To provide reasonable requirements and standards for landscaping along public rights-of-way and within parking lots. The provisions of this chapter are intended to accomplish the following:

A.

To promote an attractive visual environment.

B.

To promote a transition between land uses.

C.

To encourage visual harmony between the landscape and the development.

D.

To reduce energy consumption in buildings by proper plant selection and placement and to decrease high summer temperature by blocking heat and glare.

E.

To screen offensive or unattractive areas from public view.

(Ord. 319 § 1(part), 1987)

A.

These regulations apply to all new construction.

B.

These regulations apply to additions to applicable structures which exceed forty percent of the gross floor area or one thousand square feet, whichever is less. All additions constructed after June 26, 1987, will accumulate to determine eligibility under this requirement.

C.

These regulations shall apply when a previously unpaved parking area is paved.

D.

There will be a landscaped strip four feet wide along the public right-of-way. Exceptions to this requirement, in unusual situations, may be approved by the zoning administrator on a case-by-case basis.

E.

Vegetative matter shall cover seventy-five percent of the required landscaped area. Exceptions to this requirement, in unusual situations, may be approved by the zoning administrator on a case by case basis.

F.

All planters located adjacent to driveways, loading areas, parking lots and sidewalks shall be protected along the parking lot side with curbs or wheel stops. Alternative treatments may be considered.

G.

Planters containing trees shall be not less than four feet by four feet (inside dimension).All other planters shall be not less than two feet (inside dimension) in width.

H.

Existing trees shall be evaluated as to their suitability for retention.

I.

Existing trees shall be protected by planters with a minimum radius of the drip line of the tree or fifty percent of drip line plus modifications to paved area allowing for aeration and water penetration. Alternative treatments will be considered.

J.

All landscaped areas shall be provided with an "in the ground" or drip irrigation system.

K.

A fence or wall when used for required screening shall be seventy-five percent opaque. (See Chapter 17.80.060G).

L.

When wood, masonry, or metal are used for fencing or screening, plants are required every ten feet along the barrier.

M.

Required screen planting shall have a seventy-five percent summer opacity and sixty percent winter opacity within three years of planting.

N.

Trash enclosures shall be screened and designed as approved by the city.

O.

One tree shall be planted at least every thirty- five feet along a public right-of-way. The maximum spacing between trees shall be equal to the mature spread of the trees selected. Special consideration may be given to variety and spacing of trees as they relate to proposed signing of the property.

P.

Trees shall be equivalent to five gallon can size or larger when planted.

Q.

Shrubs shall be equivalent to one gallon can size or larger when planted.

R.

All open industrial storage areas shall be screened from all public rights-of-way and adjacent commercial or residential properties to a height of six feet. Screening may be modified or waived for security reasons with the concurrence of the planning director and the police chief.

S.

Landscape designs which do not meet the specific regulations of this chapter may be approved by the zoning administrator if in his opinion the design meets the intent and purpose of this chapter as set forth in Section 17.76.010.

T.

Landscaping materials shall be contained so as not to spill into the public right-of-way.

U.

Landscaping shall be installed as approved by the city.

V.

Landscaping shall be maintained in a healthy and attractive condition.

(Ord. 319 § 1(part), 1987)

A.

Sight Distance.

1.

No foliage or structural features shall extend into the cross visibility area between three and one-half feet and seven feet above the surface of the public sidewalk.

2.

Cross visibility:

a.

Intersection of Driveways and Public Rights-of-Way. A triangle having one side ten feet long and running along the driveway and one side twenty feet long and running along the public right-of-way, said length beginning at their intersection and the third side formed by a line connecting the two ends.

b.

Intersection of Two Public Rights-of-Ways. A triangle having two sides "x" feet long and running along each public right-of-way, said length beginning at their intersection and the third side formed by a line connecting the two ends.

i.

R zones: x equals twenty feet.

ii.

C-C zone: No requirement.

iii.

C-G zone: x equals twenty feet.

iv.

