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The provisions of this section do not apply to the following.
A. Single-
or duplexes on separate
, except commonly owned areas in Section 8.7.3, Flexible Lot Developments (FLD); or,
B. Approved
and plans developed in the
prior to February 17, 1991 if:
1. The
is developed in accordance with the approved
or plan; and,
A. Use of
1. Except as otherwise provided by this section, all plant material used for
must be selected from the Arizona Department of Water Resource’s Low Water Use/Drought Tolerant Plant List.
2. Areas of reseeding or hydroseeding after
are subject to the Native Seed List standards of Section 5-02.6.0, Exhibit I, of the Technical Standards Manual.
3. Plants not listed on the Arizona Department of Water Resource’s Low Water Use/Drought Tolerant Plant List cannot be used within the Scenic Corridor
(SZC) where the use of
is required in the buffer area
to a
in accordance with Section 5.3.4.
4. Plants not listed on the Arizona Department of Water Resource’s Low Water Use/Drought Tolerant Plant List may be used as follows:
a. Existing Plants
Existing trees and shrubs may be incorporated in a landscaped area if their locations do not conflict with the plant location standards of this section;
b.
Within
pursuant to an approved
or restoration plan; and,
c.
An oasis is an area where non-drought tolerant
designs are permitted. Plants not listed on the Arizona Department of Water Resource's Low Water Use/Drought Tolerant Plant List may be used in an oasis if the plants are grouped in separately programmed irrigation areas according to their water requirements. The location and maximum area on a
that may be used for oasis areas, including those located in a
, is determined as follows.
(1) Multifamily Residential Uses
Up to 5% of the
, or one 100 square feet per
, or 8% of the required
, whichever is greater.
(2) All Other Uses
Equal to, but not more than, 2.5% of the
.
(3) Locational Standards
The following factors should be considered when determining the location of the oasis area.
(a) Providing optimum exposure for
users by selecting areas near main
, pedestrian facilities, and active use areas; and,
(b) Selecting areas that incorporate outdoor seating or assembly spaces.
(4)
Oasis areas may be located in the
only if:
(a) The oasis areas do not total more than 5% of the area of the
; and,
(b) The non-drought tolerant plants used in the oasis area are flowering bedding plants.
(5)
Areas of 10
or Greater
areas of ten
or more are regulated by the
. The Arizona Department of Water Resources shall be notified of cases where proposed
or other high water uses exceed ten
.
(6) Exceptions for Oasis Limitations
The oasis area limitations in Section 7.6.4.A.4.c and
area restrictions in this section do not apply to:
(a) Public parks and botanical
;
(b)
, whether under public or private ownership, for public use, schools, day care centers;
(c) The playing areas of golf courses;
(d) Cemeteries; or,
(e) Mobile home spaces within mobile home parks.
B.
1.
in
a. General Standards
Within a
, one
is required for each four
or fraction thereof.
(1) The
must be evenly distributed throughout the
. Every parking space must be located within 40 feet of the trunk of a
(as measured from the center of the tree trunk).
(2) Fifty percent of the trees required for landscape borders located within ten feet of the paved portion(s) of a
may be counted towards both the minimum
standard and the landscape border
standard.
(3) An unpaved planting area, which must be a minimum of 34 square feet in area and four feet in width, must be provided for each
.
(4) In
where it is necessary to bring the existing
into
with these regulations, gaps are allowed in the tree coverage requirement of even distribution, provided that at least the minimum required number of trees is placed within or
to the
with coverage which is as uniform as possible.
to the
may count toward meeting this requirement, provided the trees meet the criteria listed in Section 7.6.4.B.1.a(1).
b. Alternative Standard
In lieu of the number of
required by subsection a. above, the applicant may provide the number of
needed to create a shade pattern caused by the trees at maturity and
that covers 50% of the paved area within the
from 9:20 a.m. to 3:20 p.m. Mountain Standard Time on June 21st.
c. Exemptions
(1) Duplexes on individual
with four or fewer spaces provided;
(2)
;
(3) Mobile home dwellings;
(4) Non-residential uses within
to a National Register Historic District are exempt from Section 7.6.4.B;
(5) Residential Care Services with four or fewer spaces provided;
(6) Single-
dwellings;
(7)
;
(8) Structurally covered or underground
;
(9) For expansion of an existing
that is located on a
of record on February 17, 1991, that is 10,000 square feet or less in size, the existing
are exempt from the
standard, if the existing
is in compliance with the zoning standards in effect at the time the existing
was developed; or,
(10) For expansion of an existing
, the existing
are exempt from the
standard if the existing
is subject to
approved between February 15, 1991, and August 2, 2004.
