Kimberling City City Zoning Code
ARTICLE VI
Site Development Regulations
Section 400.611 Intent.
[Ord. No. 509, 8-11-2021]
A.
The regulations of this Section are intended to ensure provision of off-street parking and loading facilities in rough proportion to the generalized parking, loading, and transportation demands of different land uses. By requiring such facilities, it is the intent of the Section to help avoid the negative impacts associated with spillover parking into adjacent neighborhoods, while at the same time avoiding the negative environmental and urban design impacts that can result from parking lots and other vehicular use areas. The provisions of this Section are also intended to help protect the public health, safety, and general welfare by:
1.
Helping avoid and mitigate traffic congestion;
2.
Encouraging multi-modal transportation options and enhanced pedestrian safety;
3.
Providing methods to help reduce stormwater runoff and the heat island effect of large paved parking areas; and
4.
Providing flexible methods of responding to the transportation and access demands of various land uses in different areas of the City.
Section 400.612 General Provisions.
[Ord. No. 509, 8-11-2021]
A.
In all districts in connection with ever use, sufficient off-street parking spaces shall be provided to accomplish the principles set forth in this Chapter and to meet the parking demands generated by residents, employees, company officials, company vehicles and customers. Required parking spaces shall be located on the lot on which the principal use is located except as provided in this Chapter.
B.
Each application for a building permit, zoning permit or variance shall include plans for at least the minimum number of parking spaces as herein required. Plans shall include information as to location and dimensions of off-street parking spaces and the means of access to the spaces. The Administrative Official shall not approve any application until he/she determines that the requirements if this Chapter are met in the plans.
C.
Each off-street parking space shall contain not less than two hundred (200) square feet in area with a minimum width of ten (10) feet and a minimum length of twenty (20) feet exclusive of access and circulation aisles. Areas normally used for drive-in customer service such as drive-in windows and gas pump service areas shall not be counted in computing required parking spaces.
Section 400.613 Minimum Number Of Spaces Required.
[Ord. No. 509, 8-11-2021]
A.
The minimum number of required spaces shall be determined by the following criteria: Parking spaces shall be arranged, whenever practical, so that tandem parking of vehicles is not necessary except for a short period of time. Sufficient spaces shall be provided for parallel parking of vehicles off street. In addition, a developer shall evaluate his/her own needs to determine if they are greater than the minimum specified in this Chapter. According to the table below:
Use Category | Use Type | Parking Requirement (number of spaces) |
|---|---|---|
Household Living | ||
Single-family dwellings | 2 per dwelling unit | |
Two-family dwellings | 2 per dwelling unit | |
Multi-family dwellings | 1.5 per bedroom | |
Condominiums | 2 per dwelling unit | |
Residential-Manufactured Home Community | 2 per dwelling unit | |
Group Living | ||
Rooming houses and boarding houses | 1 for each 2 employees and 1 per 2 beds | |
Motels and hotels | 1 for each 2 employees and 1 per room | |
Community Services | ||
Churches | 1 for 3 seats in the principal place of assembly | |
Community centers and libraries | 10 parking spaces, plus 1 additional space for each 300 square feet of floor area in excess of 2,000 square feet | |
Funeral homes | 1 for every 4 seats | |
Cultural facilities, including art galleries, museums, or planetariums | 1 per 400 square feet of gross floor area | |
Educational Facilities | ||
Health Care Facilities | ||
Hospitals | 2 for each 3 employees and 1 for 4 patient beds | |
Offices | ||
Home occupation | 1 parking spaces in addition to residential requirements | |
Office buildings, banks and similar institutions | 3 per 1,000 square feet of floor area | |
Recreation and Entertainment, Outdoor | ||
Stadium | 1 for every 4 spectator seats | |
Golf courses | 20 parking spaces | |
Recreation and Entertainment, Indoor | ||
Pool halls, bowling alleys and similar recreational facilities | 1 per 300 square feet of gross floor area | |
Theatres | 1 for every 2 seats | |
Retail/Commercial Services | ||
Retail business and service establishments | 1 for each business vehicle and 1 for each 250 square feet of gross floor area | |
Restaurant and cafe | 1 per 3.5 seats, plus 1 for each 2 employee | |
Night club or similar establishment | 1 for every 3 persons of capacity | |
Wholesale, retail and commercial storage | 1 for each 2 employees based upon the largest working shift in any 24 hour period and 1 for each company vehicle stored at site | |
Vehicles and Equipment | ||
Service stations | 2 for gas pump and 2 for each grease rack | |
Auto sales and garages | 1.5 per employee, 1 per maintenance stall | |
Industrial Service | ||
Section 400.614 Flexible Parking Where Fractional Spaces Result, The Parking Spaces Required Shall Be Construed To Be The Nearest Whole Number.
