A.   Provision Of Facilities: At the time of erection of a new structure or at the time of enlargement of an existing structure, off street parking and loading shall be provided as specified in this chapter, unless greater requirements are otherwise established. Federal requirements for provisions of parking facilities for handicapped persons shall be met. (Ord. 555-05, 6-11-2005)

   B.   Parking Space Maintenance: The provision and maintenance of off street parking and loading spaces are continuing obligations of the property owner. No building permit shall be issued until plans are presented to the city that show property that is and will remain available for exclusive use as off street parking and loading space. The subsequent use of the property shall be conditional upon the continuing availability of the amount of parking and loading space required by this chapter.

   C.   Structure Occupancy: If several uses occupy a single structure or parcel of land, the total requirements for off street parking shall be the sum of the requirements of the several uses computed separately.

   D.   Total Requirements: Where several uses occupy a single structure or parcels of land, or where two (2) or more adjacent parcels share an access or are connected by a cross access, shared parking shall be permitted, and a reduction in required parking spaces granted, if peak demands do not occur at the same time period.

   E.   Downtown District Parking: Parking requirements would maintain adequate downtown parking, based on the following requirements:

      1.   In the downtown district the amount of off street parking required will be reduced by one off street parking space for every on street parking space adjacent to the development. Curb space must be connected to the lot which contains the use.

      2.   Credited on street parking is not for the exclusive use to the development it credits.

      3.   Off site parking and shared parking shall be allowed in the downtown district.

      4.   The number of parking spaces required for development in the downtown district may be modified by the planning commission if it can be demonstrated that the required number of spaces as required in subsection 11-9-2A of this chapter is excessive.

      5.   Use of alley parking shall be encouraged.

   F.   Parking Space Location: Required parking spaces may be located on a parcel other than the parcel being developed, provided that the following requirements are met:

      1.   The owner of the property being developed has obtained, recorded and placed on file with the city a contract with the owner of the property proposed to be used for the parking, clearly agreeing to the other's use, so long as the business being developed continues to remain in existence.

      2.   The parking area is within one-fourth (1/4) mile of the proposed development and the total parking area assigned to the development meets all other requirements.

      3.   The applicant has paid a fee to the city (with city approval) for future construction of a parking facility sufficient to cover the cost of providing for the number of spaces required (applies to downtown commercial area only).

   G.   Parking Stall Standards And Dimensions: See table A, "Parking Requirements", and table B, "Disabled Persons Parking Spaces" of this section.

   TABLE A. PARKING REQUIREMENTS

   Minimum Parking Space And Aisle Dimensions

 

   TABLE B. DISABLED PERSONS PARKING SPACES

   Minimum Number Of Accessible Parking

   Spaces ADA Standards For Accessible Design

 

Notes:

   1.    1 out of every 8 accessible spaces.

   2.    7 out of every 8 accessible parking spaces.

(Ord. 542, 8-11-2003)

Where floor area is specified, that area shall be gross floor area of the structure, exclusive of any area devoted to off street parking or loading. Where the number of employees is used to determine parking requirements, persons counted shall be those intended to be working on the premises, including proprietors, during the largest shift in peak season. Fractional requirements shall be counted as a whole space. The specifications for parking spaces for enlargement of existing structures are measured by the enlargement or by the number of additional employees attributable to the enlargement, not the structure as a whole. If the property contains enough parking to meet the parking requirements prior to the enlargement plus the parking requirements attributable to the enlargement, no additional parking shall be required. (Ord. 555-05, 6-11-2005)

Unless stated elsewhere under this chapter, bicycle parking shall be provided for each commercial business or residential facility at the rate of one bicycle parking space per twenty (20) motor vehicle parking spaces.

   A.   Parking Spaces Are Required As Follows:

 

   B.   School Bus Loading Areas: Each school having a capacity of over twenty five (25) pupils shall have a driveway designed for a continuous forward flow of passenger vehicles for the purpose of loading and unloading children.

   C.   Residential Parking: Off street residential occupant parking shall be provided for each dwelling unit. No parking shall be allowed in the front yards of the dwelling units other than on a driveway. Parking may be allowed in one side yard of a dwelling unit if the vehicle does not create a fire or safety hazard and adequate passage to the rear yard is provided by the other side yard. Trucks used in a business, if parked at a residence, shall be parked on the lot of the dwelling unit and shall meet the requirements of this chapter.