2. Plant Protection
Areas where plants are susceptible to injury by vehicular or pedestrian traffic must be protected by appropriate means, such as curbs, bollards, or low walls.
3. Planter Area
For each tree required by this code, a planter area with a minimum unpaved area of 34 square feet and a four-foot minimum width is required.
a. The planter area must have a raised border four inches high to prohibit the tires of the vehicle from encroaching onto the planter. Standard wheel barriers are acceptable but not encouraged, as they can be easily moved and could allow damage to the tree.
C. Landscape Borders
There are two types of landscape borders:
and
.
1. All Landscape Borders
The following apply to all landscape borders.
a. One
is required for every 33 linear feet of landscape border or fraction thereof, excluding vehicular
points.
b. A minimum of one
is required within a required landscape border.
c. Trees may be planted at varying distances apart.
2.
To enhance the visual appearance of the streetscape, a
is required in accordance with Table 7.6.4-1 along the
of a
as follows, except as provided in Section 7.6.4.C.4, Exceptions to the Landscape Border Standards:
a. Minimum Width
must be a minimum of ten feet wide as measured from the
. On
designated as
(MS&R), the
must be measured from the future
as determined by Section 5.4.4, Establishment of
and .
b. Residential
for residential
of eight or more
shall conform to the following standards.
(1)
are only required along the exterior boundaries of
. Landscape borders are not required along front yard
frontages.
(2) Walls, fences, or other screening must be placed behind the landscape border.
(3) The landscape border must be recorded as common area and maintained by the
(HOA) for the
. The
CC&Rs shall reference and require compliance with the maintenance standards in Section 7.6.8, Maintenance. The PDSD may allow the recording of a public use easement with the in cases where the standards of this section are the only reason for the creation of an HOA. The public use easement shall require the property owner to install and maintain a landscape border in accordance with the standards in this section.
(4)
fronting on
may be reduced to a minimum of five feet.
c. Located on
must be located entirely on
, except that, if approved by the City Engineer or designee, up to five feet of the required ten foot width may be placed within the
area or within the
on MS&R
.
d. Inorganic Ground Cover
Except as otherwise provided by this section, the area between the
line and
and the area between the
and the curb, if not covered with vegetation, must be covered with an appropriate inorganic ground cover, such as decomposed granite.
e. Vegetative Ground Cover
Fifty percent or more of the area of the
must be covered with shrubs or vegetative ground cover. The required ground coverage must be achieved within two years from the date of planting.
f.
g.
on
Existing
on
must be considered in design to prevent abrupt changes in plant types and to maintain a visual continuity along
frontages.
h. Structural Overhangs
Covered parking canopies or other structural canopies, such as those used in service stations, may not overhang into
in order to avoid conflicts between the
and crowns of trees.
3.
are required as a buffer and visual transition along the common
between
and
as follows, except as provided in Section 7.6.4.C.4, Exceptions to the Landscape Border Standards.
a.
are required as determined in Table 7.6.4-1, which ranks
and
based upon their intensity and the impact a use will have on
.
b. The minimum required width of an
is the lesser of ten feet or the width of the
required by the
for the proposed
or use.
c. Where
or
are located next to the
or where the
conflicts with a utility easement, an
is not be required if all of the following requirements are met:
(1) An equivalent number of trees are planted elsewhere on the
between the
(s) and the
, or if the use on the
does not include
, the required
are located between the
and the
;
(2) The trees are evenly distributed over the
; and
d. Detention/retention facilities may be incorporated into the
if they are designed in accordance with Section 7.6.6.C.1, Storm Water Runoff.
4. Exceptions to Landscape Border Standards
a.
Within the
as defined in Section 11.4.5, Definitions - D, the standards for landscape borders are as provided as follows.
(1) A
, measured from the
side of the future
location, must be maintained along all public
frontages of
and
.
