The purpose of this article is to:

(1)

Provide vegetation to enhance the architecture of structures and soften and enhance the visual impact of buildings and paved areas.

(2)

Minimize environmental effects of a development on a particular site and surrounding area by providing shade, erosion control, air purification, ground water recharge, oxygen regeneration and noise, glare, and heat abatement.

(3)

Protect and preserve the appearance, character, and value of property and thereby promote the health, safety, and welfare of the community.

(4)

Buffer uncomplimentary land uses and enhance the quality and appearance of the entire site.

(Ord. No. 1874, § 31, 6-13-1983)

The following words, terms and phrases, when used in this article, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:

Buffer yard means a continuous area of land along the perimeter of a lot in which landscaping or fencing is used to provide a transition between inconsistent uses and to reduce the environmental, aesthetic, and other impacts of one type of land use upon another. Landscape plantings shall consist of various heights of plant material to physically separate and visually screen adjacent land uses that are not compatible.

Canopy trees mean those species of tree that reach a height of 30 feet to 70 feet or taller at maturity and which are usually grown with lower limbs removed to preserve visibility.

Cluster plantings means a grouping of three or more plants installed in close proximity to one another.

Compatible use means any activity carried on in a building, structure, or tract of land which may exist harmoniously with any activity carried on in a building, structure or tract of land adjacent to the primary use.

Deciduous trees means those trees which drop all of their leaves annually, such as ash, sycamore, willow, bald cypress, and similar trees.

Encroachment means any protrusion of a vehicle outside of a defined parking space or display area.

Evergreen trees means those trees which retain their leaves during dormancy, such as pine, juniper, yews, fir, and similar trees.

Front yard setback means a yard across the full width of the lot from the front line of the main building to the front line of the lot.

Ground cover means low-growing plants or turf grass installed in such a manner so as to form a continuous cover over the ground surface.

Impervious surface means a surface that has been compacted or covered with a layer of material so that it is highly resistant to infiltration by water. It includes surfaces such as compacted sand, limerock, or clay, as well as most conventionally surfaced streets, roofs, sidewalks, parking lots, and other similar structures.

Incompatible use means any activity carried on in a building, structure, or tract of land which does not exist harmoniously with any activity carried on in a building, structure, or tract of land adjacent to the primary use.

Interior parking lot landscaping means any landscape located within a paved parking area planted with live plant material, such as trees, shrubs, groundcover, or turf grass.

Landscape material means such living material as trees, shrubs, ground cover, vines, turf grasses, and nonliving material such as rocks, pebbles, sand, bark, mulch, brick pavers and earthen mounds, excluding pavement or other items of a decorative or embellishment nature such as fountains, pools, walls, fencing, sculpture, and similar features.

Landscaped open space means all land within the property lines not covered by building or pavement.

Landscaping means the bringing the soil surface to a smooth finished grade or designing the soil surface with berms, installing sufficient trees, shrubs, ground cover, grass, and other acceptable materials to soften building lines, provide shade, promote positive environmental effects, and generally produce a pleasing visual effect on the premises.

Native grasses means those species of perennial grass other than those designated as noxious weeds by the state department of agriculture and entomology.

Ornamental trees means low-growing trees including those species of trees that reach a height between 15 and 30 feet.

Parking lot perimeter means the planted area outside the perimeter of the paved area measured from the parking lot outwards.

Screening means a method by which a view of one site from another adjacent site is shielded, concealed, or hidden. Screening techniques include fences, walls, hedges, tree rows, berms, or other features.

Setback means that distance of open area between property line or the street right-of-way line and the building setback line.

Shrubs means any self-supporting, woody plant of a species which normally grows to an overall height of less than 15 feet in this region.

Sight distance triangle means the triangular area defined by the intersection of street rights-of-way and or driveway and street right-of-way of which the lateral sides are measured at 25 feet from the extended point of intersection of street rights-of-way.