[Ord. No. 509, 8-11-2021]
A.
The parking space requirement for a use not specifically mentioned herein shall be the same as required for a use of similar nature as determined by the Planning and Zoning Commission.
B.
In the case of mixed or joint uses, the parking spaces required shall equal the sum of the requirements of the various uses computed separately, unless provided for in Section 400.615 below.
1.
Parking Spaces — Requirements. All parking spaces, parking lots and parking areas required herein shall be located on the same lot with the building or use served; except that, within "C," "I" and "O" zoning only, where an increase in the number of parking spaces is required by a change or enlargement of use, or where such parking spaces are provided collectively or used jointly by two (2) or more buildings or establishments, the required parking spaces may then be located and maintained no more than four hundred (400) feet from the building(s), establishment(s) or use served, in the same "C," "I" and "O" zoning, and owned by the same party(ies) as the owner(s) or leasee(s) of the lot, building(s), establishment(s) or use served.
2.
In any case where the required parking spaces are not located on the same lot with the building or use served or where such spaces arc collectively or jointly provided and used, a written agreement thereby assuring their retention for such purposes shall be properly drawn and executed by the parties concerned, approved as to form and executed by the City Attorney and shall be filed with the application for a building permit.
3.
Parking In Front Yards. No off-street parking shall be permitted in the required front yard of any "C-1" District. Off-street parking space may be located within the required front yard of a "C-2" or "C-3" or "I" Zoning District. No off-street parking shall be permitted in any "R" Zoning District except upon a driveway providing access to a garage, carport or a parking space for the dwelling. No community parking shall be allowed in any "R" Zoning District except for those designed for City-approved public parks or playgrounds and other City-designated place(s).
Section 400.615 Shared Parking.
[Ord. No. 509, 8-11-2021]
A.
The Administrative Officer May Allow Shared Parking. Shared parking shall mean that the required spaces provided for one (1) use may also be credited as required spaces for a complementary use. A permanent and irrevocable easement of the parking facilities in favor of the use to be benefited thereby shall be dedicated and recorded in the Stone County records as a condition of such use. Shared parking shall meet the following conditions:
1.
Proximity To Use. Shared parking spaces shall be located within six hundred (600) linear feet of the primary entrance of all uses served as measured along the shortest legal, practical walking route. This route may include crossing a right-of-way, provided that it uses a legal crosswalk. Such distance shall not apply if a remote parking shuttle bus service is provided and approved as part of a development approval. Shared parking spaces shall not be separated from the use they serve by an arterial or collector street with a right-of-way greater than or equal to fifty (50) feet. In addition, adequate and safe pedestrian access must be provided from and to the shared parking areas.
2.
Same Or More Intensive Use. A shared parking area shall be located on a site with the same or more intensive zone district classification than required for the primary uses served.
3.
Calculating Shared Parking.
a.
Where two (2) land uses listed in separate use categories in Section 400.515, Land Use Matrix, share a parking lot or structure, the total off-site parking required for those uses may be reduced by the factors shown in Table 400.615-1, below. Total off-street parking required shall be the sum of the two (2) parking requirements for the two (2) uses divided by the factors in Table 400.615-1. If uses in three (3) or more categories of Section 400.515, Land Use Matrix, share a parking lot or structure, the Administrative Officer shall determine the parking reduction based on the relative sizes of the various uses and the reduction factors listed in Table 400.615-1, below.
