Plymouth City Zoning Code
CHAPTER 19
72 LANDSCAPING
§ 19.72.010 Purpose.
The purpose of this chapter is to establish minimum landscape requirements to enhance the appearance of developments, reduce heat and glare, control soil erosion, conserve water, ensure ongoing maintenance of landscape areas, reduce wildfire hazards, and ensure that landscape installations do not create hazards for motorists or pedestrians.
(Ord. 2014-01 § 1)
§ 19.72.020 Applicability.
The regulations contained in this chapter shall apply to new, existing, and future development as follows.
A.
New Projects. New commercial, industrial, mixed-use, multifamily residential, and single-family residential subdivisions shall be reviewed by the designated approving authority to ensure landscaping is provided in compliance with the requirements of this chapter.
B.
Existing Development. Where an existing nonresidential, mixed-use, and/or multifamily residential project requests an entitlement that increases the building square footage by 10% or more, the designated approving authority shall evaluate the existing landscape to ensure compliance with applicable requirements of this chapter as deemed necessary and appropriate.
(Ord. 2014-01 § 1)
§ 19.72.030 Landscape and Irrigation Plan Approval Required.
A.
Preliminary Landscape and Irrigation Plan. A preliminary landscape plan shall be submitted as part of an application for a land use entitlement, for new development, and for the significant expansion or redevelopment of an existing use as determined by the Planning Director.
B.
Final Landscape and Irrigation Plan. Following approval of the land use entitlement, a final landscape plan shall be submitted as part of the application for a Building Permit. Final plans shall be approved by the Planning Director prior to the start of on-site construction or soil disturbance and prior to the issuance of a Building Permit.
C.
Contents. Preliminary landscape and irrigation plans and final landscape and irrigation plans shall contain information as specified in the instructions for preparing landscape plans provided by the Planning Department.
D.
Review and Approval. After initial application, the Planning Director shall review each preliminary landscape and irrigation plan and final landscape and irrigation plan to verify its compliance with the provisions of this chapter. The Planning Director may approve the submittal in compliance with this chapter or may disapprove or require changes to a submittal that is not in compliance.
E.
Statement of Surety. When required by the Planning Director, a statement of surety in the form of cash, performance bond, letter of credit, or certificate of deposit, in an amount equal to 150% of the total value of all plant materials, irrigation, installation, and maintenance, shall be posted with the City for a two-year period. The Planning Director may require statements of surety for phased development projects, a legitimate delay in landscape installation due to seasonal requirements (including adverse weather conditions), and similar circumstances where it may not be advisable or desirable to install all of a project's landscaping before occupancy of the site.
F.
Minor Changes to Approved Plans. Landscape and irrigation plan approval may include the Planning Director authorizing minor changes from the requirements of this chapter.
G.
Water Efficiency. All landscape and irrigation plans shall be prepared in compliance with State of California water conservation requirements.
(Ord. 2014-01 § 1)
§ 19.72.040 Landscape Area Requirements.
Landscaping shall be provided in the locations specified below, except for single-family uses.
A.
Setbacks. All setback and open space areas required by the ordinance codified in this chapter, and easements for utilities and drainage courses, shall be landscaped, except where a required setback is screened from public view or it is determined by the Planning Director that landscaping is not necessary to fulfill the purposes of this chapter.
B.
Unused Areas. All areas of a project site not intended for a specific use, including pad sites held for future development, shall be landscaped unless it is determined by the Planning Director that landscaping is not necessary to fulfill the purposes of this chapter.
C.
Minimum Landscape Area. At minimum, at least six square feet of landscaped area shall be provided for each 100 square feet of developed area. The developed area includes buildings, parking areas, walkways and other paved areas.
D.
Parking Lot Landscape. Parking lot landscaping includes planters along the perimeter of the lot, drive aisles, tree planting for parking lot shade, and a combination of continuous planting strips, planting fingers, and parking islands throughout the parking lot. These landscape requirements are applicable to commercial, industrial, mixed-use, and multifamily parking lots with six or more spaces. The following standards apply to parking areas with more than six spaces:
1.
Number of Trees Required. Trees shall be required at a rate of one shade tree for every 10 parking stalls. In addition, perimeter parking lot shade trees shall be required at a minimum rate of one for every 30 linear feet of landscaped area. At maturity, trees should reach a minimum height and spread of 40 feet so as to form a shade canopy over parking stalls. Smaller ornamental trees may not be used to satisfy this requirement. The minimum width for planters containing a parking lot tree is six feet. Tree selections shall be approved by the Planning Director.
