Desert Hot Springs City Zoning Code
CHAPTER 17
56 LANDSCAPING STANDARDS AND GUIDELINES
§ 17.56.010 Purpose.
The purpose of this chapter is to establish landscaping regulations that are intended to:
A.
Establish and enhance the aesthetic appearance of development in all areas of the City by providing standards and guidelines relating to quality, quantity and functional aspects of landscaping and landscape screening.
B.
Increase compatibility between residential and abutting commercial and industrial land uses.
C.
Reduce the heat and glare associated with development.
D.
Protect public health, safety, and welfare by minimizing the impact of all forms of visual pollution, controlling soil erosion, screening incompatible land uses, preserving the integrity of neighborhoods, and enhancing pedestrian and vehicular traffic and safety.
(Prior code § 159.28.010; Ord. 785 9-19-23)
§ 17.56.020 Application and submittal requirements.
A.
A concept landscaping plan shall be submitted as part of an applicable permit or entitlement application.
B.
The concept plan shall meet the intent of this chapter by exhibiting a generalized design layout which adequately demonstrates the desired landscaping program in terms of location, size/scale, function, theme, and similar attributes. The concept plan shall provide the review authority with a clear understanding of the landscaping program prior to the preparation of a detailed, comprehensive landscaping plan.
C.
A fully dimensioned comprehensive landscape and irrigation plan shall include, but not be limited to:
(Prior code § 159.28.020; Ord. 785 9-19-23)
§ 17.56.030 General regulations.
A.
Submittal of the final landscape plan shall be concurrent with the grading plan(s) and other documents and reports. This section and those that follow provide the regulations to be followed in the preparation of the final landscape program.
B.
The following regulations are enacted to ensure effective implementation of a landscape and irrigation plan.
1.
Landscape designs shall be compatible with the surrounding environment.
2.
Landscape design and construction shall emphasize drought-tolerant landscaping whenever/wherever possible.
3.
Trees shall be long lived, require little maintenance, be structurally strong, insect and disease resistant, and require limited pruning.
4.
Trees and shrubs shall be planted so that at maturity they do not interfere with service lines, traffic safety sight area, basic property rights of adjacent property owners, particularly the right of solar access, pursuant to Section 17.40.260 (Solar energy design standards).
5.
Trees planted near public curbs shall have a limited root structure and shall be installed in such a manner as to prevent physical damage to sidewalks, curbs, gutters and other public improvements. A deep root system shall be used.
6.
Where trees are planted in paved areas, they shall be protected by a curb or other appropriate hardscape or landscape interface. A deep root system shall be used.
7.
Mow strips are recommended to separate turf areas from other landscaped areas for all developments except single-family residential.
8.
Buffer planting shall occur along all freeways, highways and major arterials in order to visually screen uses and provide noise reduction.
9.
Appropriate shrubbery, vines and other planting materials shall be provided along all walls and fences adjoining public rights-of-way.
10.
When inorganic groundcover is used, it shall be in combination with live plants and may be best used as an accent feature.
11.
All landscaping shall have an approved automatic irrigation system.
12.
All required landscaping shall be properly installed, irrigated, inspected and permanently maintained prior to use of property or the issuance of a Certificate of Occupancy, whichever first occurs. The landscaping and irrigation shall be inspected as stated in the procedures and policy for landscaping and irrigation.
C.
The following are the minimum landscape area of entire parcel by zoning district.
TABLE 17.56.01 MINIMUM LANDSCAPED AREA BY ZONING DISTRICT | |
|---|---|
Zoning District | Minimum % of Site Area Required to Be Landscaped |
R-RD: Residential Rural Desert | N/A |
R-L: Residential Low and Multifamily up to 4 units | 25 percent of front yard area (R-L, R-M up to 4 units) |
R-M: Residential Medium, 5 units or more | 15 percent (R-M 5 units or more, R-H) |
R-H: Residential High | |
C-D: Downtown Commercial | N/A |
C-N: Neighborhood Commercial | 15 percent |
C-G: General Commercial | |
C-H: Highway Commercial | |
C-BP: Business Park | |
VS-C: Visitor-Serving Commercial | |
VS-M: Visitor-Serving Mixed | 15 percent |
MU-N: Mixed-Use Neighborhood | |
MU-C: Mixed-Use Corridor | |
I-L: Light Industrial | 5 percent |
I-E: Industrial-Energy Production | |
OS-C: Open Space - Conservation | N/A – Chapter 17.20 |
OS-R: Open Space - Recreational Park | |
OS-P: Open Space - Private | |
SP: Specific Plan | Varies |
P: Public/Institutional | Varies |
(Prior code §§ 159.28.030, 159.28.070; Ord. 785 9-19-23)
§ 17.56.040 Landscape design guidelines.