Table 400.615 - 1 Joint Parking Reduction Factors [Add the two parking requirements and divide by these factors] | |||||
|---|---|---|---|---|---|
Property Use | Residential | Community Service, Educational Facilities, Health Care Facilities | Food, Beverage Recreation | Retail | Office |
Residential | 1.0 | ||||
Community Service, Educational Facilities, Health Care Facilities | 1.1 | 1.0 | |||
Food, Beverage, Recreation | 1.0 | 1.2 | 1.0 | ||
Retail | 1.2 | 1.2 | 1.2 | 1.0 | |
Office | 1.3 | 1.5 | 1.2 | 1.2 | 1.0 |
How To Calculate Shared Parking. This is an example for a shared parking for a multi-family dwelling and office. A twenty-bedroom multi-family dwelling will require 30 parking spaces. A 10,000 square feet of floor area office will require 30 spaces. The joint parking reduction factor for residential area and office is 1.3. the sum of the 2 parking requirements is 60 spaces. Shared parking spaces is the sum of the 2 parking requirements divided by the joint parking reduction factor. Therefore, the shared parking requirement is 46. 20 bedroom at 1.5 parking space per bedroom = 30 spaces. 10,000 square feet of floor area at 3 per 1,000 square feet of floor area = 30 spaces. Joint parking reduction factor = 1.3. Shared parking requirement = (30+30)/1.3 = 46 |
b.
Additional Joint Parking Permitted For Certain Uses. As an alternative to those reduction factors listed in Table 400.615-1: a) up to fifty percent (50%) of the parking spaces required for food, beverage and recreation, and up to one hundred percent (100%) of parking spaces required for religious assembly uses and elementary, middle, high school, university, or college auditoriums may be used jointly by b) any non-residential use not normally open, used, or operated during the same hours as those listed in Item a).
Section 400.616 Loading And Unloading.
[Ord. No. 509, 8-11-2021]
A.
Every building or part thereof erected or occupied for retail business, service, manufacturing, storage, warehousing, hotel, mortuary, or any other use similarly involving the receipt or distribution by vehicles of materials or merchandise, shall provide and maintain on the site premises, off-street loading space in accordance with the following requirements:
1.
Within any "C-1" or "C-2" or "C-3" Zoning District, one (1) loading space for each ten thousand (10,000) square feet of gross floor area.
2.
Within any "I-1" Zoning District, one (1) loading space for each fifteen thousand (15,000) square feet of gross floor area.
3.
For the purpose of this Section, an off-street loading space (exclusive of adequate access drives and maneuvering space) shall have minimum dimensions of twelve (12) by forty (40) feet and an overhead clearance of fourteen (14) feet in height above the alley or street grade.
Section 400.617 Design And Maintenance.
[Ord. No. 509, 8-11-2021]
A.
Parking Layout And Construction Standards. Every parcel of land hereafter used as a public or private parking area, including commercial parking lots and vehicular display/storage areas, shall be developed and maintained in accordance with the following requirements.
1.
Curbs Or Wheel Stops Required. In any parking space which faces toward a property line or a building, a wheel stop and/or a curb shall be provided that prevents a vehicle from extending across the property line or hitting the building. As determine by the Administrative Officer, wheel stops may also be required where a curb will not be sufficient.
2.
Parallel Parking. The minimum paved dimension for a parallel parking space shall be eight (8) feet by twenty-two (22) feet.
3.
Parking For The Disabled.
a.
A parking lot serving any commercial or industrial use, public facility, or multi-family development shall have a number of level parking spaces, as set forth in the following table, reserved for physically disabled persons. Each reserved parking space shall be not less than thirteen (13) feet wide (eight-foot stall with an adjacent five-foot access aisle) and identified by an above-grade sign designating the parking space for the physically disabled. Two (2) handicapped parking spaces may share an adjacent five-foot access aisle. The following parking standards are consistent with the requirements of the Americans with Disabilities Act and regulations adopted under the Act's authority.
