HomeMy WebLinkAbout99-13 Amending Title 13; Landscaping StandardsORDINANCE NO. 99-13
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF COSTA MESA, CALIFORNIA AMENDING
CHAPTER VII OF TITLE 13 OF THE COSTA MESA
MUNICIPAL CODE RELATING TO LANDSCAPING
STANDARDS.
Section 1. The City Council of the City of Costa Mesa finds and declares
as follows:
The California Government Code Section 65850 enables the City of Costa
Mesa to regulate the use and development of property within the City; and
(1) Reasonable requirements and standards for the design, installation, and
maintenance of landscaping and irrigation will enhance the aesthetic
appearance of the city, address water conservation measures, and
encourage sustainable landscapes and landscape designs that protect the
public health, safety, and welfare.
(2) The regulations have been reviewed according to CEQA and have been
found to exempt under Section 15061(b)(3) of the CEQA Guidelines.
ACCORDINGLY, the City Council of the City of Costa Mesa hereby
amends the Costa Mesa Municipal Code as follows:
Section 2. Chapter VII of Title 13 of the Costa Mesa Municipal Code is
hereby amended to read as follows:
"CHAPTER VII. LANDSCAPING STANDARDS
Sec. 13-101. PURPOSE
(a) It is the purpose of this chapter to establish reasonable requirements
and standards for the design, installation, and maintenance of
landscape and irrigation to:
(1) Enhance the aesthetic appearance of the City by providing
standards relating to quality, quantity, and functional aspects
of landscaping for developments in all areas of the City.
(2) Address water conservation measures through the landscape
and irrigation design.
(3) Encourage sustainable landscapes through landscape
techniques that conserve, recycle, and reuse the resources that
are invested in landscapes.
(4) Encourage landscape design that protects public health, safety,
and welfare by minimizing the impact of all forms of physical
and visual pollution, erosion, and unsightly conditions. This
includes promoting the use of canopy trees in parking lots, and
limiting the overall use of palm trees.
(5) Deter graffiti on walls, break up continuous asphalt and/or
concrete surfaces on existing properties, screen incompatible
land uses, cool and shade vehicles and hardscape areas,
preserve the integrity of neighborhoods, and enhance
pedestrian and vehicular corridors.
(6) Encourage applicants to take full advantage of the wide range
of drought tolerant landscape materials and low water flow
irrigation systems available within the framework established by
this chapter.
Sec. 13-101.1 APPLICABILITY
(a) The provisions of this chapter apply to all zoning districts in the City,
except for the R-1, (single-family residential) district.
(b) Landscaping and irrigation which is a part of a registered historical
site, public park, or golf course facility, as well as landscaping and
irrigation systems for cemeteries, may be exempted from the
provisions of this chapter when deemed necessary and appropriate by
the planning division.
Sec. 13-102. DEFINITIONS
The following words, terms and phrases, when used in this chapter, shall
have the meanings ascribed to them in this section, except where the
context clearly indicates a different meaning.
Canopy trees. Deciduous and evergreen trees that have spreading
branches, creating rounded- or flattened -shaped crowns, and which provide
shade from the sun. Canopy trees provide a better shade coverage than
columnar -shaped trees or palms.
Compost. Biologically decomposed organic material which includes grass
clippings, leaves and other garden debris and which may also contain
vegetable and fruit refuse.
Deciduous. Any plant that sheds all of its leaves at one time each year
(usually fall) is deciduous.
Drip Line. The circle that could be drawn on the soil around a tree directly
under the tips of its outermost branches.
Drought tolerant plant material. Those plants that tolerate heavy clay to
sandy soils with use of limited supplemental water. The plants are able to
thrive with deep, infrequent watering once their root systems are
established (3-12 month average time period). Plants include those that
naturally grow in areas of limited natural water supply (native and non-
native plant species) and are adaptable to weather and soil conditions
prevalent in Costa Mesa.
Dry landscape materials. Substances originating from a living organism,
such as mulch and ground bark, and natural landscape design elements,
such as boulders and dry bed streams.
Espalier. A tree or shrub trained so that its branches grow in a flat pattern
against a wall or fence, on a trellis, or along horizontal wires.
Evergreen. An evergreen plant never loses all its leaves at one time.
Hydroseeding. A commercial method of turf or groundcover seed
application which is sprayed onto soil prepared for planting. Hydroseeding
is a slurry of seeds, soil amendments, and fertilizer, and is usually used on
large, open areas.
Invasive plants. Plants that have aggressive growing and/or rooting
characteristics which allow the plants or their roots to penetrate into other
planting areas, such as turf, and groundcover, or into hardscape areas, such
as sidewalks, curbs, and streets (usually to compete for water).