A.
Purpose. The following design guidelines are intended as a reference framework to assist the designer in understanding the City’s goals and objectives for high quality development. The guidelines will be utilized during the City’s design review process to encourage the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers.
B.
Applicability.
1.
The provisions of this section apply to all development projects within the City, unless otherwise specified herein. Any addition, remodeling, relocation, or construction requiring a Building Permit subject to review by the Director shall adhere to these guidelines where applicable.
2.
Unless there is a compelling reason, these design guidelines shall be followed. Guidelines may be waived by the Director under unusual circumstances subject to findings of approval.
C.
General Guidelines.
1.
Landscaping and open spaces should be designed as an integral part of the overall site plan design. Landscaping and open spaces should enhance the building design, enhance public views and spaces, provide buffers and transitions, provide for a balance of solar uses, and provide screening.
2.
Landscape design should accent the overall design theme through the use of structures such as arbors and trellises which are appropriate to the particular architectural style of adjacent structures.
3.
Landscaped areas should incorporate plantings utilizing a 3-tier system: (a) grasses and groundcovers; (b) shrubs; and (c) trees.
4.
The following are common planting design concepts that should be used whenever possible:
a.
Specimen trees used in informal grouping and rows at major focal points;
b.
Extensive use of flowering vines both on walls and arbors;
c.
The use of pots, vases, wall or raised planters to add interest;
d.
Plantings to create shadow and patterns against walls;
e.
Trees to create canopy and shade, especially in parking areas;
f.
Flowering trees in informal groups to provide color;
g.
Informal massing of colorful plantings;
h.
Distinctive plants as focal points;
i.
Berms, plantings, and low walls to screen parking areas from view of public rights-of-way, while allowing filtered views of larger buildings beyond.
5.
Planting areas between walls and streets should be landscaped in a hierarchy of plants in natural formations and groupings. Solid walls 3 feet or higher may also receive vines when adjacent to public streets.
6.
A colorful landscape edge should be established at the base of buildings. Avoid asphalt edges at the base of structures as much as possible. Plant materials located in containers are appropriate.
7.
Planting masses on site should assume a simple, non-uniform arrangement. The diversity of massing types should be great enough to provide interest but kept to a level that evokes a relaxed natural feeling.
D.
Installation and Maintenance.
1.
Trees should be adequate in trunk diameter to support the top area of the tree. Trees, shrubs, and vines should have body and fullness that is typical of the species.
2.
All groundcover should be healthy, densely foliated, and well rooted cuttings, or 1-gallon container plants. Herbaceous and flat plant groundcovers should be planted no more than 12 inches on center and woody, shrub groundcover should be planted no more than 3 feet on center.
3.
The spacing of trees and shrubs should be appropriate to the species used. The plant materials should be spaced so that they do not interfere with the adequate lighting of the premises or restrict access to emergency apparatus such as fire hydrants or fire alarm boxes. Proper spacing should also ensure unobstructed access for vehicles and pedestrians in addition to providing clear vision of the intersections from approaching vehicles.
4.
Plant material should conform to the following spacing standards:
a.
A minimum of 25 feet from the property corner at a street intersection to the center of the first tree or large shrub.
b.
A minimum of 15 feet between center of trees and large shrubs to light standards.
c.
A minimum of 15 feet between center of trees or large shrubs and fire hydrants.
d.
A minimum of 10 feet between center of trees or large shrubs and edge of driveway.
(Prior code § 159.28.120; Ord. 785 9-19-23)
§ 17.56.050 Residential landscape standards-Single-family and multifamily up to 4 units.
The following requirements apply to all new single-family residential lots including in-fill lots as well as those within tract subdivisions, and multifamily developments up to 4 units:
A.
Residential landscape installations equal to or greater than 5,000 square feet in size installed as part of new construction or remodel are subject to the standards of the Water-Efficient Landscape Ordinance of the Municipal Code.
B.
Residential lots shall be provided with trees, shrubs, and groundcover in the front yard and that portion of the side yards which are visible from the street. The type and quality shall generally be consistent or compatible with that characterizing single-family homes. All landscaped areas shall be provided with an automatic irrigation system adequate to ensure their viability. The landscape and irrigation plans shall be approved by the Director.
