Chapter 18.165
LANDSCAPING
Sections:
18.165.030 Landscape plan and irrigation plans.
18.165.040 Landscape location requirements.
18.165.050 Landscape requirements.
18.165.060 Parking lot landscaping.
18.165.070 Landscape standards.
18.165.080 Maintenance of landscape areas.
18.165.010 Purpose.
This chapter establishes requirements for landscaping to improve the livability and attractiveness of the city, enhance the appearance of development, provide shade, reduce heat and glare, control soil erosion, conserve water, screen and buffer incompatible land uses, reduce paving, increase permeable surfaces, enhance the quality of neighborhoods, and improve air quality. [Ord. 12-4. DC 2012 § 122-440].
18.165.020 Applicability.
The provisions of this chapter shall apply to all development and land uses as follows:
A. New Projects. Each new nonresidential and multi-unit residential project shall provide landscaping in compliance with this chapter, except for new single-family homes on existing lots, as noted in subsection (D) of this section.
B. Existing Development. Any application for an addition or other physical alteration to a building or site within existing development shall comply with specific landscaping and irrigation requirements in this chapter as feasible and as determined by the review authority. Changes to existing development that require only a zoning clearance are not required to comply with this chapter unless the existing landscaping is not being maintained.
C. New Occupancy, Tenant Improvements, and Changes in Use. For new tenant improvements, additions, expansions, and renovations to existing commercial properties and any rehabilitated landscaping for existing commercial, industrial, and multifamily where the planning division has determined that existing landscaping is not being properly maintained.
D. Single-Family Dwellings. Projects involving the new construction of only one single-family dwelling, or an addition to an existing single-family dwelling, with less than 5,000 square feet of landscape area shall not be required to submit landscape and irrigation plans or meet the other standards of this chapter. However, all required street-facing yards of such properties shall be landscaped in accordance with this chapter and Chapter 18.170 CDC (Water Efficient Landscaping). [Ord. 12-4. DC 2012 § 122-441].
18.165.030 Landscape plan and irrigation plans.
A. Preliminary Landscape Plan. A preliminary landscape plan shall be submitted with any application, when required by CDC 18.165.020 (Applicability). Preliminary landscape plans shall contain all of the information identified in the application checklist on file with the planning division. All landscape plans shall be prepared by a California licensed landscape architect, or other qualified professional, based on the requirements of state law and the provisions in this chapter.
B. Final Landscape Plan. Final landscape construction and irrigation plans shall be submitted following project approval with the improvement, grading, or building permit plans, whichever comes first, and shall be approved prior to issuance of any permits.
C. Stormwater Requirements. Areas used for the treatment of stormwater, in compliance with C.3 shall be designed as an integral part of the overall landscape design. Stormwater treatment areas shall be in addition to the required landscaping areas. All treatment areas shall be shown on the landscape plans consistent with the information shown in the stormwater plan. (See Chapter 16.05 CMC, Stormwater Management and Discharge Control, and Chapter 16.10 CMC, Grading, Erosion, and Sedimentation Control.)
D. Irrigation Plans. Irrigation plans shall comply with the requirements of Chapter 18.170 CDC (Water Efficient Landscaping). Irrigation plans shall be the same format and scale as the landscape plans.
E. Timing of Installation and Certification. Required landscaping and screening shall be installed consistent with approved plans and specifications prior to occupancy or use of a site. A certificate of completion shall be submitted and signed by the licensed landscape architect prior to occupancy, along with all certifications required in Chapter 18.170 CDC (Water Efficient Landscaping).
F. Statement of Surety. When required by the review authority or planning division, security in the form of cash, letter of credit, or certificate of deposit, in an amount equal to 150 percent of the total value of all plant materials, irrigation, installation, and maintenance costs shall be posted with the city for a maximum period of two years. The planning division 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 approved landscaping before occupancy of the site. [Ord. 12-4. DC 2012 § 122-442].
18.165.040 Landscape location requirements.
Landscaping shall be provided in all areas of a site subject to development with structures, grading, or removal of natural vegetation as follows:
A. Setbacks. Within all required setbacks, open space areas, and easements for utilities and drainage courses, except where:
1. Occupied by approved structures or paving.
2. The area is retained in its natural state, and the review authority determines that additional landscaping is not necessary.
B. Unused Areas. Any area of a project site not proposed for a specific use, including a commercial pad intended for future development, shall be landscaped, unless the area is retained in its natural state, and the review authority determines that additional landscaping is not necessary to achieve the purposes of this chapter. [Ord. 12-4. DC 2012 § 122-443].