   D.   Bicycle Racks: Bicycle spaces shall be racks anchored so that they cannot be easily removed. Racks shall be designed so that at least one wheel and the frame of a bicycle can be locked securely to it with a heavy chain, cable or padlock. Bicycle racks shall be clearly labeled as available for bicycles and shall be located to be at least as convenient as the most convenient car parking, and as close to the desired entrances as possible without interfering with pedestrian traffic. Bicycle and auto parking areas should be separated by some form of barrier to eliminate the possibility of a bike being hit by a car. (Ord. 542, 8-11-2003)

Owners of two (2) or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the hours of operation do not overlap; providing, that the owners present to the planning commission legal evidence of such arrangement in the form of a lease, deed or contract. (Ord. 542, 8-11-2003)

Any off street loading other than school buses shall be located such that there is no interference with traffic on any street other than an alley. (Ord. 542, 8-11-2003)

Requirements for types of buildings and uses not specifically listed herein shall be determined by the planning commission, based upon the requirements of comparable uses listed. (Ord. 542, 8-11-2003)

   A.   All off street parking spaces and driveways, except those single-family residences, shall be hard surfaced with concrete, asphalt, cement, oil mat or similar surface which is resistant to dust and mud. Type and thickness of this hard surface must be approved by the city engineer.

   B.   Surfaces other than asphalt and concrete in the downtown district shall require a conditional use approval through the planning commission. (Ord. 542, 8-11-2003)

   A.   Intent And Purpose: The intent of this section is to manage access to land development while preserving the flow of traffic in terms of safety, capacity, functional classification, and level of service.

Major roadways, including highways, arterials, and collectors serve as the primary network for moving people and goods. These transportation corridors also provide access to businesses and homes and have served as the focus for commercial and residential development. If access points are not properly designed, these roadways will be unable to accommodate the needs of development and retain their primary transportation function. This section balances the right of reasonable access to private property with the right of the citizens of the city of Heppner and the state of Oregon to safe and efficient travel.

This section shall apply to all public roadways within the city of Heppner and to all properties that abut these roadways.

This section is adopted to implement the access management policies of the city of Heppner as set forth in the transportation system plan.

   B.   Driveways: Groups of more than four (4) off street parking spaces shall be served by a driveway or aisle so that no backing movements or other maneuvering within a street other than an alley will be required. Driveways or aisles shall be clearly and permanently marked and defined through the use of bumper rails, fences, painting, walls or other appropriate markers and shall not be considered as parking spaces.

   C.   Main Street Access: No new access on Main Street between Church and Cannon Streets. Where property is accessible by alleys or by side street, Main Street access will be eliminated at the time of redevelopment.

   D.   Designation Of Streets: The City Planning Commission shall designate all City streets and State highways classified as local, collector, or arterial as an access management roadway. When a development is proposed along an access management roadway, the Planning Director shall review the development to see if it meets the requirements of this subsection. (Ord. 542, 8-11-2003)

   E.   Access Standards: Uses and developments permitted outright or conditionally in the underlying zone shall be permitted if they comply with the access spacing standards shown in table 15 and table 16 of the Transportation System Plan. In cases where physical constraints or unique site characteristics limit the ability for these access spacing standards to be met, the City retains the right to grant an access spacing variance. Approval for an access spacing variance is subject to criteria and procedures for variances found in chapter 6 of this title. (Ord. 582-18, 10-8-2018)

   F.   Access Connection And Driveway Design: Driveways shall meet the following standards:

      1.   Private Access Driveway Width Standards: All private access driveways shall meet the following standards. Those that do not meet these standards shall require an access variance.

 

 

         a.   If the driveway is a one-way in or one-way out drive, then the driveway shall be a minimum width of ten feet (10') and shall have appropriate signage designating the driveway as a one-way connection.

      2.   Driveway Approaches: Driveway approaches must be designed and located to provide an exiting vehicle with an unobstructed view. Construction of driveways along acceleration or deceleration lanes and tapers shall be avoided due to the potential for vehicular weaving conflicts.