Trees means any self-supporting, woody plant of a species which normally grows to an overall minimum height of 15 feet in this region.

Turf grass means a species of perennial grass grown as permanent lawns or for landscape purposes as distinguished from those species grown for agricultural or commercial seed purposes.

(Ord. No. 1874, § 31C, 6-13-1983)

(a)

All plans submitted in support of a final site development plan, planned district plan, or building permit, except for uses in the agricultural district, and one- and two-family dwellings, shall include a landscape plan. All multifamily, commercial, and industrial plans shall be prepared by a registered landscape architect, registered architect, horticulturist, or landscape designer.

(b)

Development constraints and site conditions may vary among sites. In specific circumstances, adjustments or variations in requirements may be appropriate. When such conditions exist, variances may be granted with the approval of the planning commission. The approval variances granted shall be clearly identified on the landscape plan and a written description of the approved variance shall be included on the landscape plan.

(Ord. No. 1874, § 31A, 6-13-1983)

A landscape plan shall have the following information:

(1)

North point and scale.

(2)

The name of the project, developer, owner, and the person who prepared the plan, with their professional designation shall be shown on the plan along with the date and revision dates of the plan.

(3)

Topographic information with final grading adequate to identify and properly specify planting for areas needing slope protection.

(4)

The location and dimensions of all existing and proposed structures, parking lots and drives, curbs, sidewalks, refuse disposal areas. fences, storm drainage systems, freestanding electrical equipment, recreational facilities, and other freestanding structural features as determined necessary by the city.

(5)

The location, size, and type of all overhead, at-grade, and underground utilities and structures with proper notation, where appropriate, as to any safety hazards to avoid during landscape installation.

(6)

The location, type, and quantity of all proposed landscape materials shall be delineated on the plan. Proposed plant material shall be shown at maturity and called out on plan by common name or appropriate key.

(7)

All plans shall be accompanied by a list or schedule of proposed plants, including common and botanical name, the quantity of proposed plants and trees, their height, caliper or gallon size, and their condition during installation.

(8)

Location of hose connections and other watering sources.

(9)

Any existing vegetation proposed to be saved shall be identified by name, quantity, and size with methods of protecting the vegetation illustrated and explained.

(10)

Existing trees, ten-inch diameter or larger measured at 4½ feet above ground that are proposed for removal.

(11)

Soil percolation test results.

(Ord. No. 1874, § 31B, 6-13-1983)

(a)

Area between public curb and property line. The area between the curb of a public street and the property line shall be brought to finish grade and sodded with grass. Sidewalks and approved driveways may be located within this area.

(b)

Open areas to be finish graded and planted. All areas not covered by buildings, paved areas, or other acceptable improvements shall be finished graded and denoted turf grass or other plants.

(c)

Sight triangle preservation. On street and driveway intersection corners, the height of plant material shall be restricted to a maximum of 30 inches above pavement level in a triangular area of which the lateral sides are measured at 25 feet from the center of the corner.

(d)

Limbs to be trimmed. All tree limbs in such an area must be trimmed to a minimum of nine feet above sidewalk level and 14 feet above street level.

(e)

Parking lot perimeter requirements. The requirements for this section shall apply to the construction or expansion of any parking lot with five or more spaces.

(1)

Minimum landscape area. A continuous non-paved area, which has a minimum of 75 percent vegetation coverage; exclusive of driveways, at least five feet in width shall be located between any property line and a parking lot.

(2)

Screening. In the event the commercial use shall have a landscape buffer requirement for an adjacent use the appropriate perimeter area and required screen shall be installed.

(f)

Interior parking lot requirements. These requirements shall apply to the construction or alteration of any parking lot with a total of 20 or more parking spaces.

(1)

Interior planting island. Planting islands shall have a minimum width of eight feet, a maximum length of 16 feet, and a minimum area of 128 square feet. A minimum of 70 percent of every interior planting island shall be planted with live plant material, such as trees, shrubs, ground cover, or turf grass. The shrubs and groundcover shall be a maximum height of three feet at maturity. The remaining area of landscape island shall be covered with an organic mulch.