Low water flow irrigation. A system of watering plant material using
drip/trickle, reduced water emitting devices, low precipitation heads, soaker
lines, or other similar mechanisms, which restricts the amount of water in
gallons per minute to allow for deep percolation into the soil. The low water
flow irrigation system, combined with watering practices outlined in this
chapter, will reduce water loss through evaporation, wind drift and
overwatering.
Mulch. Shredded or chipped wood from tree branches and trunks and from
uncontaminated wood products or lumber; this material is often mixed with
leaves and grass clippings for optimal effect.
Pruning. Skilled cuts, as defined by International Society of Arborists (ISA)
standards, on established plants for purposes of maintaining plant health
(removal of dead, diseased, or injured wood); controlling or directing
growth; increasing quality or yield of flowers or fruit; or training young
plants to position their main branches or to ensure strong structure. Pruning
involves minor cutting to minimize plant decay, and to retain the natural
shape of the plant, except as applied to formal hedges, espalier, and
topiary.
Thinning. A form of pruning involving the removal of lateral branches at
their point of origin or the shortening of a branch to a smaller later branch,
in order to open the plant (usually a tree) to sunlight while accentuating its
natural form.
Topiary. A technique of pruning and training shrubs and trees into
formalized shapes resembling such things as animals and geometric figures.
Topping or heading back. A severe form of pruning, involving the cutting of
current or 1 -year-old growth to a bud, or cutting older branches back to a
stub or a tiny twig.
Turf. (Also known as lawn) A thick -matted groundcover material consisting
of one or several types of grasses, which is grown on open space areas (for
active or passive use) or as a groundcover. To look its best, and because
most grasses withstand heavy foot -traffic, turf is usually kept mowed.
Uncontaminated wood products. Materials made from untainted or non -
chemically treated wood or lumber that have been chipped or shredded into
mulch or bark.
Sec. 13-103. GENERAL PROVISIONS AND SUBMITTAL REQUIREMENTS
(a) Requirements: Landscape and irrigation plans shall be required for all
development projects requiring discretionary land use approval and for
all City -initiated projects. In the planned development, commercial-
shopping center, and Town Center zones, and for all proposed
developments over one acre, the plans shall be prepared under the
direction of a California licensed landscape architect.
(b) Process:
(1) The plans shall be submitted to and approved by the planning
division prior to issuance of any building permits, and shall be
prepared in accordance with requirements listed in this chapter
and the City's Streetscape and Median Development Standards,
which are incorporated herein by this reference, and which may be
amended from time to time by resolution of the City Council All
unpaved areas shall be planted with an effective combination of
trees, groundcover, turf, shrubbery and/or approved dry landscape
materials.
(2) Landscape and irrigation plans shall be fully dimensioned and shall
include, but shall not be limited to, the following:
a. List of plants (common and Latin names)
b. Plant size
c. Location
d. Irrigation plan
e. Hardscape (sidewalks, driveways, 6" continuous concrete
curbing)
f. Water elements
g. Decorative features (boulders, sculptures, arbors, etc.)
h. Planting and irrigation details
L Maintenance information
j. Any other information deemed necessary by the planning
division
(3) Modifications: Any modification to an approved landscape or
irrigation plan must be approved by the planning division prior
to installation of the landscaping or irrigation system.
(4) Approval: All plan approvals are subject to and dependent
upon the applicant complying with all applicable ordinances,
codes, regulations, adopted policies, and the payment of all
applicable fees and assessments.
(5) All landscaping and irrigation materials shall be properly
installed, inspected, and maintained in a healthy condition, prior
to release of building utilities or the issuance of a Certificate of
Occupancy, whichever is applicable or occurs first. Final
inspection approvals or occupancy clearance shall not be
granted until all of the landscaping and irrigation are installed in
accordance with the approved plans.
(6) Conflicting code sections: When the provisions of this chapter
conflict with other sections of the Municipal Code, the more
stringent shall apply.
Sec. 13-104. LANDSCAPE PLAN OBJECTIVES
(a) Each landscape plan shall be compatible with the shape and
topography of the site and architectural characteristics of structure(s)
on the site. Each landscape plan shall be compatible with the
character of adjacent landscaping, provided the quality of the
adjacent landscaping meets the standard of these guidelines.
However, it is not the intent of this section to require the use of
identical plant materials or landscape designs. Where existing mature
landscaping is in good, healthy condition, every effort shall be made
to retain trees and mature landscaping.
(b) Each landscape plan shall illustrate a concern for design elements
such as balance, scale, texture, form, and unity.
