§ 18.40.110. Landscaping.

Landscaping development standards in the IP district are as follows:

A.

Applicability of Standards; Goals and Requirements.

1.

The landscaping standards contained in this section shall be applicable to all development within the IP zoning district, unless a more restrictive requirement is imposed by an applicable specific plan or variation is granted by the commission or zoning administrator pursuant to Section 18.40.250.

2.

All landscape designs shall relate to building structures, master landscape plans and natural site features. Plans shall reflect a high standard of landscape design and are subject to the review and approval of the director of planning prior to, and as a prerequisite for, issuance of a building permit.

3.

All applications for development approval shall include a landscape plan. Said landscape plan shall be consistent with any applicable specific plan, street landscape and sidewalk master plan developed. Said plan shall provide for a continuity of landscape treatment by establishing recommended lists of plant materials, placement of street trees, locations of walkways, guidelines for grading and drainage, approaches to visual screening and fence treatments, a street lighting design system and a coordinated street signage program.

B.

Extent.

1.

All development plans shall require that the following percentage of each parcel to be developed be landscaped:

a.

Developments thirty acres or smaller in size: twenty percent;

b.

Developments larger than thirty acres in size: fifteen percent.

For purposes of this section, areas covered by parking lots or roadways shall not be considered landscaped. Areas within the required streamside development setback corridors shall be counted as landscaped so long as all the provisions of Section 18.40.170 are met.

2.

All portions of each parcel not immediately intended for building or parking/loading areas or circulation shall be hydro seeded with natural wild flower seed mix. For phased developments, landscaping shall be installed along the entire street frontage during the first phase and kept clean and orderly at all times.

C.

Building and Parking Setbacks.

1.

Uses within required setback areas shall be limited to the following:

a.

Landscaping;

b.

Pedestrian or bicycle paths;

c.

Driveways (perpendicular);

d.

Signs;

e.

Lighting;

f.

Underground utilities or improvements.

2.

Front Setbacks. At a minimum, the following portions of the required front building setback nearest the property line shall be landscaped and maintained unless a wider landscaped strip is required under subsection (D) of this section.

a.

Highway 29: front forty-five feet;

b.

Airport Boulevard: front thirty-five feet;

c.

All other streets: front twenty-five feet.

3.

Side Setbacks. All of the required standard building side setbacks shall be landscaped and permanently maintained.

4.

Rear Setbacks. All of the required building rear setbacks shall be landscaped and permanently maintained.

D.

Existing Vegetation.

1.

No existing trees or limbs larger than three inches in diameter shall be removed unless authorized in writing, in advance of removal by the director or as may be authorized by site plan or discretionary permit approval.

2.

All existing trees and sizes shall be shown on site plans submitted for project review and incorporated into project design.

3.

Removal of any tree species over eight inches in circumference will require the planting of the same species of tree at a ratio equal to two times the caliper inches of the removed tree (for example: a ten inch oak removed from the site would require two ten-inch trees; or four five-inch trees, or ten two-inch trees as equivalent replacement). Replacement trees shall be a minimum of two inches in diameter.

4.

Any tree removed without prior written authorization or approval shall be replaced at a rate equal to four times the caliper inches of the removed tree.

5.

Disturbance under the drip line of any tree required to be retained is prohibited. Such disturbance includes grading or grade alteration, storage, tilling or any other alteration of the soil, water or aeration properties necessary for tree survival and health.

6.

All vegetation required to be retained shall be protected during the construction phase utilizing fencing or other devices approved by the department. Said devices shall be in place prior to issuance of building permits or other administrative approvals.

E.

General Improvement Requirements.

1.

Trees which normally grow higher than thirty-five feet shall not be planted.

2.

An automated irrigation system covering all landscaped areas shall be installed prior to or as part of landscape installation to ensure that all plantings are adequately watered.

3.

Landscaping shall, planting season permitting, be installed prior to building occupancy. If the season is not correct for planting, installation of landscaping shall, upon approval of the director of planning, be deferred up to nine months, depending on time needed to achieve the correct season, provided the property owner has submitted a licensed landscape contractor's bid acceptable to the department of public works and a security instrument guaranteeing said installation. Said security instrument shall be of a type listed in Section 17.38.030 of this code. The size and administration of the security required shall be parallel to and consistent with the requirements of Sections 17.38.030 and 17.38.040.

F.

Maintenance Requirements.

1.

The owner of any parcel to be developed shall be responsible for permanently maintaining the landscaping installed. Dead vegetation shall be replaced by the property owner within one hundred twenty days.

2.

The lower branches of all trees overhanging streets and walkways shall be kept trimmed to a minimum height of seven feet above the surface of the street or walkway, whichever is higher.

G.

Special Landscaping Exceptions. The landscaping standards required herein may be waived by the approving authority for land division applications under the following circumstances:

1.

The entire property has been previously improved pursuant to a development plan approved by the county which has been found to comply in full with the standards of this subsection; and

2.

Such division would not require additional improvements inconsistent with this subsection.

(Ord. 1234 § 4, 2004: Ord. 1194 § 17, 2002: Ord. 1161 § 13, 1999: Ord. 1034 § 1, 1993; Ord. 845 § 1 (part), 1987: prior code § 12278.10)