C.
No more than 50 percent of the front yard area shall be non-pervious surface (e.g., used as a driveway). Deviations from these standards may be allowed through site plan and architectural review by the approving authority for small-lot single-family developments at the time of master home plan review where these standards preclude the maximum lot coverage from being achieved.
D.
Remaining unpaved portion of the setback areas shall be landscaped, irrigated, and maintained. All landscaping shall be maintained as necessary to prevent a nuisance. No junk, debris, or other similar materials shall be stored in the landscaped areas.
E.
Landscaping shall be designed to prevent irrigation water from flowing over paved surfaces. Techniques include:
(Ord. 785 9-19-23)
§ 17.56.060 Nonresidential and multifamily developments of 5 units or more-Landscape standards.
The following requirements shall apply to development within all Commercial, Visitor-Serving, Industrial, Mixed-Use, Public/Institutional Zones, and Multifamily of 5 or more units:
A.
Landscape areas shall have plant material selected and planting methods used which are suitable for the soil and climatic conditions of the site. Sizes of the plant materials shall conform to the following mix:
1.
Trees. 20 percent, 24-inch box; 50 percent, 15-gallon.
2.
Shrubs. 80 percent, 5-gallon; and 20 percent, 1-gallon.
3.
Groundcover. 100 percent coverage within 1 year. Decorative shale/gravel/crushed rock may also be used as groundcover, which must also include vegetative groundcover.
4.
In addition, every reasonable effort shall be made to preserve and reintegrate mature trees and other vegetation appropriate for landscape use, including, but not limited to, palo verde, smoke tree, mesquite, encilia, and cactus.
B.
Parking Lot Landscaping Requirements.
1.
Parking areas shall be landscaped with a mixture of trees, shrubs, vines, ground cover, hedges, flowers, bark, chips, decorating cinders, gravel, and similar material. A minimum of 1/3 of the required landscaping shall be distributed within the interior of the parking facility and the remaining 2/3 of the required landscaping shall be provided as peripheral planting on the exterior edges of the parking area.
 Figure 17.56.01: Parking Lot Hardscape Requirements |
2.
All planter beds and tree planters shall be bordered by a concrete curb not less than 6 inches in height adjacent to the parking surface.
C.
Screening Requirements.
1.
All off-street parking areas shall be screened to minimize the visual impact on adjacent streets and properties. No parking space shall be located within 5 feet of a street property line. Any open areas in the interiors shall be landscaped with appropriate plant materials.
2.
Open parking facility or a loading area shall be screened from a residential district adjoining or directly across a street or alley. Screening shall be 6 feet in height, except that screening to protect properties across a street may not be less than 4 feet in height.
3.
All truck bays and loading areas visible from public rights-of-way shall be screened from view with landscaping and/or opaque walls.
D.
Tree Requirements.
1.
The intent of this chapter is to improve and maximize the landscaping within the off-street open parking areas to provide 50 percent or more of shade coverage in 10 years. In order to achieve this coverage, the applicant shall plant single-trunk, low-branching trees in windy areas, and design, where possible, north/south-oriented parking areas to provide maximum shade. Landscaping shall be provided and maintained to the extent that at least 1 medium- or large-scale tree is planted for every 3 parking stalls. A diversity of tree species is required.
2.
The minimum size tree planted shall be no less than a 24-inch box tree, sized to specifications according to the American Standard for Nursery Stock (ANSI Z60.1).
3.
Low water use and native plant materials shall be encouraged and used to the greatest extent possible.
4.
Problematic trees having shallow or invasive roots or having brittle or weak branching structure shall be prohibited.
5.
Parking lot trees adaptable to the Coachella Valley environment shall be utilized.
6.
Where trees already exist, the parking lot shall be designed to make the best use of this existing growth and shade wherever it is reasonably possible.
7.
Parking Lot Hardscape Requirements. Parking lot dividers, islands, planters, and planting areas shall be a minimum of 5 feet wide and 10 feet long except that all new or retrofitted tree planters shall be a minimum of 9 feet by 7 feet, measured to the inside perimeter of the planter, and shall have no less than 48 square feet of permeable soil planting area.
 Figure 17.56.02: Parking Lot Hardscape Requirements |
E.
Parking Lot Tree Irrigation Requirements. Automatic irrigation systems within parking lots shall be installed. Trees shall be irrigated with drip emitters, bubbler heads, or subterranean low-volume drip system. Trees shall be irrigated separately from shrubs and ground covers.