(2) A
is not be required if the ground level story of a
containing a
is not used for motor vehicle parking or if the
is completely screened and
by a masonry wall.
(3) An
is required only if the
or is residential.
b. Expansions
For expansions of an existing
located on a
of record on February 17, 1991, 10,000 square feet or less in size, the
is subject only to the following landscape border standards.
(2)
are not be required in existing
, if the existing
was developed in compliance with the zoning standards in effect at the time of
.
c.
are not required as follows.
(1) Around interior pads within a
or between
with common
, shared motor vehicle parking, or vehicular
or between two
nonresidential uses of equal intensity as determined by Table 7.6.4-I.
(2) Where an
, drainageway, or other
ten feet or more in width physically separates the
from an
property.
(3) Where, prior to February 15, 1991, an
area was provided as a buffer between the
and an
less intensive use or
, if the
area is:
(a) At least ten feet wide; and,
(b) Restricted in perpetuity to natural or landscaped
use through dedication to the public, deed restriction, or covenant running with the land.
(4) Between two similar uses, whether or not the uses are within the same zoning classification.
d.
e. Historic Preservation
(HPZ)
The Planning and Development Services Department
may grant a complete or partial exception to the landscape border standards for
within a HPZ. The exceptions may be granted if, after completion of the HPZ
review required by the HPZ, the PDSD
determines that the standards are not
with the character and design elements of the HPZ.
f. Planned Area
(PAD)
For
to a Planned Area Development (PAD)
, the
standards are those which are required for
to residential
, except where an
PAD District has been developed or planned for nonresidential uses. In that case, the
standards are based on the
.
g. Community and Urban Farm Uses are exempt from the landscape border requirements of Section 7.6.4.C, Landscape Borders.
or
(Developed or Vacant) | ||||||
[1] | ||||||
MS&R | Non-MS&R | Residential | Office | Commercial | Industrial | |
or
(Developed or Vacant) | ||||||
[1] | ||||||
MS&R | Non-MS&R | Residential | Office | Commercial | Industrial | |
Residential | [2] [3] | [2] [3] | --- | --- | --- | --- |
Multifamily | [2] | [2] | [2] | --- | --- | --- |
MH Parks | [2] 5' | [2] 5' | [2] 5' | [2] 5' | --- | --- |
Office | [2] | [2] 30" | [2] 5' wall | --- | --- | --- |
Commercial | [2] 30" | [2] 5' | [2] 5' wall | [2] 5' | --- | --- |
Industrial | [2] 30" | [2] 5' | [2] 5' wall | [2] 5' wall | [2] 5' | --- |
All Other Uses | [2] 30" | [2] 5' | [2] 5' | [2] 5' | [2] 5' | --- |
Specific Uses (when within 100' of
) | ||||||
Recreation Areas | [2] 5' wall | [2] 5' | 5' | 5' | --- | --- |
[2] 30" | [2] 5' | 5' wall | 5' | --- | --- | |
Mechanical Equipment | (Screened entirely from view along the
.) | --- | --- | |||
Mobile Homes; R.V. Storage | [2] 6' | [2] 6' | 6' | 5' | --- | --- |
Multiunit Storage Facility | [2] 6' | [2] 6' | 6' wall | 6' wall | --- | --- |
Outdoor Display of Merchandise, Sales or Rental | [2] 30" | [2] 5' | 5' wall | 5' | --- | --- |
Billboards and Outdoor Storage | [2] 6' | [2] 6' | 6' wall | 6' | 6' | --- |
[2] 30" | [2] 5' | 5' wall | 5' wall | --- | --- | |
Refuse Storage and Laundry Yards | [2] 6' | [2] 6' | 6' wall | 6' wall | 6' | --- |
[2] 30" | [2] 5' | 5' wall | 5' wall | --- | --- | |
Utility Service | [2] 6' | [2] 6' | 6' wall | 6' wall | 6' | --- |
KEY AND NOTES (for the purposes of this Table) Residential
: OS, IR, RH, SR, SH, RX-1, RX-2, R-1, R-2, MH-1, MH-2, R-3, MU Commercial
: P, RV, NC, RVC, C-1, C-2, C-3, OCR-1, OCR-2 Office
: O-1, O-2, O-3 Industrial
: P-I, I-1, I-2 [1] For
to PAD
, see Section 7.6.4.C.4.f. [2]
Landscape or
required along
boundary. [3] Only applies to
of 8 or more
. See Section 7.6.4.C.2.b. | ||||||
D. Use of
1. Installation of ornamental
in commercial, industrial, and institutional developments, and common areas of residential development is prohibited.