(2)

Location of interior islands. One interior planting island for every 20 parking spaces dispersed throughout the parking lot with the final layout design subject to review by the building official.

(3)

Number of plant materials. A minimum of one tree and three shrubs for every 20 parking spaces. Each interior island shall have at least one canopy tree which shall not impede vehicular visibility.

(4)

Lighting conduits. In cases where lighting conduits are installed within the interior planting islands, the conduits shall be located along the edge of the curb and not through the middle of the island in order to allow for the installation of the plant material.

(5)

End islands. The end islands of all parking aisles and corners shall be a minimum width of eight feet and a maximum length of 16 feet for a single parking aisle or 32 feet for double parking aisles. The end islands shall be landscaped as required above.

(6)

Concrete curbing. Concrete curbing is required for parking islands within the parking lot area.

(7)

Species. Tree and shrub species shall conform to those identified as parking trees and shrubs on the plant list in this article.

(Ord. No. 1874, §§ 31D, 31G, 6-13-1983)

(a)

Street tree planting requirements. Each single-family lot will be required to install two trees per lot with at least one tree located in the front yard setback.

(b)

Buffer yard screening. Buffer yard screening may be required for new single-family residential lots when the development is adjacent to multifamily, commercial, office, or industrial uses.

(c)

Single tier lots. Single tier lots adjacent to roadways shall be screened.

(d)

Utility installation screening. All utility installations located outside of the right-of-way shall be screened by the developer.

(e)

Seed or sod required. Single-family lots and single-family residential subdivisions are required to seed or sod the development as appropriate to provide a complete coverage within the first growing season.

(Ord. No. 1874, § 31E, 6-13-1983)

(a)

Minimum number of street trees. A minimum of one street-side tree for every 50 linear feet of public or private street frontage is required on multifamily lots.

(b)

Street tree location. Street side trees shall be installed within the front yard setback of the property. The trees need not be placed at even 50-foot intervals; however, they should be installed as close to 50 feet as possible along the street frontage, allowing for utilities and intersection requirements.

(c)

Species of street trees permitted. Recommended tree species are identified in the plant list in this article. Tree species planted shall be canopy trees to provide shade and visual relief with a clearance of nine feet over sidewalk. Ornamental trees may also be planted but should be planted in groups and planted ten feet from a sidewalk. The final design is subject to site plan review.

(d)

Existing trees. Existing trees will be counted as fulfilling the requirements of this section upon approval of the building official. Trees counted shall be all existing deciduous trees with a trunk size of four inches or larger, measured at 4½ feet above the ground and all existing evergreen trees measuring five vertical feet or more in height.

(Ord. No. 1874, § 31F, 6-13-1983)

(a)

Minimum number of street trees. A minimum of one street side tree for every 50 feet of commercial street frontage on all commercial lots.

(b)

Recommended species. Recommended tree species are identified in the plant list found in this article. The species planted shall be canopy trees to provide shade and visual relief, with a ground clearance of nine feet.

(c)

Ornamental trees. Ornamental trees may also be planted but should be in groups and planted ten feet from a sidewalk or property line.

(a)

Location. The buffer yard area shall be located along any property line wherever the land use of the property resides across from an incompatible land use. The required buffer area shall have a depth of 15 feet measured from the property line inwards along either the side or rear yard.

(b)

Screening standards. A screen may consist of a wall, berm, fence, or plant material, or any combination of the following:

(1)

Walls. A screening wall consisting of a masonry material such as concrete, stone, or brick shall be a minimum of six feet in height and a maximum height of eight feet. The wall shall form an effective visually opaque screen. When high impact screening is required, the low impact landscaping requirements shall be included with the solid wall and the plant material shall be installed on both sides of the wall.