18.165.050 Landscape requirements.
The minimum area of each site to be landscaped shall comply with Table 18.165.050, in addition to any required parking lot landscaping (CDC 18.165.060), as follows:
|
Land Use Type |
Minimum Area of Landscaping Required |
|---|---|
|
Single Dwelling |
Front yard |
|
Small Lot Residential Development (two or more lots) |
Front yard and all common areas |
|
Other Residential (duplexes, multifamily) |
All usable open areas not occupied by decks and patios or 20 percent, whichever is greater |
|
Commercial (CMX, NC, RC, WMX) |
20 percent of the site(1) |
|
Downtown Pedestrian (DP) |
10 percent(1) |
|
Downtown Mixed-Use (DMX) |
20 percent(1) |
|
Office and Business Park (CO, OBP, IBP) |
20 percent |
|
Community Land Districts, Public and Quasi-Public, and All Other Uses |
At the discretion of the review authority |
(1) An exception may be granted by the review authority where the minimum amount of landscaping is not feasible, such as on very small parcels or parcels developed with no setback requirements.
[Ord. 12-4. DC 2012 § 122-444].
18.165.060 Parking lot landscaping.
Parking areas shall be landscaped in compliance with the following requirements. Parking lot landscaping, with the exception of perimeter screening, shall not be counted toward fulfilling the landscape area requirements identified in CDC 18.165.050.
A. Landscape Materials. Landscape materials shall be evenly distributed throughout the parking lot using a combination of trees, shrubs, and ground cover.
B. Curbing. Areas containing plant materials should be protected by a concrete curb at least six inches high and six inches wide. Alternate barrier design to protect landscaped areas from damage by vehicles, to filter/retain runoff on site, and to comply with C.3 stormwater requirements may be approved by the planning division as applicable.
C. Runoff and Stormwater Control. Parking lots and landscaped areas shall be designed to filter/retain runoff on site and shall meet the criteria in the most recent version of the Contra Costa Clean Water Program Stormwater C.3 Guidebook and the NPDES permit in force at the time.
D. Perimeter Landscaping. All surface parking areas shall be screened from the street and adjoining properties, and the open areas between the property line and the street right-of-way shall be landscaped as follows, unless otherwise approved by the design review board, based on the growth characteristics and maintenance practices for the proposed plant materials:
a. Parking, except for single dwelling or duplex units, shall not be located within the required setback areas and the setback areas shall be landscaped;
b. Landscaping shall be designed and maintained to screen cars from view from the street to a minimum and maximum height of 30 to 36 inches in accordance with the setback requirements;
c. Screening materials may include a combination of plant materials, earth berms, decorative fencing or walls, raised planters, or other screening devices that meet the intent of this requirement; and
d. Shade trees shall be provided at a minimum rate of one tree for every 30 linear feet of landscaped area.
2. Adjacent to Side or Rear Property Lines. Parking areas for multifamily and nonresidential uses shall provide a perimeter landscaped strip at least five feet wide (inside dimension) where the parking area adjoins a side or rear property line. The requirement for a landscape strip may be satisfied by a setback or buffer area that is otherwise required to be five feet or greater. Trees shall be provided at the rate of one for each 30 linear feet of landscaped area.
3. Adjacent to Structures. Parking areas located adjacent to nonresidential structures shall provide a minimum five-foot-wide landscape strip (inside dimension) adjacent to the structure or walkways, exclusive of building entries, or areas immediately adjacent to the wall of the structure that serve as pedestrian access.
4. Adjacent to Residential Uses. Parking areas for nonresidential uses adjoining residential uses shall comply with CDC 18.150.180 (Transitional requirements). A five-foot-wide landscape buffer shall be provided between the parking area and the common property line bordering the residential use to buffer glare, light, or nuisance noise. Pedestrian access shall be provided, as appropriate. Trees shall be provided at a rate of one for each 30 linear feet of landscaped area.
E. Interior Parking Lot Landscaping and Stormwater Treatment Areas.
1. A minimum of 10 percent of the gross area of the parking lot shall be landscaped. Trees not less than five feet in height at a minimum size of 24-inch box shall be planted throughout the parking area and along any street frontage. Trees shall be planted in parking areas so that 50 percent shading of parking lot pavement is achieved within 10 years. At a minimum, one 24-inch box shade tree shall be provided for every five parking spaces. The review authority may revise this requirement if it determines that a different landscape design or tree ratio will better achieve the intent of this section.
2. Landscaping shall be evenly dispersed throughout the parking area, as follows.
a. Planting of trees in landscape islands that extend the full length of parking spaces is encouraged for parking areas with more than 50 spaces, over trees planted in smaller planting areas between spaces.
b. Parking lots with more than 50 spaces shall provide a concentration of landscape elements at primary entrances, including at a minimum 36-inch box specimen trees, flowering plants, enhanced paving, and project identification.
c. Landscaping and stormwater treatment areas shall be located so that pedestrians are not required to cross unpaved landscaped areas to reach building entrances or pedestrian walkways from parked cars. This shall be achieved through proper orientation of the landscaped fingers and islands, and by providing pedestrian access through landscaped or stormwater treatment areas that would otherwise block direct pedestrian routes.
3. For parking stalls adjacent to stormwater treatment areas, an additional two feet of paving shall be added adjacent to the parking stall for access to the vehicle. [Ord. 12-5; Ord. 12-4. DC 2012 § 122-445].