Accessible Parking Spaces for the Disabled | |
|---|---|
Total Parking in Lot | Required Number of Accessible Spaces |
01 to 05 | 1* |
06 to 25 | 1 |
26 to 50 | 2 |
51 to 75 | 3 |
76 to 100 | 4 |
101 to 150 | 5 |
151 to 200 | 6 |
201 to 300 | 7 |
301 to 400 | 8 |
401 to 500 | 9 |
501 to 1,000 | 2% of total |
Over 1,000 | 20 plus 1 for each 100 over 1,000 |
* Accessible space shall be provided but is not required to be designated by appropriate signage. | |
b.
For every eight (8) or fraction of eight (8) accessible parking spaces, at least one (1) shall be a van-accessible parking space.
c.
Parking spaces reserved for the physically disabled shall be adjacent to curb ramps, elevators, walkways, and entrances so that disabled persons can avoid passing behind parked cars. Reserved parking spaces for the disabled shall be as close to building entrances as possible.
d.
In the development of large shopping areas, medical centers, hospitals, and housing for the elderly and/or handicapped, an area for van parking serving the disabled shall be reserved. Each reserved parking space for vans transporting the elderly and disabled shall have a minimum width of sixteen (16) feet (eight-foot stall with an adjoining eight-foot access aisle) to accommodate a wheel chair lift. Each reserved parking space for van parking shall be level and identified by an above-grade sign designating the van space for the physically disabled.
4.
Surfacing.
a.
Except as provided herein, all parking spaces and access drives shall be surfaced with asphalt or concrete pavement. All pavement must be of sufficient strength to support the heaviest vehicular loads imposed on it, and shall be so graded and drained to dispose of all surface water in accordance with the requirements of the Kimberling City Code, and shall be marked to provide for orderly and safe loading, unloading, parking and storage of vehicles. All surfaces shall be maintained in good condition, generally free of potholes, cracks or broken pavement and allowing uninhibited access to all parking and loading spaces or drives.
b.
The use of pervious or semi-pervious parking area surfacing materials, including but not limited to grasscrete, ring and grid systems used in conjunction with grass seed or sod, permeable concrete or asphalt, porous or grid pavers, or recycled materials, such as glass, rubber, used asphalt, brick, block and concrete, may be approved by the Administrative Officer for the required vehicular surface area on a lot, provided that such areas are properly maintained and that the underlying soil conditions support the use of such materials.
c.
For "R-HMC" District, the area for parking spaces and approach driveways shall be paved or shall have not less than four (4) inches of crushed rock or other suitable material on a well compacted sub-base.
Section 400.621 Intent.
[Ord. No. 509, 8-11-2021]
A.
In the subdividing of any land within the jurisdiction, due regard shall be shown for all-natural features, such as tree growth, natural watercourses or other similar elements, which, if preserved, would add attractiveness to the proposed development.
B.
The natural topography shall be retained, wherever possible, in order to prevent additional runoff onto adjoining property and to avoid extensive regarding of the site.
Section 400.622 Applicability.
[Ord. No. 509, 8-11-2021]
A.
To the maximum extent practicable, development shall be located to preserve the natural features of the site, to avoid areas of environmental sensitivity, and to minimize negative impacts and alteration of natural features. Significant trees or stands of trees shall be preserved as undeveloped open space, to the extent consistent with reasonable utilization of land, and in accordance with applicable State or local regulations.
B.
Environmental feature areas include the 100-year floodplain, drainage areas, and significant water resources such as lakes, creeks and rivers.
Section 400.623 Natural Resource Protection Development Standards.
[Ord. No. 509, 8-11-2021]
A.
Purpose. The City contains many natural amenities, including stream corridors, river corridors, natural drainages, significant viewsheds and hillsides, as well as tree cover, and open space, all of which contribute to the City's character, quality of life and property values. The regulations of this Section are intended to implement the Kimberling City Comprehensive Plan and ensure that the natural character of the City is reflected in patterns of development and redevelopment, and significant natural features are protected and incorporated into open space areas.