F.
Parking Lot Tree Maintenance and Installation Requirements. All plants and irrigation systems shall be installed according to the Water-Efficient Landscape Ordinance. The owner shall guarantee the quality of work, health, and condition of plants and installation of materials, including, but not limited to, plant types, size, spacing, and irrigation systems. Prior to final acceptance of the project, the City shall inspect and verify that the installation is in compliance with the approved plans and specifications. All corrections, adjustments, and/or replacement of landscape elements shall be done prior to final approval by the City. In the event corrections cannot be made or an installation cannot be completed prior to issuance of a certificate of occupancy, the City shall require a cash deposit or bond equal in value to the amount of landscaping not completed. A cash deposit is returned only when the City gives final approval of the project.
G.
Carport Structures in Lieu of Required Trees. Shade coverage requirements may be replaced by installing carport structures throughout the parking lot along with shade trees. The use of carport structures shall be approved through the architectural review process. The provision of carports shall not preclude the necessity for providing on-site perimeter landscaping.
H.
The carport design shall be integrated with the project architecture and landscaping, providing space for trees between rows of carports creating an aesthetically well-designed project. Three carport-covered parking spaces shall be considered the equivalent of planting of 1 required tree.
(Ord. 785 9-19-23)
§ 17.56.070 Setback and parkway treatment standards.
Landscape plans for setback and parkway areas shall include, but not be limited to, the following:
A.
Setback and parkway areas shall be properly designed and landscaped in order to establish a high level of development quality while providing for neighborhood identity where appropriate. The design shall utilize uniform street tree planting with complementary landscape materials.
B.
Provide a design, which ensures the desired screening, shading, appearance and compatibility with established setback and parkway areas, including a sensitive transition between diverse landscape types and patterns.
C.
Incorporate mounding within the overall design, with landscaped slopes not exceeding a 3:1 ratio, or 3 feet in height. A minimum of 6 feet of landscaping shall be placed on the exterior of perimeter walls and fences.
D.
Incorporate walls and fences into the landscape design, including the special treatment of meandering walls, and wall breaks or openings where the design shall complement the interior landscaping of the adjacent development.
E.
The appropriateness of street tree varieties and their exact location shall be determined by the Director, who may mark locations on plans and inspect plant material on site, prior to planting. Sidewalks, curb, and gutter, must be clean of debris prior to marking. A 24-hour notice is required for inspection. The size of the street trees shall be 24-inch box specimens. The 24-inch box trees shall be planted as street trees within the public parkway or City property.
(Prior code § 159.28.050; Ord. 785 9-19-23)
§ 17.56.080 Corner treatment standards.
Landscape plans for any development involving corner lots shall include additional special design requirements, including, but not limited to, the following:
A.
A minimum landscape area of 300 square feet for corner areas.
B.
Incorporate significant landscape and water features, including specimen trees, coordination with wall breaks or openings, and special “City entry” image treatment wherever appropriate.
C.
Specimen trees shall be a minimum of 24-inch box size.
D.
Ensure that any corner landscape plan within the traffic safety sight area, shall be designed to protect public safety.
(Prior code § 159.28.060; Ord. 785 9-19-23)
§ 17.56.090 Maintenance of landscaping.
A.
Maintenance of all landscaping shall consist of regular watering, mowing, pruning, fertilizing, clearing of debris and weeds, the removal and replacement of dead plants, and the repair and replacement of irrigation systems and integrated architectural features.
B.
Prior to the issuance of a certificate of occupancy, the landowner may be required to file a maintenance agreement or covenant and easement to enter and maintain, subject to the approval of the City Attorney. The agreement or covenant and easement to enter and maintain shall ensure that if the landowner, or subsequent owners, fails to maintain the required/installed site improvements, the City will be able to file an appropriate lien(s) against the property in order to accomplish the required maintenance.
(Prior code § 159.28.080; Ord. 785 9-19-23)
§ 17.56.100 Water efficient landscaping-Incorporation by reference.
The “2009 Mission Springs Water District Water Efficient Landscaping Guidelines” as adopted and amended by the Mission Springs Water District, establishing effective water efficient landscape requirements, and all appendices, tables, and indices thereto, is adopted and incorporated in this chapter as if fully set out at length in this chapter and the provisions thereof shall be controlling within the limits of the City, pursuant to the provisions of Section 50022 et seq. of the California Government Code.
(Prior code § 162.010; Ord. 515 § 2, 2009; Ord. 785 9-19-23)