A. Credit for Existing Vegetation.
1. In order to encourage the preservation of established, healthy vegetation, credit shall be given towards the landscaping requirements in this section for preservation of existing trees and shrubs that are pre-existing within required landscaping areas at a rate of 1.25 times the amount of existing, healthy vegetation to be retained.
2. Credit towards landscaping requirements shall be determined in accordance with Section 5.9.6, Credit Towards Other Ordinance Requirements.
3. Vegetation to be credited towards these requirements shall be protected in accordance with Section 5.9.5, Tree Protection Devices, before and during development of the site and maintained thereafter in a healthy growing condition.
B. Revisions to Approved Landscape Plans. Due to seasonal planting problems and/or a lack of plant availability, approved landscape plans may require minor revisions. Minor revisions to planting plans may be approved by the Planning Director if:
1. There is no reduction in the quantity of plant material.
2. There is no significant change in size or location of plant materials.
3. The new plants are of the same general category (i.e., canopy tree, understory tree, evergreen, or shrub) and have the same general design characteristics (mature height, crown spread, etc.) as the materials being replaced.
C. Alternative Landscape Plans. An alternate landscape plan that allows modifications to the requirements of this section may be approved by the Planning Director in accordance with the following.
1. Conditions Justifying Alternative Landscape Plan. Any of the following natural physical conditions may be used as a justification for an alternative landscape plan:
a. Wetland areas;
b. Topography;
c. Non-arable soils;
d. Difficult or unusual lot configuration;
e. Utility, access, drainage, or maintenance easements;
f. A desire to retain existing on-site vegetation;
g. Natural rock formations;
h. Required landscaping areas that are shaded; and
i. Impractical situations that would result from application of this section.
2. Intent. To be approved, any alternative landscape plan shall meet the intent of the applicable planting yard(s) and the purpose and intent of the landscaping standards of this section.
3. Allowable Modifications.
a. The following landscape standards may be modified by an alternate landscape plan.
i. The location of required plant materials;
ii. The width of required planting areas;
iii. The configuration of required plant materials; and
iv. The number of required plant materials.
b. The alternative landscape plan shall include justification for the modifications requested, based upon but not limited to, the following:
i. The presence or planned location of public utilities, infrastructure, or easements;
ii. The location of existing healthy vegetation or other beneficial site features to be retained after development;
iii. The size, shape, or topographic elevation of the site relative to the street(s) it abuts; and
iv. The need to protect solar access or avoid permanently shaded areas on the site.
(Ord. 2020-36, passed 12-2-2019)