The landscaping provisions shall be applied in the zoning districts as set out in sections 12-13-2 through 12-13-10 of this chapter. Additionally, the following shall apply in all zone districts:

   A.   Screening From Residential Uses: Nonresidential and multi- family development or additions and alterations that have a value of fifty percent (50%) or more of the existing structure and that abut a residential zoned property shall provide a landscape strip along the common property line. The required landscaping strip shall be a minimum of five feet (5') in width and consist primarily of a mixture of evergreen and deciduous trees and shrubs. Ground cover and smaller plantings may also be used but shall not be used exclusively. A decorative solid wood fence six feet (6') in height may be allowed by the reviewing authority in lieu of the landscaping buffer. The intent shall be to screen the view of the commercial activity from the residential use.

   B.   Parking Lots: Parking lots shall be landscaped as follows:

      1.   Parking lots shall be screened from view of the adjoining street by a landscape strip that is an average of at least five feet (5') in depth but not less than three feet (3'), excluding driveways and pedestrian walkways. The required landscape strip shall consist of evergreen and deciduous trees planted not more than thirty feet (30') on center, interspersed with large and small shrubs and ground cover. Plantings of shrubs and ground covers shall be chosen and spaced to result in a covering of the landscape strip within two (2) years. Shrubs shall be of a type that do not exceed a height at maturity of approximately three (3) to four feet (4'). Deciduous trees shall have a minimum trunk diameter of two inches (2") at time of planting. Evergreen trees shall be a minimum of six feet (6') tall at time of planting.

      2.   Parking areas containing more than six (6) spaces shall be landscaped with not less than four hundred (400) square feet of landscaping.

      3.   The location and placement of plant materials at driveways and street intersections shall also comply with the requirements of the vision clearance triangle, as set forth in section 12-13-10 of this chapter. (Ord. 849, 8-17-2009)

   C.   Landscape Materials: Required landscaping shall be predominantly native or plant materials suited to the coastal setting. Consideration should be given to the appearance of the landscaping in all seasons. Landscaping plans shall be designed to conserve and make efficient use of water. Plant sizes shall be used that will best ensure their survival, and to provide coverage within two (2) years. Deciduous trees shall have a minimum trunk diameter of two inches (2") at time of planting. Evergreen trees shall be a minimum of six feet (6') tall at time of planting. Ground cover shall be used to fill in between larger plants; mulch such as river rock or bark may be used only if approved as part of the overall landscaping plan and shall be limited. Land disturbed by development activities shall be revegetated at least to its predevelopment condition. (Ord. 870, 4-4-2011)

   D.   Integration With Stormwater Plans: Wherever possible, the landscaping plan shall be coordinated with the stormwater plan, where required for the development, and shall be designed to help control and reduce stormwater runoff. Low impact development techniques are encouraged. (Ord. 849, 8-17-2009)

There are no minimum requirements for landscaping in the OT zone except as required in section 12-13-1 of this chapter. However, where buildings are not built to the property line, the area between the building and the property line shall be landscaped or otherwise treated as an outdoor amenity. The area may be finished as hardscape with planters, or may be planted with landscape materials, provided the reviewing authority finds the proposed design enhances the proposed development and the surrounding area. Street furniture may also be included in the design. (Ord. 849, 8-17-2009)

New development or additions and alterations that have a remodeling value of fifty percent (50%) of the existing structure in the OTW zone shall landscape a minimum of five percent (5%) of the subject property. Landscaping required by section 12-13-1 of this chapter may be counted toward this requirement. Additionally, a portion of the required landscaping, equal to at least three (3) square feet of landscaping for each one foot (1') of the property's Ocean Beach Boulevard street frontage must be located abutting and within twenty feet (20') of Ocean Beach Boulevard. At least two-thirds (2/3) of the landscaping area shall be natural materials, or softscape. The remaining one-third (1/3) of the required landscaping area may be hardscape, provided the reviewing authority finds the proposed design enhances the proposed development and the surrounding area. The hardscape area may be used for outdoor vending, merchandising or dining, subject to the requirements of the OTW district. Landscape areas may be enhanced with street furniture such as benches. (Ord. 849, 8-17-2009)

New development or additions and alterations that have a remodeling value of fifty percent (50%) of the existing structure in the C1 and RC zones shall provide five (5) square feet of landscaping for each one foot (1') of street frontage along all property lines abutting public rights of way. All required landscaping shall be located within twenty feet (20') of the property line abutting the street. Landscaping required by section 12-13-1 of this chapter may be counted toward this requirement. At least two-thirds (2/3) of the landscaping area shall be natural materials, or softscape. The remaining one- third (1/3) of the required landscaping area may be hardscape, provided the reviewing authority finds the proposed design enhances the proposed development and the surrounding area. The hardscape area may be used for outdoor merchandising, vending or dining, subject to the requirements of the underlying zone. Landscape areas may be enhanced with street furniture such as benches. (Ord. 849, 8-17-2009)