18.165.070 Landscape standards.
The landscape plan shall be designed to integrate all elements of the project (e.g., buildings, parking lots, and streets) to achieve their aesthetic objectives, desirable microclimates, and minimize water and energy demand. All landscaping shall be designed to meet the requirements in Chapter 18.170 CDC (Water Efficient Landscaping).
A. Landscape Design Principles.
1. Landscaping shall be in scale with on-site and adjacent buildings. Plantings shall be selected and located to avoid conflicts with views, lighting, infrastructure, utilities, and signage.
2. Landscape design shall provide a safe and attractive pedestrian environment in high activity areas, such as shopping centers and the downtown; artwork and other streetscape elements shall be incorporated into the landscape design.
B. Energy Conservation and Sustainable Design. Attention shall be given to locating landscape elements in a manner that provides energy conservation benefits, such as using large trees to provide daytime shading for buildings to reduce energy needed for air conditioning. Landscape designs shall also consider natural drainage features and the use of pervious surfaces and areas to minimize runoff.
1. Pedestrian access shall be considered and incorporated in the design of all landscaped areas.
2. All landscaped planters shall have a minimum interior width of five feet or greater, as measured from inside of any bordering curb or wall.
3. Landscape areas shall be irrigated and designed to filter/retain runoff in compliance with Contra Costa Clean Water Program Stormwater C.3 Guidebook requirements.
4. Hardscaped areas shall only be used to provide pedestrian circulation through a required landscaped area.
C. Plant Materials.
1. A mix of plant materials shall be provided in compliance with the following. Calculations documenting the mix shall be shown on the landscape plan.
a. Trees. All trees shall be a minimum size of 24-inch box, with the exception of trees planted in hillside areas which may be 15-gallon containers;
b. Shrubs. All shrubs shall be a minimum size of five-gallon containers; and
c. Groundcover. One hundred percent coverage shall occur within two years.
a. Turf shall be limited to 25 percent of the total landscaped area on the site;
b. No turf shall be allowed in any planter areas less than eight feet in width or on any slope exceeding 15 percent; and
c. A level buffer zone of 18 inches shall be provided between bermed turf areas and any hardscape (e.g., any street, walkway, or similar feature).
3. Root barriers shall be provided for trees in planters less than 10 feet in width or located within five feet of a permanent structure.
4. Plant materials shall be selected for low water demand and drought tolerance consistent with the provisions in Chapter 18.170 CDC (Water Efficient Landscaping).
5. Native species and natural areas shall be protected and preserved where possible.
6. Ground cover shall be live plant materials, except that bark chips, pebbles, stone, gravel, and similar materials may be allowed up to 15 percent of the total required landscape area. Nonturf areas (e.g., shrub beds) shall be top dressed with bark chip, mulch, or approved alternative.
7. Drought tolerant canopies, deciduous vines, and trellises shall be incorporated to shade south and westward facing walls.
8. Landscape materials within a required traffic safety visibility area shall not exceed maximum height of 30 inches (see CDC 18.150.170, Traffic visibility at intersections and driveways) except for trees with the lowest portion of their canopy maintained at a height of eight feet above grade.
D. Street Trees. Street trees, of a species and size approved by the review authority, shall be planted at a minimum of 30-foot intervals along property frontages. Trees shall be a minimum of five feet in height and 24-inch base when planted.
E. Soil Testing and Preparation.
1. A soil test for horticultural suitability shall be required at the time of landscape installation in each landscaped area.
2. The soil shall be prepared and/or amended to be suitable for the plant materials to be installed.
F. Irrigation System Requirements. All landscaped areas shall include an automatic irrigation system, designed and installed in compliance with Chapter 18.170 CDC (Water Efficient Landscaping). [Ord. 12-4. DC 2012 § 122-446].
18.165.080 Maintenance of landscape areas.
A. Maintenance Required. All landscaping shall be permanently maintained in a healthy and thriving condition at all times, in compliance with the approved landscape plan. Irrigation systems and their components shall be maintained in a fully functional manner consistent with the original approved design or upgraded to reflect current best practices for water efficiency. Regular maintenance shall include:
1. Adjusting, checking, and repairing irrigation equipment; resetting automatic controllers; aerating and de-thatching turf areas; adding/replenishing fertilizer, mulch, soil amendments; insect control; the replacement of dead or diseased plants; pruning; watering; and weeding all landscaped areas;
2. The trimming of vegetation as necessary to maintain the effective functioning of solar energy facilities and passive solar design features installed both on site and on adjacent properties; and
3. The trimming of vegetation as necessary to keep pedestrian and bicycle paths clear.
B. Water Waste Prohibited. Water waste in existing development resulting from inefficient landscape irrigation leading to excessive runoff, low head drainage, overspray, and other similar conditions where water flows onto adjacent property, non-irrigated areas, roadways, structures, or walks shall be prohibited. [Ord. 12-4. DC 2012 § 122-447].