curb) and a line connecting them at points thirty feet (30') from the intersection of the curb line, except a reasonable number of trees pruned to permit unobstructed views to automobile drivers. Plants and signage are allowed within the sight triangle if:
a. Plants do not exceed thirty six inches (36") in height at full maturity; and
b. Signs do not exceed thirty six inches (36") in height (measured from top of curb height) unless they are eighty percent (80%) or more open.
3. Landscape Irrigation/Water Conservation: Reasonable effort shall be made to conserve water by utilizing alternative means for maintaining a suitable landscape environment. Low water use and water conservation concepts may be incorporated into the landscape design of each development without compromising the intent to establish significant visual amenities through landscaping.
4. Landscape Standards:
a. Landscape Plans: Any landscape plans shall be prepared by a licensed professional.
b. Installation: The installation of any landscaping shall be done by a licensed landscape contractor.
c. Artificial Plants: Artificial plants of any type, size or color are prohibited as exterior landscaping within any lot.
d. Mulching:
(1) All planting beds shall be mulched with either wood, decorative rock, or other ground cover to stabilize soils, control erosion, and conserve water use; and
(2) Rock mulch shall be restricted to less than three inches (3") in size.
e. Parking: Parking is prohibited within landscaped areas on a site.
5. Plant Size Standards: An immediate landscape impact is deemed desirable within the development by incorporating minimum plant- size standards. The following height and caliper standards shall be required:
Deciduous shade/canopy trees | 2.0" caliper |
Ornamental trees | 2.0" caliper |
Evergreen trees | 6' - 8' height |
Multi-stem ornamentals | 8' - 10' height |
Shrubs | 50% shall be 5 gallon container |
Ornamental grasses | 50% shall be 1 gallon container |
Vines | 1 gallon container |
Ground cover/perennials | 21/4" pots |
6. Landscape Maintenance And Replacement: The developer, or home owners association upon completion of the project, shall be responsible for providing, protecting and maintaining landscaping in a healthy and growing condition. The following requirement shall be noted on the landscape plan:
a. Dead or diseased plant materials shall be removed and replaced within a reasonable time or within one month with the same type, size and quantity of plant material as originally installed unless incompatible with the soil or weather conditions.
7. Site Furniture And Features: Site furnishings, including benches, waste receptacles, exterior lighting, planters, railings and bollards, shall be visually consistent throughout including color, materials, and design style based on section 13.39.130, figure 11 of this chapter,”Site Furnishings”. All components of outdoor site furniture shall be low maintenance, highly durable and resistant to weather, vandalism, graffiti, and theft.
F. Utilities And Mechanical Equipment: The visual and noise impacts of utilities and mechanical equipment shall be mitigated in the following manner and shall apply to all public and private rights-of-way and pedestrian areas within the development:
1. All new permanent utility lines shall be installed underground;
2. Abandoned utility boxes, meters and pedestals shall be removed;
3. Damaged utility boxes, meters, and pedestals shall be repaired;
4. Utility box and pedestals shall be placed such that they do not block pedestrian travel or required visibility triangles at street intersections and driveways;
5. Utility boxes, pedestals, and meter panels shall be painted to blend in with its immediate surroundings. All utility boxes and meter panels on walls shall be painted to match the building walls (subject to utility company approvals); and
6. All utility boxes and pedestals shall be screened from view by means of vegetation or enclosures to minimize visual and auditory impacts. Such enclosures or landscaping treatments shall be consistent with the design theme of the development.
G. Service, Refuse, And Storage Areas: Service, delivery, refuse and storage areas shall not be visually obtrusive. The visual impact of such areas shall be minimized; especially views of such areas from roadways, pedestrian walkways, adjacent properties and dwelling units. Refuse collection areas shall be designed and located consistent with section 13.39.130, figure 9, "Site Plan", of this chapter. (Ord. 18-12, 4-18-2018)