FIGURE 19.72.040-1 LANDSCAPING FOR INTERIOR PARKING AREAS  |
2.
Total Landscaped Area. A minimum of 10% of the total off-street parking area shall be landscaped with trees, shrubs, and appropriate ground cover. The parking area shall be computed by adding the areas used for access drive aisles, stalls, maneuvering, and landscaping within that portion of the premises that is devoted to vehicular parking and circulation.
3.
Tree Canopy. At least 50% of all parking lot area shall be shaded during the summertime, when trees have reached maturity.
4.
Bumper Overhang Areas. To increase the parking lot landscaped area, a maximum of two feet of the parking stall depth may be landscaped with low-growth, hearty materials in lieu of paving, allowing a two-foot bumper overhang while maintaining the required parking dimensions
5.
Screening. All surface parking areas shall be screened from streets and adjoining properties, and the open space areas between the property line and public street right-of-way shall be landscaped with a combination of trees, shrubs, and ground cover. Perimeter landscaping shall be designed and maintained to screen cars from view from the street up to a maximum height of 30 inches. Screening may be accomplished solely by landscaping or in conjunction with a decorative masonry wall or berming. A solid masonry wall, six feet in height, shall be used for screening between residential and nonresidential uses. Screen planting or wooden fences may be substituted for aesthetic reasons, or in cases of unusual hardship, provided that the design and plant material is approved by the Planning Director.
FIGURE 19.72.040-2 SCREENING OF PARKING LOTS  |
6.
Location of Landscaping. Parking lot landscaping shall be located so that pedestrians are not required to cross unpaved or landscaped areas to reach building entrances from parked cars. This should be achieved through proper orientation of the landscaped fingers and islands. Landscaping shall be evenly dispersed throughout the parking area. Use of an orchard-style planting scheme (placement of trees in uniformly spaced rows) is encouraged for larger parking areas. Parking lots with more than 100 spaces should provide a concentration of landscape elements at primary entrances, including specimen trees, flowering plants, enhanced paving, and project identification.
7.
Planter Design. All parking lot planters shall be separated from maneuvering and parking areas by a six-inch raised concrete curb or equivalent.
8.
Tree-planting wells located at the front of parking stalls shall be a minimum of 25 square feet in size and the smallest outside dimension shall not be less than five feet.
9.
Landscape planters along the sides of parking stalls shall be a minimum of 90 square feet and the smallest outside dimension shall not be less than six feet.
E.
Irrigation. Planters or planting areas shall include automatic irrigation systems and shall be distributed throughout the area to shade spaces on a uniform basis during summer months.
F.
Drought-Tolerant Planting. The majority of landscaping shall utilize drought-tolerant plants in coordination with the adopted water-efficient landscape ordinance.
G.
Drainage Areas, and Retention/Detention Basins. All surface drainage facilities and retention/detention basins shall be landscaped and integrated as an amenity into the site and landscaping plan for a project. Plant materials shall be chosen that are water-tolerant and that provide visual relief to the appearance of the retention/detention basin during periods when no water is present.
H.
Wet Ponds. Wet ponds may be incorporated into the site and landscaping plan as an amenity which may also provide stormwater retention/detention. All such ponds shall be integrated as an amenity into the site and landscaping plan for a project.
I.
Initial Landscaping. Initial landscaping shall be of a size and quality that a mature appearance will be attained within three years of planting. At least 25% of the proposed trees on the site are to be a minimum of a 24 inch box size and the remaining trees a minimum 15 gallon size.
J.
Visibility. Landscaping shall permit adequate sight distance for motorists and pedestrians entering and exiting the site and shall not interfere with parking lot, circulation effectiveness, and traffic safety. Landscaping shall conform with clear vision triangle regulations (see Section 19.70.040 Corner Lot Vision Triangle).
K.
Existing Trees. Existing mature and/or native trees and vegetation on the site in good health shall be preserved to the maximum extent possible.
L.
Distance from Existing Trees. Buildings and parking areas shall be located at a sufficient distance from existing trees and vegetation to minimize disturbance of root systems and other vulnerable plant parts.
M.
Riparian Vegetation. Riparian vegetation along waterways shall be retained and disturbance shall be minimized.
(Ord. 2014-01 § 1)
§ 19.72.050 Maintenance and Replacement of Landscaping.
A.