   A.   New development or additions and alterations that have a remodeling value of fifty percent (50%) of the existing structure in the S3 zone shall provide five (5) square feet of landscaping for each one foot (1') of street frontage along all property lines abutting public rights of way. All required landscaping shall be located within twenty feet (20') of the property line abutting the street. Landscaping required by section 12-13-1 of this chapter may be counted toward this requirement. The required landscaping shall consist of natural plant materials, or softscape. Plant materials shall complement the natural dune setting.

   B.   Along all property lines that abut the S4 conservancy district, the development shall provide a landscape buffer that is a minimum of five feet (5') deep. The landscape buffer shall be planted with native plant materials that are suited to the natural dune setting. (Ord. 849, 8-17-2009)

New development or additions and alterations that have a remodeling value of fifty percent (50%) of the existing structure in the AC zone shall provide five (5) square feet of landscaping for each one foot (1') of street frontage along all property lines abutting public rights of way, excluding alleys, ingress and egress points. All required landscaping shall be located within twenty feet (20') of the property line abutting the street. Landscaping required by section 12-13-1 of this chapter may be counted toward this requirement. The required landscaping shall consist of natural plant materials, or softscape. (Ord. 849, 8-17-2009)

New development or additions and alterations that have a value of fifty percent (50%) of the existing structure in the L1 or C2 zones shall provide five (5) square feet of landscaping for each one foot (1') of street frontage along all property lines abutting public rights of way, excluding alleys, ingress and egress points. All required landscaping shall be located within twenty feet (20') of the property line abutting the street. The intent of the landscaping requirement is to screen the view of the use from the street. Landscaping required by section 12-13-1 of this chapter may be counted toward this requirement. (Ord. 849, 8-17-2009)

Landscaping for the P, PR or S4 zones shall be compatible with the area surrounding the project site. Landscaping standards for adjacent properties should be used to provide guidance on the location and amount of landscaping. Consideration should be given to the need for screening of the use, parking areas, trash and equipment when designing the landscape plan. Projects in the S4 zone shall utilize plant materials that are suited to the natural setting. (Ord. 849, 8-17-2009)

Landscaping in residential zones shall cover all open areas of the site, excluding driveways, walkways and patios. Trees, shrubs and planting beds, with both perennials and annuals, are encouraged. Extensive use of mulch such as rock or bark is not allowed. Uses other than single-family or two-family residences shall include landscaping that will screen parking, trash and HVAC equipment from view of the street and from other properties. (Ord. 870, 4-4-2011)

To ensure that landscape materials and fences do not constitute a safety hazard, a vision clearance triangle (VCT) shall be provided at all intersections of public rights of way and driveways.

   A.   Height: Within this area, unobstructed cross visibility at a level between forty two inches (42") and eight feet (8') above the adjacent street level shall be maintained. However, trees having limbs or foliage trimmed, except during early growth stages, so as to not extend into the sight area, shall be allowed. Landscaping material shall not be located closer than four feet (4') from the edge or top of the curb line or driveway apron, except for required ground cover.

   B.   Structures: Freestanding signs are permitted in the VCT only as provided in section 12-14A-18 of this title. This section shall not apply to buildings except where specifically provided for in the development standards of the zone district in which the building is located.

   C.   Dimensions: The vision clearance triangle for said intersections shall be as follows:

      1.   At intersections of public rights of way, the VCT shall be formed by measuring twenty feet (20') along each property line from the intersection and connecting the end points of such lines formed by such measurement to create a triangle.

      2.   At intersections of driveways and alleys with public rights of way, the VCT shall be formed by measuring ten feet (10') along the property line from the intersection and ten feet (10') along the driveway or alley connecting the end point of such lines formed by such measurement to create a triangle.

   D.   Exceptions: The following are exempt from the requirements of this section:

      1.   Public utility poles and boxes.

      2.   Official signs or signals. (Ord. 891, 4-13-2013)

All required landscape areas shall be properly maintained and kept in good condition at all times in order to present a neat, lively and orderly appearance. Where necessary, irrigation shall be installed to ensure the landscaping will be healthy and viable. No certificate of occupancy shall be issued unless and until landscaping is installed as required by the landscaping plan, or a surety bond has been provided to guarantee its completion, as permitted by sections 11-1-10 and 11-4D-5 of this code. Failure to maintain required landscape areas shall be pursued as a zoning violation subject to section 12-3-6 of this title. (Ord. 849, 8-17-2009)