(2)

Berms. A berm screen constructed of earth materials may be sodded, mulched or landscaped to prevent erosion. Plantings shall be added to provide a visual screen at least five feet high, including berm when planted. A six-foot high opaque landscape screen must be achieved within two growing seasons after installation.

(3)

Solid fence. An opaque fence screen shall be not less than six feet in height and a maximum height of eight feet and shall be constructed of approved fencing materials. The fence shall form a 100 percent visually opaque screen. When high impact screening is required, the low impact landscaping requirements shall be included with the solid fence and the plant material shall be installed on both sides of the fence.

(4)

Open fence. An open weave or mesh type fence, constructed of approved materials shall be not less than six feet and a maximum height of eight feet and may also consist of plant material in order to form an 80 percent visually opaque screen.

(5)

Plant material. A plant screen shall consist of compact evergreen trees or other approved trees with a minimum of six feet in height at the time of installation. Shrubs will also be required in order to screen low areas. A six-foot high opaque landscape screen must be achieved within two growing seasons after installation.

(c)

Landscape screens. When landscape screens are required for the buffer yard, the following shall apply:

(1)

Plant material. Plant material shall be required per square foot of buffer area. For example, if the buffer area has a 100-foot property boundary and the required 15-foot minimum depth, the resultant buffer area would calculate to 1,500 square feet required for the buffer.

(2)

Species. Tree species shall conform to those trees identified on the plant list in this article. The majority of planted material shall be those which provide a visual buffer such as evergreen trees, in order to minimize the visual impact of the adjacent land use. Plantings such as evergreen trees, shrubs, and hedges shall be installed within the buffer area. Canopy trees shall be spaced 15 to 40 feet. Evergreen trees shall be spaced ten to 20 feet apart. Ornamental trees shall be spaced eight to 16 feet apart. Shrubs shall be 18 to 24 inches in height and reach a maximum height of five to six feet at maturity. Shrubs shall be planted at least three to ten feet apart, depending on the mature spread of the shrub, and shall be planted in staggered rows, and allowing for utilities.

(3)

Buffers may not occupy public right-of-way. Buffers shall be located along the perimeter of the building site and shall not be located in any portion of a public right-of-way.

(4)

Interpretation of buffer standards. Identification of the proposed development's zoning classification and the adjacent properties zoning classification must be examined in order to determine the intensity of the screen required. The following table shows land use categories for the proposed and adjoining uses along the appropriate axis:

(5)

Screening requirements within the buffer area. After a determination of the buffer standards has been made, alternative planting screens shall be chosen to achieve the required opacity of the screen. There are three options for each impact to allow for flexibility in the landscape design. The building official may approve any of the alternative screens provided below if the applicant can demonstrate that the objective of the screen has been met.

(6)

High impact screening. When a proposed use is considered to have a high impact on surrounding properties, an opaque screen shall be installed to screen incompatible uses. A high impact screen may be constructed of masonry or wood with sufficient plant material to compliment the wall or fence. A high impact screen may also be constructed of berms, shrubs, and compact evergreen trees so as to create an opaque screen in two growing seasons.

(7)

Medium impact screening. A semi-opaque screen between land uses which are dissimilar in character. Semi-opaque screening should partially block views from adjoining land uses and create a separation between the adjoining land uses. A landscape screen, berm, or fence is required.

(8)

Low impact screening. An open screen between relatively similar land uses. Open screening shall provide an attractive separation between land uses. A landscape screen, berm, or fence is required.

(d)

Screening of trash bins. All multifamily residential projects, mobile manufactured home parks, and all commercial, office, and industrial projects shall include on the landscape plan a detailed drawing of enclosure and screening methods to be used in connection with trash bins on the property.

(e)

Screening of loading docks. All loading docks, commercial facilities with drive through services, automotive repair and service, car washes, and other similar high activity uses associated with a building use, adjacent to residential districts, shall be screened from adjacent property by using a six-foot high masonry wall.