2. Ornamental
is defined as:
a. Grass areas with any single dimension of eight feet or less.
b. Grass areas exceeding a 4:1, or 25%, slope.
c. Grass areas that are not accessible by paved pathways and/or are restricted by physical barriers that prohibit accessibility.
d. Grass areas installed closer than ten feet to a street and/or in front entryways to residential neighborhoods or subdivisions unless associated with active recreational activities.
e. Grass areas that are not utilized for active recreational purposes.
E. Plant Cover/Dust Control
All disturbed, grubbed, graded, or bladed areas not otherwise improved must be landscaped, reseeded, or treated with a layer of inorganic or organic ground cover to help reduce dust pollution.
1. Ground surfaces in planting beds, planters, medians, or tree understory within a landscaped area that are not covered with shrubs, accent plants, vines, ground cover, or other vegetation from the Arizona Department of Water Resource’s Low Water Use/Drought Tolerant Plant List must be treated with an inorganic ground cover.
2. Unless maintained as
, all portions of a
not occupied by
,
,
, oasis areas, pedestrian circulation areas, or required landscape elements must be landscaped with vegetation from the Arizona Department of Water Resource’s Low Water Use/Drought Tolerant Plant List, reseeded with a native seed mix, or treated with an inorganic ground cover and maintained in a clean condition. All portions of a site including common areas, natural areas, and revegetated or landscaped areas are to continuously be maintained to remove populations of buffelgrass (Pennisetum ciliare).
3. Unless maintained as
, future
pads within a
must be temporarily landscaped with vegetation from the Arizona Department of Water Resource’s Low Water Use/Drought Tolerant Plant List, reseeded with a native seed mix, or treated with an appropriate inorganic ground cover and maintained in a clean condition. All portions of a site including common areas, natural areas, and revegetated or landscaped areas are to continuously be maintained to remove populations of buffelgrass (Pennisetum ciliare).
4. If vegetative ground cover is not intended, a minimum two-inch layer of organic or inorganic material (i.e., decomposed granite, rock mulch, or other material) is required as ground cover under and around the vegetation in landscaped areas to help cool soil areas, reduce evaporation, and retard weed growth. Existing areas of undisturbed
retained on the
are not required to have the soil mulched or amended.
F. Use of the Public
Nonrequired
may be placed in the public
, if the following standards are met:
1. The
is approved by the City Engineer or designee and complies with the City Engineer’s standards on construction, irrigation, location, and plant type;
3. The
does not interfere with the use of the
.
(Am. Ord. 11070, 5/14/2013; Am. Ord. 11127, 11/6/2013; Am. Ord. 11328, 12/8/2015; Am. Ord. 12005, 6/6/2023)
The purpose of screening is to provide visual barriers, noise reduction, and to provide privacy.
A. When Required
Screening for individual
and
must be provided as determined in Table 7.6.4-1 and in addition to the required landscape borders. Screening is not required between similar uses in accordance with Table 7.6.4-1.
B. Screening Materials
1. Walls
a. All walls required by this section must be of masonry material or masonry with a stucco or textured finish.
b. Decorative openings may be incorporated into the upper 20% of an otherwise solid masonry wall located along a
.
2. Earth Berms
The
of an earth berm, used alone or in combination with a retaining wall, may not exceed one foot of rise for every three feet of linear distance. The width of an earth berm must be self stabilizing.
3. Hedges and Other Vegetation
a. Plants used for screening purposes may not be smaller than a five gallon can size when planted. The plants may be aligned, or unevenly spaced, but must provide a continuous
at maturity within two years.
b. Vegetative
shall be planted in areas not less than three feet in width.
4. Fences
a. Wood fences shall provide a continuous
.
b. Nonwood fences, such as chain link, may not be used along a
along a
or within the SCZ.
c. Nonwood fences shall have wooden slat inserts, or a similar material with equal or better durability, to provide opacity.