Maintenance Required. All landscaped areas shall be maintained in a healthful and sound condition at all times. Irrigation systems and their components shall be maintained in a fully functional manner consistent with the originally approved design and the provisions of this chapter. Regular maintenance shall include checking, adjusting, and repairing irrigation equipment; resetting automatic controllers; aerating and dethatching turf areas; adding/replenishing mulch, fertilizer, and soil amendments; pruning; and weeding all landscaped areas.
B.
Tree Replacement. All plant material removed from a project in which the Planning Department has approved the landscape plan shall be replaced with the following replacement sizes: shrubs—five-gallon size; ground cover—flats. Size of replacement trees shall be determined by the Planning Director based on the conditions of the property. Trees removed or severely and improperly trimmed shall be replaced with an appropriately sized tree as determined by the Planning Director.
(Ord. 2014-01 § 1)
§ 19.72.060 Grading, Excavation, and Fill Activities.
A.
It is unlawful for any person to commence grading, excavation, or fill activities on any property in the City without a permit to do so, as provided for in this section.
B.
A Grading Permit is required for any of the following activities:
1.
Excavation that:
a.
Disturbs more than 2,000 square feet in surface area or more than 200 cubic yards total cut volume.
b.
Disturbs more than 2,000 square feet in surface area or more than 100 cubic yards total cut volume in a 100 year floodplain area.
c.
Is more than two feet deep.
d.
Creates a cut slope more than five feet high and steeper than two horizontal to one vertical (2:1).
2.
Fill that:
a.
Exceeds 50 cubic yards on any one lot.
b.
Exceeds 25 cubic yards on any one lot in a flood hazard.
c.
Has an unsupported height more than five feet.
d.
Is more than one foot deep and is placed on natural terrain with a slope steeper than three horizontal to one vertical (3:1).
e.
Is more than two feet deep and is intended to support structures.
f.
Obstructs a natural or man-made drainage course which carries a significant amount of storm runoff to the extent that increased erosion and siltation will occur.
C.
Notwithstanding the criteria in subsections B.1 and B.2 above, a Grading Permit is not required for any of the following activities:
1.
Excavations below existing or finish grade for basements and footings of a building, retaining wall, or other structure authorized by a Building Permit.
2.
Cemetery graves.
3.
Excavations for wells, tunnels, or public utilities as determined by the Building Inspector.
4.
Excavations or fills for road and public works projects conducted by or under control of the City Engineer.
5.
Exploratory excavations under the direction of soil engineers or engineering geologists affecting or disturbing areas less than 10,000 square feet in size.
6.
Access roads developed in conjunction with crop production (including range land) which:
8.
Maintenance grading of existing roads, private driveways, or existing ponds.
D.
The procedure for obtaining a Grading Permit as required by this section shall be as follows:
1.
The applicant shall submit to the City Engineer two sets of grading plans prepared by a registered civil engineer and specifications and a soil engineering report.
2.
Grading plans shall be submitted on 24 inch by 36 inch mylar or vellum prints with a marginal line drawn completely around each sheet, leaving an entirely blank margin of one and one-half inches on the left side, and one-half inch on the other three sides. Each sheet shall have a graphic scale in addition to a numerical scale.
3.
Plans shall show proper grading and erosion control, including prevention of sedimentation and damage to off-site property, to the satisfaction of the City Engineer.
4.
Provision for fees to cover cost of plan review administration and inspection for the City Engineer, and for other City staff or consultants.
5.
The City Engineer shall review each application for a Grading Permit and either deny or approve it. After review of the improvement plans, the original mylars or vellums shall be signed by the applicant's engineer and submitted to the City Engineer for his or her signature. Once the plans are signed by the City Engineer, the signed plans shall constitute the Grading Permit. The Grading Permit will be valid for a period of two years, providing that grading operations have started within one year. An extension of one year may be granted by the City Engineer. Once the Grading Permit has lapsed, a new application must be submitted.
6.
No revision to the grading plan can be made without a formal revision to the mylar or vellum sheets by the applicant's civil engineer with approval by the City Engineer.
7.
As-built grading plans certified by the applicant's engineer need to be submitted to the City Engineer on mylars or vellums.
E.
Final map approval of a subdivision map with an approved grading plan per Title 16 (Subdivisions) shall constitute a permit to commence grading operations.
F.
Additional grading operations on a property, other than specified in an approved permit or plan, shall require a new or amended permit.
G.
Any decision of the City Engineer regarding this section may be appealed to the City Council. Any appeal must be filed within 10 days of the decision to issue or deny the permit and be accompanied by required fees.
(Ord. 2014-01 § 1)