(f)

Screening of utility equipment. All utility installations located outside of the right-of-way shall be screened by the developer. All utility installations within the right-of-way shall be screened by the utility company. All utility installations installed after completion of the subdivision shall be screened by the utility company. Utility equipment shall be screened by dense shrubbery at a minimum of 30 inches in height and planted at 36 inches on center. Such shrubbery shall be planted far enough away from the units so as to provide a clear area on two sides of the unit for maintenance purposes.

(g)

Screening of storage yards. In industrial and commercial districts, storage of materials, products, or equipment outside of a fully enclosed building shall be 100 percent screened from public view and shall not be visible at eye level from adjoining properties or any street right-of-way.

(h)

Screening of single tier lots adjacent to collector and arterial roadways. All subdivided lands, included in all districts, which back up to a collector or arterial street shall be required to orient the lots to the interior street, either at right angles or parallel to the collector or arterial, provide deeper lots than normal, and provide a 15-foot buffer area from the edge of the right-of-way line towards the property to be screened by either a six-foot-high wood fence with landscaping located between the fence and the property line, or a berm with landscaping, or a hedgerow, or an opaque landscaped screen. The landscape requirements shall be as follows:

(1)

One canopy or ornamental tree for each 40 linear feet of buffer frontage.

(2)

One evergreen tree for each 20 linear feet of buffer frontage.

(3)

One shrub for each ten linear feet of buffer frontage.

The planting requirements shall be any combination of the above and may be clustered in planting groups. The plantings should be installed to provide screening of rear buildings from the major collector or arterial street.

(Ord. No. 1874, § 31H, 6-13-1983)

(a)

Overhead utility lines shall be located on the landscape plan. In order to allow for maintenance of the lines, if an overhead utility line is located in the rear yard along the property line, the buffer plantings required in the screening and buffer yard shall be installed considering the following guidelines. If the overhead utility line is located in the rear yard but five to ten feet from the property line, the screening and buffer yard plantings shall be installed along the property line with city staff approval.

(b)

The following is a list of plant materials that might be considered for use near overhead utility lines. This list is not all-inclusive. Considerations should be given to soil conditions, drainage, exposure, growth patterns, and local experience when selecting plant materials.

(1)

Shrubs.

a.

Althea (Rose of Sharon).

b.

Barberry.

c.

Boxwood.

d.

Burning Bush (Euonymus alatus).

e.

Flowering Almond.

f.

Honeysuckle.

g.

Lilac.

h.

Potentilla.

i.

Spirea.

j.

Viburnum.

k.

Forsythia.

l.

Spreading Juniper.

m.

Ornamental grasses.

(2)

Small trees (under 30 feet in height).

a.

Amur Maple.

b.

Crabapple.

c.

Dogwood.

d.

Flowering Cherry.

e.

Flowering Plum.

f.

Hawthorn.

g.

Japanese Tree Lilac.

h.

Redbud.

i.

Serviceberry.

j.

Weeping Mulberry.

(3)

Medium trees (30—70 feet in height planted at least 15 feet from overhead utility lines).

a.

Ash.

b.

Bald Cypress.

c.

Black Fum.

d.

Ginkgo.

e.

Goldenrain.

f.

Pears (Aristocrat, Chanticlear).

g.

Lindens.

h.

Maples (Red, Norway, Sugar).

i.

Oaks (Sawtooth, English).

j.

Honeylocust.

k.

River Birch.

l.

Spruce.

(4)

Large trees (over 70 feet in height planted at least 45 feet from overhead utility lines).

a.

Basswood.

b.

Hackberry.

c.

Kentucky Coffee Tree.

d.

London Planetree.

e.

Oaks (Burr, Red, Pin).

f.

Red Pine.

g.

Tulip Poplar.

h.

White Pine.

(Ord. No. 1874, § 31I, 6-13-1983)

(a)

Minimum size. The minimum planting sizes for all plant material shall be the following:

(1)

Evergreen trees: Six feet in height as specified by the American Association of Nurserymen, except for the true dwarf varieties.