(c) Each landscape plan shall address the functional aspects of
landscaping such as grading, drainage, minimal runoff, erosion
prevention, wind barriers, provisions for shade and reduction of glare.
Each landscape plan shall demonstrate a concern for solar access,
including exposure and shading of window areas.
(d) Landscaping shall be used to relieve solid, unbroken elevations, soften
continuous wall expanses and deter graffiti.
(e) Landscaping shall be required to screen storage areas, trash
enclosures, parking areas, public utilities, freeways, highways, and
other similar land uses or elements which do not contribute to the
enhancement of the surrounding area. Where possible, planting
islands and perimeter landscaping shall be designed as concave -
shaped swales instead of convex -shaped berms in order to capture
runoff and reduce dependence on water. If mounding or berms are
required as part of a project, the slopes shall not exceed a 3:1
(horizontal:vertical) ratio, nor shall they exceed 3 feet in height.
Where plants are required for screening, such screening shall consist
of the use of evergreen shrubs (minimum 5 gallons), vines and/or
evergreen trees closely spaced.
(f) Water elements (pools, ponds, fountains, and other similar ornamental
water features) incorporated into the project shall be of a design,
shape, and size that minimizes water loss through evaporation.
Recirculating water shall be used for decorative water features.
Sec. 13-105. LANDSCAPING REQUIREMENTS
(a) All required setbacks abutting a public right-of-way shall be
landscaped (except for walks and driveways which provide access
from a public right-of-way).
(b) Except in residential, and institutional and recreational zones, parking
areas shall be landscaped pursuant to the following standards:
(1) Commercial zones, including planned development commercial:
25 square feet of irrigated landscaping shall be provided for
each parking space provided other than spaces within a parking
structure.
Exception: In the TC (Town Center) district, all parking areas
not within parking structures shall be provided with irrigated
landscaping at the rate of 15 square feet per parking space.
Included in the required landscaping shall be one tree for every
8 surface parking spaces.
(2) Industrial zones, including planned development industrial: 15
square feet of irrigated landscaping shall be provided for each
parking space provided other than spaces within a parking
structure.
(3) All zones: Landscaping shall be distributed throughout the
parking area and shall be in addition to the required street
setback landscaping.
(4) Parking structure landscape requirements: In lieu of the
required square footage of landscaping per space, parking
structures shall be developed with perimeter landscaping under
the direction of the planning division. The landscaping shall
consist of tall -growing canopy trees, with a tree size mix as
follows: One tree for every 100 sq. ft. of perimeter landscape
area: 30%,15 gallon trees; 50%, 24- inch box trees; and
20%, 36 -inch or greater box trees. In addition, landscaping
shall be provided on the upper levels of parking structures with
more than 2 parking levels, when these structures are visible
from public streets. Perimeter planter boxes, with provisions
for drainage, shall be permanently mounted or designed into
the structure, incorporating cascading plants. A drip irrigation
system, on an automatic timer shall be used to irrigate the plant
material.
(c) Perimeter landscaping adjacent to property lines is encouraged in
parking areas. Planter area curbs are encouraged to be used in place
of wheel stops.
(d) All landscaping shall be separated from parking and vehicular
circulation areas by a raised, continuous 6 -inch Portland cement
concrete curb. Alternative designs which accomplish the same
purpose may be approved by the planning division.
(e) The planning division may require landscaping in excess of the
minimum area specified for a proposed development, provided the
additional landscaping is necessary to:
(1) Screen adjacent uses from parking areas, activities, storage or
structures that could cause a negative impact on adjacent uses
based on aesthetics, noise, odors, etc.; or
(2) Provide landscaping that is compatible with neighboring uses;
or
(3) Provide landscaping (shrub or vine) to deter placement of
graffiti on walls.
(f) Landscaping located in proximity to street intersections, or where a
driveway intersects a sidewalk, shall conform to the "Walls, Fences,
and Landscaping" standards which are established by resolution of
the city council.
(g) It shall be unlawful to plant, maintain, or allow to exist any thorn -
bearing plant material contiguous to any public right-of-way.
Sec. 13-106. REQUIRED LANDSCAPING MATERIALS
(a) All required landscaped areas, including landscaped areas within
parking lots, shall consist of drought tolerant plant material and shall
meet the following minimum requirements:
(1) Tree count: One tree (15 -gallon or larger) shall be provided for
every 200 square feet of landscaped area. 50 percent of all
trees shall be evergreen. 25 percent of the required trees shall
be 24 -inch box or larger. Canopy trees for parking lot areas
shall be included in the tree calculation. Canopy trees shall be
installed throughout parking lot areas at the ratio of one tree
per 6 parking spaces, with an average of 36 square feet of
planter area provided per tree. Upon written request, the
number of required trees may be reduced by the planning
division when it is determined that an alternative design will
meet the intent of section 13-104, LANDSCAPE PLAN
OBJECTIVES.
a. Tree count exception: One tree (minimum 24 -inch box or
larger) shall be provided for every 300 square feet of
landscaped area for automobile dealerships.