C. Location
1. Along
of the
, the required perimeter
must be located on the
, unless the
is provided between the
and the use and a landscaped area of a minimum width of 20 feet is provided between the
and the
. In situations where a utility or drainage easement runs along a
and the width of easement lying within a
is not used as part of the
, then the required
may be located at the easement line.
2. Whether or not required by this section,
along a
must be located on the
side of the
so that they do not obstruct the view of the
from the
.
3.
may be located within the
, if the following standards are met.
a. Minimum Width
The
is a minimum of ten feet wide.
b. Vegetative
Hedges and other vegetative
may not extend more than three feet into the
. If, based on the growing characteristics of the type of plant used, the ultimate width of the vegetative
will be greater than three feet, the vegetative
must be sufficiently set back from the landscape border to accommodate the wider growth.
c. Non-vegetative
Fences or walls constructed in a single continuous line may not extend into a
more than the actual width of the fence or wall. Where a fence or wall incorporates offsets or similar design features, a
may extend a maximum of three feet into the
. (See Figure 7.6.10-H, Screening Standards - Variations for Walls.)
d. Earth Berms
(1) Where earth berms are used, the crest of the berm must be located on
and no closer than one foot from the
or, on subject to the MS&R
, the
.
(2) If berms are used in conjunction with vegetation or a retaining wall to achieve the
, the vegetation or wall has to occur at the area of the landscape border farthest away from the
in accordance with Section 7.6.5.C.
(3) Bermed areas, front and back sides, must be landscaped to comply with minimum standards when located within the
area. Vegetation also minimizes
.
(4) If the toe of the berm
abuts a
or pedestrian area, design precautions must be implemented to prevent water from washing debris, dirt, rocks, etc., onto the
or eroding the pedestrian path.
(5) When berms are used, design solutions are to be provided accomplishing screening standards if the berm cannot satisfy the standards (i.e., at the ends where the berm
or if the berm is cut to place a tree).
D. Height Measurement
The
of a
required under Table 7.6.4-1 is measured as follows.
1. The
of a
to a
or along a
is the vertical distance measured on the
side of the
from the
at the base of the
to the top of the
.
2. For all
that are not
(e.g., ground mounted mechanical equipment) that are visible from the
, the
is measured from the
at the base of the to its highest point.
3. The maximum permitted
of a free-standing
is six feet.
E. Sight Visibility Triangle
F.
Screening for
is required as follows:
1. The perimeter screening element along the
must be installed during
of the first phase; or
2. Where the
is maintained in areas to be developed in subsequent phases, a temporary
may be erected around the perimeter of the initial phase, subject to the following:
a. Temporary screening may be an
wood fence, a chain link fence with wood slats, or any equivalent type of
; and,
b. Temporary screening must be replaced by a permanent
if construction of the subsequent phases is not started within two years of the date the original phase received a certificate of occupancy.
G. Exceptions to Screening Standards
1. The required
along a
for vehicular use and outdoor display areas may be lowered to 30 inches if the
is located:
a. On a
that is not designated as an MS&R; and
b. Across the
from nonresidential uses or unimproved, nonresidentially zoned
.
2. Where a
wall abuts a
, the
may serve as the required
.
3. The PDSD
may grant a partial or complete exception to the screening standards for
within a Historic Preservation
. The exceptions may be granted if, after completion of the historic
review required by Historic Preservation
, the PDSD
determines that the standards are not
with the character of the historic
.
4. A partial or complete exception may be granted to the screening standards for uses with extensive landscaped
, including parks, cemeteries, or golf courses.
5. For
to a Planned Area
(PAD), the screening standards are those that are required for
to residential
, except where an
PAD has been developed or planned for nonresidential uses. In that case, the required screening standards are based on the
.
6. Community and Urban Farm Uses are exempt from the screening requirements of Section 7.6.5, Screening Standards.
(Am. Ord. 11328, 12/8/2015)
The following standards conserve water and assist in carrying out
design principles.
A. Water Conservation Design
shall incorporate water-conserving designs. A water-conserving design must take into account soil and drainage factors and microclimates, includes grouping of plants with similar water standards and use of efficient irrigation systems, and attempts to preserve on-
vegetation.
B. Use of Reclaimed Water
1. Reclaimed water must be used in new and expanded
in accordance with the adopted Mayor and Council Water Policies and other applicable
and local standards.