(2)

Ground cover plants: Crowns, plugs, containers in a number as appropriate by species to provide 50 percent surface coverage after one growing season. The species must provide 75—100 percent surface coverage after two growing seasons.

(3)

Medium and large deciduous shade trees: Two-inch caliper measured six inches above the ground as specified by the American Association of Nurserymen.

(4)

Shrubs (deciduous and evergreen), including spreader and globe tree forms): 18 inches in height.

(5)

Small deciduous or ornamental trees: Minimum caliper of one and one-half inches as specified by the American Association of Nurserymen, except for the true dwarf varieties.

(6)

Sod: As necessary to provide coverage and soil stabilization. Sod is required in the street side yard or front yard and seeding may be planted within other areas of the yard.

(7)

Turf and native grass: Seeding as appropriate to provide complete coverage within the first growing season.

(b)

Soil percolation test. The landscape plan shall contain results of a soil percolation test. A soil percolation test is required in order to determine the type of soil the plant material is planted in. This requires a sharpshooter spade dug 18 inches into the ground. Fill the hole with water and if after 18 hours the hole still retains the water, the soil is determined to be too poor for planting.

(c)

Remedies for low quality soil. If the soil is determined to be too poor for planting, the following two possible remedies are recommended:

(1)

The first remedy is to install a ten-foot-wide raised planting bed in order to provide acceptable planting soil. The height of the bed is the amount of soil it takes to cover the root ball of the plant with one inch of soil. Mulch the bed with four inches of mulch to provide for moisture retention.

(2)

A second remedy is to excavate the soil to the depth of the root ball, allowing the root ball to rest on the clay soil. Excavate an area five times the size of the root ball and replace the soil with quality planting soil. This will allow the tree roots to spread into adequate soil and provide an established root system before spreading into the poorer soil.

(Ord. No. 1874, § 31G, 6-13-1983)

(a)

The following list of plant species has been developed to assist in selecting plant material for each of the landscape areas mentioned above. Plant selections have been made based upon the size of the plant, its location, its growing habits, and its function within the landscape. Trees located along a street shall comply with the street tree planting requirements of this article. Trees located in buffer areas shall comply with the screening and buffer yard requirements of this article. Trees located in parking areas shall comply with the parking lot perimeter landscaping and the interior parking lot landscaping requirements of this article.

(b)

The plant list shall be used as a guide in selecting trees, however there are many types of other trees not listed which may be used as substitutes with prior approval from the community development department.

The following tree and plant species are prohibited on street rights-of-way:

Trees.

Black Cherry, Prunus serotina.

Black Locust.

Box Elder, Acer negundo.

Catalpa, Catalpa speciosa.

Columnar Poplars, Populus alba, Populus nigra.

Common Buckthorn, Rhamus carthartica.

Cottonwood, Populus deltoides female only.

Crabapple, all hybrids and varieties having little or no resistance to indigenous diseases.

Elms, Ulmus species, all hybrids/varieties except USDA listed as being resistant to major elm disease.

Honeylocust, Triacanthos inermis, not to include thornless/seedless varieties.

Maidenhair Tree, Ginko biloba, female only.

Mimosa, Albizzia j julibrissin, all varieties.

Mountain Ash, Sorbus species and varieties.

Mulberry, Morus species.

Osage-Orange, Maclura pomifera, not to include the fruitless varieties.

Paper Birch, Betula papyifera.

Persimmon, Diospyros virginiana.

Silver Maple, Acer saccharinum.

Sweet-Gum, Liquidambar styraciflora.

Tree of Heaven, Ailanthus altissima, female only.

Plants.

Bindweed, Convolvulus species.

Buckhorn Plaintain, Plantago lanceolate.

Bull Nettle, Urtica procera and related species.

Common Ragweed, Ambrosia artemisifolia and related species.

Goldenrod, Solidagonemoralis and related species.