(2) Tree selection: Trees shall be selected based on their suitability
and sustainability in tree wells, narrow planters, and medians.
Trees shall also be selected on the basis of quality and diversity
as indicated below:
a. 24 -inch box trees shall be a minimum 8 feet in height as
measured from top of soil line in the box, and shall have a
caliper of approximately 3 inches in diameter, 18 inches
above the top of the root ball, or meeting with approval by
the planning division. Selected trees shall be healthy,
vigorous, and free from plant disease and insect pests.
Selected trees shall be symmetrical and typical for variety
and species. All trees shall have a normal and healthy root
system free from being root bound. 15 -gallon trees recently
transplanted into 24 -inch box, and 24 -inch box recently
transplanted into 36 -inch box, and so forth, shall not be
substituted for the required tree size.
b. Trees shall be selected from either the City's Recommended
Street Tree Palette (Appendix B) or Private Property Tree
Palette (Appendix D), included in the Streetscape and
Median Development Standards. Trees not selected from
these sources shall be approved or disapproved by the
planning division based on the objectives in this chapter.
c. All trees shall be staked in accordance with standards
contained in the Streetscape and Median Development
Standards.
d. At least 2 different tree species shall be identified on plans
and installed as part of the project landscaping.
e. Palm trees shall not be used in the landscaped street
setback, except as an accent plant to highlight main
driveway entrances, to accessorize the front of a building,
or for unique or theme uses. Two palms shall constitute
one tree in the ratio of required trees for required landscape
areas. Palm trees shall not be used as a parking lot tree.
(3) Shrub count: One shrub shall be provided for every 25 square
feet of open space. 60 percent of the required shrubs shall be
a minimum of 5 gallons. Upon written request, the number of
required shrubs may be reduced by the planning division when
it is determined that an alternative design will meet the
objectives in this chapter.
(4) Groundcover: At least 70 percent of all landscaped areas
containing trees and shrubs shall be underplanted with
groundcover, with the remaining areas to incorporate a
minimum two-inch -layer of uncontaminated compost or mulch.
0
Decorative (commercial) bark is not acceptable. Groundcover
shall be planted in a triangular -spaced pattern to ensure 100
percent coverage within one year of planting. A minimum 2 -
foot diameter clearance, measured from each tree trunk, shall
be maintained free of groundcover or turf. Uncontaminated
shredded mulch or compost shall be applied and maintained in
these areas.
(5) Turf: Turf incorporated into the landscape design shall not
exceed 50 percent of the total landscaping area. All turf shall
be of a drought tolerant variety. Redwood headerboard, or
other material acceptable by^ the planning division, shall be
installed to separate turf from planter and groundcover areas.
(b) Street trees located within the public parkway, or any public right-of-
way, shall be approved by the public services department.
(c) The plant material selected shall be suitable for the given soil and
climate conditions. Plant selection shall take into consideration water
conservation through appropriate use, and groupings of plants that
are well adapted to particular sites and to particular watering needs,
climatic, geological. or topographical conditions.
(d) Materials such as crushed rock, redwood chips, pebbles and stone
are not satisfactory substitutes for live plant materials although their
limited use may be approved by the planning division.
Uncontaminated mulch, shredded bark, or compost may be used to
fulfill part of the groundcover requirement as noted in section 13-
106(a). Uncontaminated mulch, shredded bark, and/or compost used
as a groundcover shall maintain a consistent 2 -inch minimum layer
and provide complete coverage under shrubs and trees.
(e) Artificial plants are prohibited.
Sec. 13-107. IRRIGATION REQUIREMENTS
(a) All landscaped areas shall be provided with an approved irrigation
system. Landscaped areas shall be provided with an automatically
time -controlled sprinkler system when the site is zoned commercial or
industrial, or when the site is zoned residential and permits more than
2 dwelling units.
(b) Irrigation system: Irrigation system shall consist of underground
piped water lines with low water flow sprinklers and/or a drip or '
trickle irrigation system. The system chosen shall be designed to
provide adequate coverage to all plant material, existing and
proposed. Water meter and line sizes shall be calculated from total
water demand, which should be, at least, the sum of the maximum
irrigation demand and all building demand. Due to varying irrigation
requirements, separate control valves and/or sprinkler/emitter heads
shall be used when shrubs and turf all appear on the same landscape
plan. The irrigation system shall be designed so that overspray,
runoff, and low -head drainage onto streets, sidewalks, windows,
walls, and fences are minimized. Automatic systems for watering
cycles shall be scheduled to maximize ground infiltration rates and
further minimize runoff.