B.
Steep Slope And Ridgeline Development.
1.
Purpose. The purpose of this Subsection is to:
a.
Prevent soil erosion and landslides;
b.
Protect the public by preventing or regulating development in hazardous areas, such as locations with steep slopes;
c.
Provide safe circulation of vehicular and pedestrian traffic to and within hillside areas and provide access for emergency vehicles necessary to serve the hillside areas;
d.
Encourage only minimal grading that relates to the natural contour of the land;
e.
Preserve the most visually significant slope banks and ridgelines in their natural state;
f.
Preserve visually significant rock outcroppings, native plant materials, natural hydrology and other areas of visual significance;
g.
Encourage variety in building types, grading techniques, lot sizes, site design, density, arrangement and spacing of buildings in developments;
h.
Encourage innovative architectural, landscaping, circulation and site design;
i.
Discourage mass grading of large pads and excessive terracing; and
j.
Require revegetation and reclamation of slopes disturbed during development.
2.
Applicability. This Subsection shall apply to any development or subdivision proposal or lot created after the effective date of this Code for properties with an average slope of fifteen percent (15%) or greater, or where adverse conditions associated with slope stability, erosion or sedimentation are present as determined by the Administrative Officer. Determinations of adverse conditions shall be identified by the Administrative Officer within ten (10) days of applicable application filing.
3.
Development On Slopes Greater Than Twenty Percent (20%). Site areas with slopes greater than twenty percent (20%) shall remain undisturbed except as follows:
a.
This requirement shall not apply to small, isolated steep slope area within a site that do not exceed two thousand five hundred (2,500) square feet.
b.
Slope areas of twenty percent (20%) or greater shall count toward minimum lot size.
c.
Development is permitted outside of the slope area of twenty percent (20%) if the Administrative Officer determines that there is sufficient buildable area on the lot for the proposed structure or where buildable area can be made available through the minor modification process.
4.
Development On Slopes Between Fifteen Percent (15%) And Twenty Percent (20%). The following standards apply to all proposed development on sites where the average slope of the site measures between fifteen percent (15%) and twenty percent (20%).
a.
Site Design.
(1)
Roads and building sites shall be oriented to minimize grading.
(2)
Buildings shall be oriented to consider views from the site as well as the aesthetic impact of views of the site from surrounding properties.
(3)
Hilltops, if graded, should be rounded to blend with natural slopes rather than leveled.
(4)
Parking areas should be constructed on multiple levels and follow natural contours as necessary to minimize cut and fill.
(5)
Roads should follow natural topography to the extent feasible, to minimize cut and fill. Necessary grading should be constant half-cut and half-fill along the length of the road (versus all cut or all fill at points) unless other arrangements would result in less severe alteration of natural terrain.
5.
Utilities On Slopes.
a.
Utility easements are not permitted to follow slope lines and may only cross slope lines at ninety-degree angles.
6.
Raising Or Lowering Of Natural Grade. The original, natural grade of a lot shall not be raised or lowered more than four (4) feet at any point for construction of any structure or improvement, except:
a.
The site's original grade may be raised or lowered a maximum of six (6) feet if retaining walls are used to reduce the steepness of man-made slopes, provided that the retaining walls comply with the requirements set forth in this Subsection.
b.
As necessary to construct a driveway from the street to a garage or parking area, grade changes or retaining walls up to six (6) feet may be allowed.
c.
For the purposes of this Subsection, basements and buildings set into a slope are not considered to lower the natural grade within their footprint.
7.
Vehicular Routes. The following regulations apply to vehicular routes on slopes of fifteen percent (15%) or greater.
a.
Streets, roads, private access roads and other vehicular routes shall, to the maximum extent feasible, follow natural contour lines.
b.
Grading for streets, roads, private access roads and other vehicular routes shall be limited to the paved portion of the right-of-way, plus up to an additional ten (10) feet on either side of the paved portion as needed, except that when developing access on slopes in excess of twenty-five percent (25%) only the paved right-of-way shall be graded, plus the minimum area required for any necessary sidewalk improvements. The remainder of the access right-of-way shall be left undisturbed to the maximum extent feasible.