Hemp, Cannabis sativa.

Pigweed, Cycloloma artiplicifolium and related species.

Poison Ivy, Toxico dendron radicans.

Phytolacca americana.

Trumpet Vine, Campsis radicans, hybrids and varieties.

(Ord. No. 1874, § 31L, 6-13-1983)

(a)

Generally. All landscape material shall be healthy and in place prior to issuance of a final certificate of occupancy.

(b)

Temporary certificates may be issued; security. A temporary certificate of occupancy may be issued upon written commitment by the owner, developer, or subsequent agents to complete the planting in instances where adverse weather precludes planting. For temporary certificates:

(1)

The applicant shall pay or provide either a cash deposit in the name of the city for the cost of the landscape material and installation costs, a cash escrow agreement through a title company for landscape costs, or an irrevocable letter of credit for the price of landscape material and installation shall be provided.

(2)

The plant material must be planted within 90 days of the acceptance by the city of either a cash deposit, cash escrow agreement, or an irrevocable letter of credit.

(3)

If the owner, developer, or subsequent agents have not installed the plant material within the 90-day time period, the city will specify a landscape installation company to install the plant material and payment for the installation will be in the form of the cash deposit, cash escrow, or irrevocable letter of credit submitted by the owner, developer, or subsequent agent.

(Ord. No. 1874, § 31M, 6-13-1983)

(a)

The owner, developer, or their agents and successors shall be responsible for all maintenance. All landscaping must be maintained in a healthy and orderly appearance and kept free of debris and dead plant material. Dead or severely damaged plant material must be replaced by the next planting period with plant sizes required in this document.

(b)

Fences, walls, and other barriers, including refuse disposal areas, shall be maintained and in good repair.

(c)

All required landscape materials that are removed to gain access to a utility within an easement on private property shall be replaced at the sole expense of the property owner.

(d)

Irrigation is required in all districts except for one- and two-family dwellings and single-family and two-family residential planned unit developments. Landscape areas shall be irrigated as necessary to maintain required plant materials in a healthy condition. Irrigation systems shall comply with the following standards:

(1)

All landscape areas shall be provided with a readily available water supply with at least one outlet within 100 feet of the plants to be maintained. An irrigation system is required if an outlet is not located within 100 feet of the plantings. The use of non-potable or re-used water for irrigation purposes shall be encouraged.

(2)

Irrigation and watering systems shall be designed and operated in a manner to avoid water on impervious surfaces and public streets.

(3)

Irrigation shall not be required for established trees and natural areas that remain undisturbed by development activities.

(4)

Irrigation systems shall be continuously maintained in a good working order.

(Ord. No. 1874, § 31M, 6-13-1983)

(a)

Existing trees and vegetation that are to be saved shall be protected from all construction activities, including earthwork operations, movement and storage of equipment, and materials and dumping of toxic materials.

(b)

A minimum protection zone shall be established by the installation of temporary fencing around existing vegetation to be preserved, placing the fencing no closer to the trees than their drip lines, and this information shown and noted on the plans. Protective fencing shall be maintained throughout the construction period.

(c)

Alternative protection measures may be approved by the community development department.

(d)

Construction details which indicate special techniques that will be employed to save trees shall be required for all existing trees for which credit is desired. Existing trees will be counted as fulfilling the requirements of this section. Trees counted shall be all existing deciduous trees with a trunk size of four inches or larger, measured at 4½ feet above the ground and all existing evergreen trees measuring five vertical feet or more in height.

(e)

If any of the trees required to be retained or trees planted as part of the landscaping plan should die within a period of 18 months after completion of the activities associated with construction of the site, the owner of the property shall replace the trees within six months at a ratio of one-to-one with an approved tree having a minimum diameter of two inches measured at a point six inches above the natural grade.

(f)

Shrubbery or other plantings which die within 18 months of completion of the activities shall be replaced in-kind within six months.

(Ord. No. 1874, § 31N, 6-13-1983)