      3.   Driveway Length: The length of driveways shall be designed in accordance with the anticipated storage length for entering and exiting vehicles to prevent vehicles from backing into the flow of traffic on the public street or causing unsafe conflicts with on site circulation.

   G.   Nonconforming Access Features:

      1.   Legal access connections in place as of August 11, 2003, that do not conform with the standards herein are considered nonconforming features and shall be brought into compliance with applicable standards under the following conditions:

         a.   When new access connection permits are requested;

         b.   Change in use or enlargements or improvements that will increase trip generation.

   H.   Joint And Cross Access:

      1.   Adjacent commercial or office properties classified as major traffic generators (shopping plazas, office parks), shall provide a cross access drive and pedestrian access to allow circulation between sites.

      2.   A system of joint use driveways and cross access easements shall be established wherever feasible and shall incorporate the following:

         a.   A continuous service drive or cross access corridor extending the entire length of each block served to provide for driveway separation consistent with the access management classification system and standards.

         b.   A design speed of ten (10) mph and a maximum width of twenty feet (20') to accommodate two-way travel aisles designated to accommodate automobiles, service vehicles, and loading vehicles.

         c.   Stub-outs and other design features to make it visually obvious that the abutting properties may be tied in to provide cross access via a service drive;

         d.   A unified access and circulation system plan for coordinated or shared parking areas is encouraged.

      3.   Shared parking areas shall be permitted and a reduction in required parking spaces if peak demands do not occur at the same time periods.

      4.   Pursuant to this section, property owners shall:

         a.   Record an easement with the deed allowing cross access to and from other properties served by the joint use driveways and cross access or service drive;

         b.   Record an agreement with the deed that remaining access rights along the roadway will be dedicated to the city and preexisting driveways will be closed and eliminated after construction of the joint use driveway;

         c.   Record a joint maintenance agreement with the deed defining maintenance responsibilities of property owners.

      5.   The city may reduce required separation distance of access points where they prove impractical, provided all of the following requirements are met:

         a.   Joint access driveways and cross access easements are provided in accordance with this section.

         b.   The site plan incorporates a unified access and circulation system in accordance with this section.

         c.   The property owner enters into a written agreement with the city, recorded with the deed, that preexisting connections on the site will be closed and eliminated after construction of each side of the joint use driveway.

      6.   The city may modify or waive the requirements of this section where the characteristics or layout of abutting properties would make a development of a unified or shared access and circulation system impractical.

   I.   Pedestrian Access And Circulation:

      1.   On site facilities shall be provided that accommodate safe and convenient pedestrian and bicycle access within new subdivisions, multi-family developments, planned development, shopping centers, and commercial districts, and connecting to adjacent residential areas and neighborhood activity centers within one-half (1/2) mile of the development. Residential developments shall include streets with sidewalks and accessways. Pedestrian circulation through parking lots shall be provided in the form of accessways.

      2.   Internal pedestrian circulation shall be provided in new commercial, office, and multi-family residential developments through the clustering of buildings, construction of hard surface walkways, landscaping, accessways, or similar techniques.

      3.   Cul-de-sacs or permanent dead end streets may be used as part of a development plan; however, through streets are encouraged except where topographical, environmental, or existing adjacent land use constraints make connecting streets infeasible. Where cul-de-sacs are planned, accessways shall be provided connecting the ends of cul-de-sacs to each other, to other streets, or to neighborhood activity centers.

      4.   Accessways for pedestrians and bicyclists shall be ten feet (10') wide and located within a twenty foot (20') wide right of way or easement. If the streets within the subdivision are lighted, the accessways shall also be lighted. Stairs or switchback paths may be used where grades are steep.

   J.   Requirements For Phased Development Plans:

      1.   In the interest of promoting unified access and circulation systems, development sites under the same ownership or consolidated for the purposes of development and comprised of more than one building site shall be reviewed as single properties in relation to the access standards of this section. The number of access points permitted shall be the minimum number necessary to provide reasonable access to these properties, not the maximum available for that frontage. All necessary easements, agreements, and stipulations shall be met. This shall also apply to phased development plans. The owner and all lessees within the affected area are responsible for compliance with the requirements of this section and both shall be cited for any violation.

      2.   All access must be internalized using the shared circulation system of the principal development or retail center. Driveways shall be designed to avoid queuing across surrounding parking and driving aisles.

   K.   Preliminary Submittal Requirements: Applicants must submit a preliminary site plan for review by the city, prior to receiving an access or zoning permit.

   L.   Required Traffic Studies: All land use actions, new developments, and/or redevelopments accessing the transportation system will need to provide traffic impact studies to the city and appropriate agencies (Morrow County and/or ODOT) if the proposed land use meets one or more of the following traffic impact study thresholds. A traffic impact study will not be required of a development that does not exceed the stated thresholds. All traffic impact studies will need to be prepared by a registered professional engineer.

      1.   Trip generation threshold: Fifty (50) newly generated vehicle trips (inbound and outbound) during the adjacent street peak hour.

      2.   Mitigation threshold: Installation of any traffic control device and/or construction of any geometric improvements that will affect the progression or operation of traffic traveling, entering, or existing on the highway.

      3.   Heavy vehicle trip generation threshold: Twenty (20) newly generated heavy vehicle trips (inbound and outbound) during the day.

The trip generation estimates should be based on the latest edition of the "Institute Of Transportation Engineers Trip Generation Manual". The city may use alternative data when, in the city manager's opinion, the alternative data is more reliable and realistic for a particular development than those identified by the latest trip generation manual.

      4.   The developer shall be required to mitigate impacts attributable to the project. The determination of impact or effect and the scope of the impact shall be coordinated with the provider of the affected transportation facility.

   M.   Review Criteria: See section 11-9-15.2.

   N.   Access Variances: Access points not meeting the specified spacing requirements for the facility will require an access variance. The access variance will be reviewed by ODOT for proposed Highway 207/74 access driveways and by the city of Heppner or Morrow County for all other facilities within the urban growth boundary. Variances will be allowed under the following conditions:

      1.   The parcel's highway frontage, topography, or location would otherwise preclude issuance of a conforming access point.

      2.   Alternative access (crossover easement, shared side street, and/or rear access) is not available to a parcel.

An approved access variance will provide the parcel with a conditional access permit. The conditional access permit will remain valid until a neighboring (adjacent or across the highway) piece of property goes through a land use action or alternative access is provided. The city, county or ODOT will then have the right to either relocate the conditional access driveway to align with an opposing driveway, eliminate the access and provide crossover access, or consolidate the access with an adjacent parcel.

      3.   The granting of the variation shall be in harmony with the purpose and intent of these regulations and shall not be considered until every feasible option for meeting access standards is explored. Applicants shall include proof that:

         a.   Indirect or restricted access cannot be obtained.

         b.   No engineering or construction solutions can be applied to mitigate the condition.

         c.   No alternative access is available to a facility of a lower functional classification. No variance shall be granted where such hardship is self-created.

   O.   Approval Conditions: Once the city has reviewed the elements identified in subsection L, "Required Traffic Studies", of this section the city should determine whether the proposed land use action should be conditioned with one or more of the following items in order to maintain the existing operation and safety of existing facilities and provide the necessary right of way and improvements to develop the future planned transportation system:

      1.   Dedication of land for streets, transit facilities, sidewalks, bikeways, paths, or accessways shall be required where the existing transportation system will be impacted by or is inadequate to handle the additional burden caused by the proposed use.

      2.   Improvements such as paving, curbing, installation or contribution to traffic signals, construction of sidewalks, bikeways, accessways, paths, or streets that serve the proposed use where the existing transportation system may be burdened by the proposed use.

      3.   Crossover easement agreements will be required on all compatible parcels (topography, access, and land use) to facilitate future access between adjoining parcels.

      4.   Conditional access permits will be issued on new developments that have proposed access points that do not meet the designated access spacing policy and/or have the ability to align with opposing access driveways.

      5.   Right of way dedications will be required to facilitate the future planned roadway system in the vicinity of the proposed development.

      6.   Half street improvements (sidewalks, curb and gutter, bike lanes/paths, and/or travel lanes) should be provided along site frontages that do not have full build out improvements in place at the time of development.

   P.   Connectivity:

      1.   The street system of proposed developments and subdivisions shall be designed to connect with existing, proposed, and planned streets outside of the subdivision as provided in this section. To ensure continuation of the existing street grid and a pedestrian friendly scale of the city blocks, block lengths in excess of three hundred feet (300') and block perimeters in excess of one thousand two hundred feet (1,200') are prohibited for residential development. For commercial and industrial development the block lengths may be greater and must be approved by the planning commission.

      2.   Wherever a proposed development abuts unplatted land or future development phase of the same development, street stubs shall be provided to provide access to abutting properties or to logically extend the street system into the surrounding area. All street stubs shall be provided with a temporary turnaround unless specifically exempted by the public works director, and the restoration and extension of the street shall be the responsibility of any future developer of the abutting land.

      3.   Minor collector and local residential access streets shall connect with surrounding streets to permit the convenient movement of traffic between residential neighborhoods or facilitate emergency access and evacuation. Connections shall be designed to avoid or minimize through traffic on local streets. Appropriate design and traffic control such as four-way stops and traffic calming measures are the preferred means of discouraging through traffic.

   Q.   Approvals And Notices:

      1.   Permits for accesses to state highways shall be subject to review and approval by ODOT.

      2.   ODOT and Morrow County public works department shall be notified of all land use actions on or adjacent to a state or county facility or action that may impact such facilities.

   R.   State Projects; Review: For state projects that require an environmental impact study (EIS) or environmental assessment (EA), the draft EIS or EA shall serve as the documentation for local land use review, if local review is required.

   S.   Standards For Transportation Improvements:

      1.   Uses Permitted Outright: Except where otherwise specifically regulated by this title, the following improvements are permitted outright:

         a.   Normal operation, maintenance, repair, and preservation activities of existing transportation facilities.

         b.   Installation of culverts, pathways, medians, fencing, guardrails, lighting, and similar types of improvements within the existing right of way.

         c.   Projects specifically identified in the transportation system plan as not requiring further land use regulation.

         d.   Landscaping as part of a transportation facility.

         e.   Emergency measures necessary for the safety and protection of property.

         f.   Acquisition of right of way for public roads, highways, and other transportation improvements designated in the transportation system plan except for those that are located in exclusive farm use or forest zones.

         g.   Construction of a street or road as part of an approved subdivision or land partition approved consistent with the applicable land division ordinance.

      2.   Conditional Uses Permitted:

         a.   Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are not improvements designated in the transportation system plan or not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review, shall comply with the transportation system plan and applicable standards, and shall address the following criteria. For state projects that require an environmental impact statement (EIS) or environmental assessment (EA), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria:

            (1)   The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.

            (2)   The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.

            (3)   The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.

            (4)   Project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this title.

         b.   Construction of rest areas, weigh stations, temporary storage, and processing sites (counties only).

         c.   If review under this section indicates that the use or activity is inconsistent with the transportation system plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

      3.   Time Limitation On Transportation Related Conditional Use Permits: Authorization of a conditional use shall be void after a period specified by the applicant as reasonable and necessary based on season, right of way acquisition, and other pertinent factors. This period shall not exceed three (3) years.

   T.   Amendments To Comprehensive Plan: Amendments to the comprehensive plan and land use regulations which significantly affect a transportation facility shall assure that allowed land uses are consistent with the function, capacity, and level of service of the facility identified in the transportation system plan. This shall be accomplished by one of the following:

      1.   Limiting allowed land uses to be consistent with the planned function of the transportation facility;

      2.   Amending the transportation system plan to ensure that existing, improved, or new transportation facilities are adequate to support the proposed land uses consistent with the requirement of the transportation planning rule; or

      3.   Altering land use designations, densities, or design requirements to reduce demand for automobile travel and meet travel needs through other modes. (Ord. 542, 8-11-2003)

   A.   Clear Vision Areas: A clear vision area shall be maintained on the corners of all property at the intersection of two (2) streets or a street and a railroad.

      1.   A clear vision area shall consist of a triangular area, two (2) sides of which are lot lines measured from the corner intersection of the street lot lines for a distance specified in this subsection A, or where the lot lines have rounded corners, the lot lines extended in a straight line to a point of intersection and so measured and the third side of which is a line across the corner of the lot joining the nonintersecting ends of the other two (2) sides.

      2.   A clear vision area shall contain no planting, fence, wall, structure or temporary or permanent obstruction exceeding two and one-half feet (21/2') in height, measured from the top of the curb or, where no curb exists, from the established street centerline grade; except, that trees exceeding this height may be located in this area, provided all branches and foliage are removed to a height of eight feet (8') above the grade.

      3.   The following measurements shall establish clear vision areas:

         a.   In a residential zone, the minimum distance shall be thirty feet (30') or, at intersections including an alley, ten feet (10').

         b.   In all other zones where yards are required, the minimum distance shall be fifteen feet (15') or at intersections including an alley, ten feet (10'); except, that when the angle of intersection between streets other than an alley is less than thirty degrees (30°), the distance shall be twenty five feet (25').

         c.   Where no yards are required, the minimum distance shall be as in subsection A3b of this section and buildings may be constructed within the clear vision area; providing, that any portion of the structure within the clear vision area is more than eight feet (8') above the top of the curb or street centerline grade and is supported by not more than two (2) columns not more than eight inches (8") in diameter.

   B.   Ground Cover Requirements: Any property in an R-1, R-2, R-3, DD or C zone shall be paved or planted with ground cover, trees and bushes or landscaped so as to prevent any dust blowing from the property. Such plantings shall be in place within six (6) months after completion of the structure. (Ord. 542, 8-11-2003)

   A.   Purpose: This section is to promote community health, safety and welfare by protecting natural vegetation, and setting development standards for landscaping, street trees, fences and walls. Together these elements of the natural and built environment contribute to the visual quality, environmental health and character of the community. Trees provide climate control through shading during summer months and wind screening during winter. Trees and plants can also buffer pedestrians from traffic. Walls, fences, trees and other landscape materials also provide vital screening and buffering between land uses. Landscaped areas help to control surface water drainage and can improve water quality, as compared to paved or built surfaces.

   B.   Applicability: All development requiring an approval shall be required to meet this section on landscaping.

   C.   Standards: The minimum percentage of required landscaping shall be ten percent (10%) of the site, except in a DD zone where there is no minimum landscape requirement.

   D.   Landscape Materials: Landscape materials include trees, shrubs, ground cover plants, nonplant ground covers, and outdoor hardscape features, as described below:

      1.   Natural Vegetation: Natural vegetation shall be preserved or planted where practicable.

      2.   Plant Selection: A combination of trees, shrubs and ground covers shall be used for all planted areas, the selection of which shall be based on local climate, exposure, water availability, and drainage conditions. As necessary, soils shall be amended to allow for healthy plant growth.

      3.   Invasive Plants: Invasive plants shall be prohibited.

      4.   Hardscape: Hardscape features (patios, decks, plazas, etc.) may cover up to five percent (5%) (100 percent in DD zone) of the required landscape area. Swimming pools, sports courts and similar active recreation facilities may not be counted toward fulfilling the landscape requirement. (In the DD zone hardscape features may make up 100 percent of the required landscape area.)

      5.   Nonplant Ground Covers: Bark dust, chips, aggregate or other nonplant ground covers may be used, but shall cover no more than twenty five percent (25%) of the area to be landscaped.

      6.   Tree Size: Trees shall be a minimum of two and one-half inch (21/2") caliper diameter at breast height at time of planting.

      7.   Shrub Size: Shrubs shall be planted from two (2) gallon containers or larger.

      8.   Ground Cover Size: Ground cover plants shall be sized and spaced so that they grow together to cover fifty percent (50%) of the underlying soil within one to two (2) years.

      9.   Existing Vegetation: Significant vegetation which is existing may be preserved, and may be credited toward meeting the minimum landscape area standards. Credit shall be granted on a per square foot basis. The street tree standards may be waived when existing trees preserved within the front yard provide the same or better shading and visual quality as would otherwise be provided by street trees.

      10.   Storm Water Facilities: Storm water facilities (detention/retention ponds and swales) shall be landscaped with water tolerant, native plants.