2. The availability of a reclaimed water service does not confer any right to plant
areas except as permitted under this Section 7.6.4.D, Use of .
C. Stormwater Runoff
1. Storm water detention/retention basins not integrated with paved
must be designed in accordance with the Storm Water Detention Retention Manual.
2.
, hydrology, and landscape structural plans must be integrated to make maximum use of
storm water runoff for supplemental on-
irrigation purposes. The
shall indicate use of all runoff, from individual catch basins around single trees to basins accepting flow from an entire
or roof area.
D. Ornamental Water Features
1. Ornamental water features, such as fountains or ponds, may be used, if all the following conditions are met.
a. The total water surface area does not exceed 1% of the net of the
.
b. The water feature is located within the oasis area.
c. The sum of the square feet of water surface area and the square feet of
area does not exceed the total allowed square feet for the
.
d. Water in moving water features is recycled through the feature.
e. The water feature is designed to prevent water seepage or leaking.
2. This section does not apply to swimming pools or spas.
E. Irrigation
1. A water-conserving irrigation system is required for all new landscape plantings. For that are larger than one
and on which the
of all
is more than 10,000 square feet, an underground irrigation system is required.
2. Storm water and runoff harvesting to supplement drip irrigation are required elements of the irrigation system for both new plantings and preserved vegetation.
3. An irrigation plan must be submitted together with the
required in Section 7.6.9.B, Review Procedures, and must comply with the standards below.
a. System Specifications
(1) The source of irrigation water, whether potable or reclaimed, must be indicated on the irrigation plan.
(2) Rigid irrigation pipes and flexible drip system irrigation lines under paved surfaces must be contained in pipe sleeves.
(3) Pipes or lines carrying water under constant pressure must be buried to a minimum depth of 24 inches. Those that are under intermittent pressure must be buried to a minimum depth of 18 inches.
(4) Nonpressure polyethylene lines must be buried to a minimum depth of eight inches. Nonpressure PVC lines must be buried to a minimum depth of 12 inches.
(5)
, shrub, and bubbler heads closer than 12 inches to any paved surface must be pop-up heads.
(6)
, shrub, and bubbler heads located within 24 inches of any paved surface must be installed with a system that allows the riser assembly to absorb impacts and return to normal position.
(7) Spray irrigation systems may be used only in the oasis area for
. These areas must be served by low precipitation rates. Matched precipitation rate heads should be used.
(8) Temporary spray irrigation systems may be used to establish hydroseeded areas. All other plant material, excluding
, must be irrigated with drip irrigation or low-flow bubblers. Drip irrigation is encouraged. The systems will be reviewed on a case-by-case basis.
(9) Trees and shrubs outside of areas of spray irrigation must be irrigated with low-flow bubblers or emitters.
(10) Unless required under the rainwater harvesting ordinance, rain-sensing and moisture-sensing devices are encouraged.
b. System Design and Layout
(1) Irrigation systems must be designed with attention to prevailing winds, degree of
, type of soil, soil percolation (infiltration), season, and type of vegetation to be watered. These design constraints, and any others that may be specific to the
, must be clearly indicated on all irrigation documents.
(2) Spray irrigation systems shall be designed to provide 100% head-to-head coverage of the area of irrigation to avoid dry spots and overspray onto any paved or unplanted surface.
(3) Areas of different water requirements, such as the oasis, trees and shrubs, the
, landscape borders, and
areas, must be controlled by separate remote control valves.
(4) The design of irrigation systems and irrigation schedules should attempt to match application rates with infiltration rates in order to minimize runoff and reduce evaporation.
(5) Sprinkler heads and nozzles within each control valve should have matching precipitation rates.
(6) Spray irrigation systems may not be installed in planting strips less than ten feet wide. Strip spray heads are not be allowed.
(7) Irrigation timers must be set for irrigation cycles between 8:00 p.m. and 8:00 a.m. between May and September to minimize water loss due to evaporation.
(8) Rain-sensing and moisture-sensing devices are encouraged.
4. Temporary irrigation proposals may be reviewed on a case-by-case basis.
Where a
is subject to neighborhood or area plan standards,
must incorporate, to the greatest extent possible, the landscape, screening, and design provisions of the adopted plan. In case of a conflict between this section and the provisions of a neighborhood or area plan, this section shall apply.