8.
Trails. Public trails are permitted on all slopes. Private trails may be allowed if the Administrative Officer determines that there will be no significant adverse impacts, such as increased erosion potential.
C.
Erosion Prevention And Sediment Control.
1.
Standards. All new development shall be subject to the following erosion prevention and sediment control standards:
a.
Compliance with applicable City and State requirements.
b.
Water shall be carried off the site without damage to downhill public or private properties and/or improvements.
c.
Water shall be directed away from buildings and other heavily used areas.
d.
Post-development discharge of stormwater shall not exceed predevelopment discharge for a 100-year storm event.
e.
Unnecessary ponding not intended for detention or retention purposes should be avoided.
f.
Erosion control measures as necessary to control erosion and sedimentation during site development and construction shall be implemented. These may include, but are not limited to, the placement of hay bales and siltation fences.
2.
Grading Plan; Revegetation Of Disturbed Sites. A grading plan, submitted pursuant to Section 405.030(N), Grading Permit, and demonstrating compliance with the above standards is required. The grading plan shall include a section outlining the type and extent of revegetation proposed to accomplish the following requirements:
a.
Following construction, the site shall be reclaimed and revegetated following the standards of Section 510.040 and Section 400.630.
b.
In areas of subdivisions and development sites where landscaping is not required or not anticipated by the Administrative Officer, the developer shall reclaim all disturbed property and replant the entire area with native vegetation as described in Section 510.040 and Section 400.630.
c.
Topsoil shall be stockpiled and placed on disturbed areas.
d.
Irrigation shall be provided to the revegetated areas if the Administrative Officer determines that it is necessary to ensure survival of native species planted.
Section 400.631 Intent.
[Ord. No. 509, 8-11-2021]
A.
This Section is intended to provide for the health, safety and welfare of the citizens of the City by preserving existing vegetation and providing that future development provide landscaping that meets the following objectives and criteria:
1.
All efforts will be made to preserve existing trees.
2.
Proposed landscaping improvements will be of such species as necessary to live in Southwest Missouri's environment.
3.
Landscaping to be installed should be of a sufficient quantity and size to:
a.
Screen all buildings from adjoining properties.
b.
Screen parking areas from roads and neighboring properties with dense landscaping.
c.
Provide a buffer between commercial properties and the road through substantial landscaping. Such buffers shall allow visibility by the general public, but also provide vegetation that will screen portions of the building and parking area.
d.
Provide a landscaped area between residential properties and the street, including trees and other landscape materials.
e.
Screen developments on slopes of over fifteen percent (15%). Developers shall be required to place additional trees in sufficient numbers to screen such properties from major thoroughfares, such as Highway 13.
Section 400.632 General Landscape Requirements.
[Ord. No. 509, 8-11-2021]
A.
All yards and parking areas shall be landscaped in accordance with the following requirements:
1.
Provisions for landscaping, screening and maintenance are a continuing obligation of the property owner, and where approved trees, shrubs or other landscaping materials die or are removed, it shall be the responsibility of the applicant to replace them with materials of a comparable nature and size to those originally approved.
2.
Site plans indicating landscaping improvements shall be included with the plans submitted to the Planning and Zoning Commission for approval. Issuance of a building permit includes these required improvements which shall be completed or guaranteed prior to issuance of a certificate of occupancy.
3.
Existing trees, plant material and special site features shall be preserved within a project site to the fullest extent possible.
4.
All required yards and the entire open space of all multi-family dwelling sites, exclusive of walks, drives, parking areas and buildings, shall be landscaped and permanently maintained. Landscaping shall primarily consist of ground cover, trees, shrubs and other living plants with sufficient irrigation to properly maintain all vegetation. Decorative design elements such as fountains, pools, benches, sculptures, planters, fences and similar elements may be placed within the area, but shall not be the dominant feature of any yard.
Section 400.633 Specific Requirements.