   E.   Landscape Design Standards: All yards, parking lots and required street tree planter strips shall be landscaped and shall meet the requirements of section 11-9-8 of this chapter. Landscaping shall be installed with development to provide erosion control, visual interest, buffering, privacy, open space and pathway identification, shading and wind buffering, based on the following standards:

      1.   Yard Setback Landscaping In C, DD, And I Zones: Landscaping shall satisfy the following criteria:

         a.   Provide visual screening and privacy within side and rear yards; while leaving front yards and building entrances mostly visible for security purposes;

         b.   Use shrubs and trees as windbreaks, as appropriate;

         c.   Retain natural vegetation, as practicable;

         d.   Define pedestrian pathways and open space areas with landscape materials;

         e.   Provide focal points within a development, such as signature trees (large or unique trees), hedges and flowering plants;

         f.   Use trees to provide summer shading within common open space areas, and within front yards when street trees cannot be provided;

         g.   Use a combination of plants for year long color and interest;

         h.   Use landscaping to screen outdoor storage and mechanical equipment areas, and to enhance graded areas such as berms, swales and detention/retention ponds.

      2.   Parking Areas: A minimum of eight percent (8%) of the combined area of all parking areas, as measured around the perimeter of all parking spaces and maneuvering areas, shall be landscaped. Such landscaping shall consist of an evenly distributed mix of shade trees with shrubs and/or ground cover plants. "Evenly distributed" means that the trees and other plants are distributed around the parking lot perimeter and between parking bays to provide a partial canopy. At a minimum, one tree per five (5) parking spaces total shall be planted to create a partial tree canopy over and around the parking area. All parking areas with more than twenty (20) spaces shall include landscape islands with trees to break up the parking area into rows of not more than ten (10) contiguous parking spaces. All landscaped areas shall have minimum dimensions of five feet by five feet (5' x 5') to ensure adequate soil, water, and space for healthy plant growth.

      3.   Buffering And Screening Required: Buffering and screening are required under the following conditions:

         a.   Parking/Maneuvering Area Adjacent To:

            (1)   Streets And Drives: Where a parking or maneuvering area is adjacent and parallel to a street or driveway, a decorative wall (masonry or similar quality material), arcade, trellis, evergreen hedge, or similar screen shall be established parallel to the street or driveway. The required wall or screening shall provide breaks, as necessary, to allow for access to the site and sidewalk by pedestrians via pathways. The design of the wall or screening shall also allow for visual surveillance of the site for security. Evergreen hedges used to comply with this standard shall be a minimum of thirty six inches (36") in height at maturity, and shall be of such species, number and spacing to provide the required screening within two (2) years after planting. Any areas between the wall/hedge and the street/driveway line shall be landscaped with plants or other ground cover. All walls shall be maintained in good condition, or otherwise replaced by the owner.

            (2)   Building: Where a parking or maneuvering area, or driveway, is adjacent to a building, the area shall be separated from the building by a raised pathway, plaza, or landscaped buffer no less than three feet (3') in width. Raised curbs, bollards, wheel stops, or other design features shall be used to protect buildings from being damaged by vehicles. When parking areas are located adjacent to residential ground floor living space, a landscape buffer is required to fulfill this requirement.

         b.   Screening Of Mechanical Equipment, Outdoor Storage, Service And Delivery Areas, And Automobile Oriented Uses: All mechanical equipment, outdoor storage manufacturing, and service and delivery areas, shall be screened from view from all public streets and residential districts. Screening shall be provided by one or more of the following: decorative wall (masonry or similar quality material), evergreen hedge, nonsee-through fence, or a similar feature that provides a nonsee-through barrier. Walls, fences, and hedges shall comply with the vision clearance requirements and provide for pedestrian circulation.

   F.   Maintenance And Irrigation: The use of drought tolerant plant species is encouraged, and may be required when irrigation is not available. Irrigation shall be provided for plants that are not drought tolerant. If the plantings fail to survive, the property owner shall replace them with an equivalent specimen (evergreen shrub replaces evergreen shrub, deciduous tree replaces deciduous tree). All other landscape features required by this code shall be maintained in good condition, or otherwise replaced by the owner. (Ord. 542, 8-11-2003)