(c) Acceptable watering time: Landscaped areas should be watered
between 8:00 p.m. and 10:00 a.m. to provide maximum benefit to
the plant material and to reduce unnecessary water loss through drift
and evaporation.
(d) Reclaimed water systems: Irrigation systems for projects one acre or
more in area shall use reclaimed water whenever such water is
available to the site. The systems shall be subject to appropriate
health standards and review by the applicable water agency.
Sec. 13-108. LANDSCAPE MAINTENANCE
(a) Responsibility of the property owner: The property owner is
responsible for the maintenance of the landscaping on their property.
Any dead, dying, or diseased trees, shrubbery, vines, groundcover,
or turf, must be replaced within 60 days of written notice from the
development services or public services departments. Tree stakes
shall be removed when no longer needed to support the tree.
Landscaping shall be maintained in an orderly and healthy condition.
This shall include proper pruning according'to International Society of
Arborists (ISA) standards, mowing of lawns, weeding, removal of
litter, fertilizing, replacement of plants when necessary, and
1
application of appropriate quantities of water to all landscaped areas.
Compost and/or mulch used as a groundcover shall maintain a
consistent 2 -inch minimum layer over soil.
(b) Tree pruning: Topping or heading back of trees are unacceptable
pruning methods because the severity of this type of pruning will ruin
the natural shape of ornamental trees, and will generate weak new
growth which is prone to breaking. The damage created by topping
or heading back is difficult to correct. Topping or heading back shall
not be used in -lieu of pruning or thinning.
(c) Tree removal: Trees shall not be destroyed or removed without prior
city approval. Site plans which identify existing and replacement
trees shall be submitted to the planning division for review, along
with written request and justification for the removal. Additionally,
the planning division may require a report prepared by a California
licensed arborist. Where possible, and under the direction of the
planning division, replacement trees shall be of a size consistent with
that to be removed. Trees may be replaced upon approval of plans
by the planning division.
(d) Water conservation required: Landscape maintenance practices shall
be employed which foster long-term landscape water. The practices
may include, but. not be limited to, performing routine irrigation
system repair and adjustments, scheduling irrigation based on the
California Irrigation Management Information System, use of moisture-
sensing or rain shut-off devices, conducting water audits and
prescribing the amount of water applied per landscaped acre.
(e) Violation of subsections (a -d) of this section shall be enforceable
under section 1-33 of this Code, irrespective of the negligence or
intent of the violator to cause, allow, or facilitate the destruction,
improper maintenance, or removal of any trees, landscaping or
irrigation."
Section 3. Publication.
This Ordinance shall take effect and be in full force and effect thirty (30)
days from and after its passage, and before the expiration of fifteen (15) days
after its passage, shall be published once in a newspaper of general circulation
printed and published in the City of Costa Mesa. Or, in the alternative, the City
Clerk may cause to be published a summary of this Ordinance and a certified copy
of the text of this Ordinance shall be posted in the office of the City Clerk five (5)
days prior to the date of adoption of this Ordinance, and within fifteen (15) days
after adoption, the City Clerk shall cause to be published the aforementioned
summary and shall post in the office of the City Clerk a certified copy of this
Ordinance together with the names of the members of the City Council voting for
and against the same.
PASSED AND ADOPTED this 201h day of September, 1999.
LD
Mayor of le City of Costa Mesa
ATTEST:
T
Deputy Cit Clerk of the City of Costa Mesa
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
APPROVED AS TO FORM
CITY A`YTORI EY�
I, MARY T. ELLIOTT, Deputy City Clerk and ex -officio clerk of the
City Council of the City of Costa Mesa, hereby certify that the above and
foregoing Ordinance No. 99-13 was introduced and considered section by
section at a regular meeting of the said City Council held on the 7th day of
September, 1999, and thereafter passed and adopted as a whole at a regular
meeting of said City Council held on the 20th day of September,` 1999, by the
following roll call vote:
AYES: (MCAJui-4AA) (2o&,L)RA) �IZ; C- LSa,v S4D1-Mj.z5 l7. XCAJ
NOES: AJonJ=
ABSENT: /U.0mE
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal
of the City of Costa Mesa this 21St day of September, 1999.
T•
Deputy ty Clerk and ex -officio Clerk of
the CitVlCouncil of the City of Costa Mesa