C-H zone: x equals thirty feet.

v.

C-S zone: x equals thirty feet.

vi.

I zone: x equals twenty feet.

B.

Off-Street Parking Areas. The following requirements shall apply to the uncovered portions of all off-street parking and loading areas:

1.

When an off-street parking area and a public right-of-way are contiguous, a landscaped area shall be provided as described in Section 17.76.020 which effectively screens the parking area to a height of three feet.

2.

Any portion of an off-street parking area which abuts a residential zone shall be screened by a fence or wall not less than six feet in height, except within the front setback area where the fence shall be no higher than three feet.

3.

Landscaping shall be provided along alleys, paths and private streets when they are adjacent to parking and loading areas.

4.

Shade trees shall be planted and evenly distributed within the uncovered portions of the auto parking area so that at the trees maturity, forty percent of the parking stalls and back up area will be in shade at high noon at such time as the trees have full foliage. Main access roads and driveways not used as back-up areas are exempt from this requirement.

5.

Not less than six percent of the interior area of all auto parking lots shall be devoted to permanent landscaping and except for trees shall not exceed a height of three feet. Main access roads and driveways not used as back-up areas are exempt from this requirement.

6.

Interior landscaping shall not be required in industrial zones except for auto parking areas.

7.

Landscaping at driveway entrances used by trucks shall be protected by pipes, bollards or other suitable means.

(Ord. 435 § 5, 2007; Ord. 319 § 1(part), 1987)

(Ord. No. 447-A, § 5, 7-27-2009)

A.

Plan. Three sets of landscape plans at an appropriate scale shall be submitted showing:

1.

Property lines and public utility easements;

2.

Dimensions;

3.

Structures, street lights, poles, transformers, etc.;

4.

Irrigation system and estimated water usage per month;

5.

Trash enclosures;

6.

Existing natural features, including trees to be retained and buildings on adjoining parcels;

7.

Grading plan, including:

a.

Finished planter elevations,

b.

Grade differentials with adjoining properties,

c.

Retaining walls, if any,

d.

Location of on-site trench drains,

e.

Percentage of grade of any mounds;

8.

Plant list, including:

a.

Botanical and common names,

b.

Identification tags for each different species,

c.

Quantities of each species,

d.

Container sizes,

e.

Mature spread and height of trees and shrubs,

f.

Rate of growth (fast, moderate, slow);

9.

Shade coverage and interior landscaping coverage calculations.

B.

Approval. Landscape plans must be approved by the planning director prior to issuance of a building permit and work completed prior to occupancy (see Section 17.76.050).

(Ord. 319 § 1(part), 1987)

No certificate of occupancy shall be issued for any project for which landscaping is required pursuant to Section 17.76.020, or as required by the planning commission, until all landscaping and improvements shown on the approved plans have been completed. The building official may issue a temporary certificate of occupancy, where completion of the landscaping work is delayed because of adverse weather or the season of the year, upon execution of an agreement with the city and providing a cash deposit or letter of credit in an amount equal to the cost of completing the work. If landscaping differs from that shown on the approved plans, as built plans shall be submitted and approved prior to occupancy.

(Ord. 319 § 1(part), 1987)

All required landscaping and structural features, whether in existence on the effective date of this title or installed after said date, shall be maintained in a healthy and attractive condition. Maintenance shall include but is not limited to watering, fertilizing, weeding, cleaning, pruning, trimming, spraying and cultivating. For purposes of enforcement, the occupant of the property, whether he be the owner, lessor or tenant, shall be responsible for such maintenance. In the case of a vacant building the owner shall be responsible for such maintenance. Replacement of dead, dying or damaged plants, shrubs and trees shall be in conformance with the original approved landscape plan. Prior to the reoccupancy of a building with existing land scaping all portions of damaged or defective irrigation systems, dead, dying or damaged turf, plants, shrubs and trees shall be replaced.

(Ord. 319 § 1(part), 1987)