All required
, irrigation systems, walls, screening devices, curbing, and detention basin landscape
on the
or within the
shall be maintained as shown on the approved plans. The property owner is responsible for proper maintenance to achieve permanent, safe, and successful
as required by this section. Failure to maintain the
or
required by this section constitutes a
of the
.
A. Plant Materials
1. Any plant material in areas of required
that does not survive must be replaced with an equivalent size and species within 30
.
2. Plant material must be pruned as necessary to control size but not to disrupt the natural growth pattern or characteristic form of the plant except as necessary to achieve height clearance for visibility and pedestrian passage or to achieve a continuous
hedge if required.
3. Clipping and pruning of the plant material are required to allow maximum shading while preserving surveillance opportunities and preventing obstructive overhang into walks, curb areas, drives, and line of sight triangles as required by the
.
4. All dead or removed plant material must be replaced with plant material acceptable under the standards of the
standards. Replacement material must be a minimum 15-gallon size for trees and five gallon size for shrubs.
5. Regular landscape maintenance shall ensure water efficiency and include, but not be limited to, pruning, mulching, weeding, litter removal, aerating and dethatching
areas, and fertilizing nonnative plant materials, as necessary.
B. Inert Materials
1. Exterior
, such as benches, walls, or ramadas, must be of durable materials appropriate to the desert climate. Material with integral coloring or stucco is preferred for seating fixtures and other permanent
.
2. Inert materials used in the
areas must be of a nature to withstand the extremes of the desert climate and minimize heat gain or reflected heat.
3. The inert materials must be replaced as needed due to displacement or
.
C. Planting Areas
1. Inert materials must be used in inaccessible, narrow, or hard to maintain sections of the planting areas.
2. Landscaped areas must be kept free of trash, weeds, debris, and dead plant material and must be maintained in a clean and neat fashion.
3. Use of river rock is discouraged
to
windows.
D. Landscape Removal
1. Substantial modifications, as determined by the PDSD
, and/or removal of plant materials or other landscape elements shall require review and approval of a revised
by PDSD.
2. The removal or destruction of
that has been installed according to an approved
and not replaced constitutes a
of the
.
3. Minor modifications of the
occurring as a result of routine maintenance, necessary replacement of elements because of damage or disease, or other causes is not subject to review by PDSD.
E. Screening and Wall Maintenance
1. Paint and stucco must be renewed on the surfaces of fences and walls as needed.
2. Wooden slats in chain link fences must be replaced as needed to retain the opacity of the
.
3. Any screening device that has deteriorated to the point where it does not serve as a
must be replaced by the property owner. Vegetation used to meet the screening standards may not be replaced with new vegetation after two years past the installation. Replacement must be with another option for screening, such as a fence or a wall, in order to achieve an immediate
. This standard does not apply to the occasional replacement of single plants within a vegetative
.
F. Irrigation System Maintenance
Irrigation systems must be maintained and replaced as necessary to continue to conserve water. Detection and repair of leaky or broken pipes, valves, and fittings and malfunctioning and/or misaligned heads, emitters, and bubblers must be part of a regular maintenance program for the
.
1. Automatic Irrigation Controllers are recommended to be reset a minimum of four times a year (spring, summer, fall, and winter) to adjust for plant water requirements that vary according to the season.
2. Whenever possible, repair of irrigation equipment must be done with the originally specified materials or their equivalent.
A. Design and Review Procedures
The applicant for
approval is advised to schedule a presubmittal conference with the PDSD and Tucson Water Department staff with reference to specific design or review procedures.
B. Review Procedures
are reviewed in the same manner and concurrent with the applicable
review required for
approval. Comments on the
and requests for corrections or resubmittals are made in conjunction with responses to the applicable tentative
, or
. For
located along
and
, the additional review procedures set forth in Section 5.3 and Section 5.5, respectively, apply.
C.
Inspection and Enforcement
1. Inspections
All
required by this section must be inspected by the PDSD prior to a final certificate of occupancy being issued by the
or prior to the
being occupied.
2. Enforcement
With the permission of the owner or tenant,
staff may enter a
or any part of a
for the purpose of performing inspections to verify compliance with the standards of this section.
D. Variances
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