[Ord. No. 509, 8-11-2021]
A.
All open storage areas shall be screened from public rights-of-way or adjacent property by use of landscaping, berms or a combination of landscaping and other structural elements to a height of six (6) feet. Parking or storage uses accessory to a primary single-family use and located on an adjoining lot shall be fully screened with the use of decorative fencing that is architecturally compatible to the primary residence (using wood, stone or similar natural materials).
B.
Any site contiguous to or facing any residential zone or residential use shall screen its parking areas, loading docks or similar uses through the use of landscaping elements to a height of four (4) feet.
C.
All surface areas designated on the approved site plan that will not be a hard surface shall be planted with adequate ground cover as approved by the City and shall be top-dressed with a minimum of two (2) inches of top soil prior to planting. In addition, irrigation systems shall be provided in those instances where required to guarantee the proper growth of the landscaping being provided.
D.
Trees shall be provided in the following manner:
1.
Within all other yards, trees shall be provided in a number adequate to buffer the project from adjacent uses.
2.
All required trees shall be a minimum of four (4) feet in height, with the exception that twenty-five percent (25%) of the required trees for any project shall be a minimum of six (6) feet in height.
3.
All required trees shall have a minimum caliper, measured two (2) inches above ground level, of one and one-half (1 1/2) inches.
E.
Public rights-of-way adjacent to the site shall also be landscaped if in the opinion of the Planning and Zoning Commission such landscaping is necessary to complete the project. Specifically, the applicant is responsible for improving the area between the street roadway and the applicant's property line.
Section 400.634 Parking Lot Landscaping Requirements.
[Ord. No. 509, 8-11-2021]
A.
Landscaping Area Required.
1.
Wherever off-street surface parking abuts a public right-of-way, a minimum five-foot-wide landscaped buffer zone shall be provided.
2.
Wherever off-street parking abuts a building or structure, a minimum five-foot-wide landscaped buffer zone shall be provided. The buffer zone may contain limited areas devoted to paved walkways and required handicapped access ramps and pathways but shall be predominantly landscaped.
3.
Unused space resulting from the design of parking areas shall be landscaped.
B.
Shrubs Required. Planting areas shall be planted with one (1) shrub or vine for every twenty-five (25) square feet of total landscape area. Fifty percent (50%) of the shrubs and/or vines shall be of five-gallon size or larger. The required shrubs and/or vines shall be evenly distributed throughout the site.
C.
Turf Required. Turf incorporated into the landscape design shall not constitute more than fifty percent (50%) of the total landscaped area. The department may approve greater turf coverage, provided the turf serves a usable and beneficial purpose (e.g., recreation areas or temporary outdoor display area), or provided the percentage of turf area is provided in an approved specific plan. Turf shall be of a drought-tolerant variety. Turf shall not be used in parking area planting medians or islands.
D.
Ground Cover. Areas not covered by trees, shrubs, vines, or turf shall be planted with ground cover. No more than thirty percent (30%) of the ground cover may be materials other than plant materials (e.g., decomposed granite, masonry, pavers, etc.) acceptable to the department. The use of artificial plants is prohibited.
E.
Design Standards.
1.
Planting areas directly abutting the parking area shall be enclosed by a raised, continuous curb of Portland cement concrete, or other material acceptable to the Building Official. The curb shall be at least six (6) inches high and six (6) inches wide. The finished grade within the planter shall be at least two (2) inches below the top of the curb.
2.
Landscaped areas located wholly within and bordered on all sides by the parking area shall not be required to comply with Section 400.634(E)(1) of this Chapter to allow for natural drainage into landscaping medians.
3.
Where vehicles are allowed to overhang landscaped areas, landscaped areas shall be a minimum of six (6) feet in width, and the vehicle overhang shall not exceed two (2) feet. Trees in these areas shall be aligned with the parking stripe or otherwise located to avoid tree damage by parked vehicles.
F.
Authority To Alter. The Administrative Officer shall have the authority to require additional landscaping in excess of the minimum standards in Section 400.634, provided the additional landscaping is deemed necessary to: