Chapter 18.40 - Landscape Standards

Sections:

18.40.010 - Purpose of Chapter
18.40.020 - Applicability
18.40.030 - Landscape Plan Requirements
18.40.040 - Site Landscaping Requirements
18.40.050 - Landscape Standards

18.40.010 - Purpose of Chapter

This Chapter provides standards for the provision of landscaping with development to achieve the following objectives:

A. Enhance the aesthetic appearance of development throughout the Town by providing standards related to the quality, and functional aspects of landscaping;

B. Increase compatibility between abutting land uses and public rights-of-way by providing landscape screening and buffers;

C. Provide for the conservation of water resources through the efficient use of irrigation, appropriate plant materials, and regular maintenance of landscaped areas; and

D. Protect public health, safety, and welfare by preserving and enhancing the positive visual experience of the built environment, providing appropriate transition between different land uses, preserving neighborhood character, and enhancing pedestrian and vehicular traffic and safety.

18.40.020 - Applicability

All projects that require approval of a Zoning Clearance, Development Permit, Minor Use Permit, or Conditional Use Permit, except single-family dwellings secondary residential units, and duplexes, shall submit landscape plans, and provide and maintain landscaping in compliance with the provisions of this Chapter. Standards for landscaping within the public right-of-way in conjunction with a subdivision are located in Chapter 18.92 (Subdivision Design and Improvements).

18.40.030 - Landscape Plan Requirements

A. Submittal of plans required. Landscape plans, and plans for the ornamental use of water, including but not limited to lakes, ponds and fountains, shall be submitted to the Department for review for compliance with the requirements of this Chapter. Changes to the approved landscape plans that affect the character or quantity of the plant material or irrigation system design are required to be resubmitted for approval prior to installation.

B. Preliminary Landscape Plan. A Preliminary Landscape Plan shall be submitted as part of an application for a land use permit, for new development, and the significant expansion or redevelopment of an existing use as determined by the Director.

C. Final Landscape Plan. Following approval of the land use permit, a Final Landscape Plan shall be submitted as part of the application for a Building Permit. Final plans shall be approved by the Director prior to the start of on-site construction or soil disturbance and prior to the issuance of a Building Permit. Projects requiring Commission approval due to their size or use shall require plans be prepared by a licensed landscape architect or licensed contractor. Evidence shall also be provided that a licensed landscape contractor, licensed contractor, or owner-builder will be responsible for plant and irrigation installation.

D. Landscape plan content. Preliminary and Final Landscape Plans shall contain all information specified in the instructions for preparing landscape plans provided by the Department.

E. Review and approval. After initial application review in compliance with Section 18.70.060 (Initial Application Review), the Director shall review each Preliminary Landscape Plan and Final Landscape Plan to verify its compliance with the provisions of this Chapter. The Director may approve the submittal in compliance with this Chapter, or may deny or require changes to a submittal that is not in compliance.

F. Effect of approval - Installation of landscaping. Landscaping shall not be installed until the applicant receives approval of the final landscape plan.

18.40.040 - Site Landscaping Requirements

Landscaping shall be provided in the locations and amounts specified in this Section.

A. General requirements. Landscaping shall be provided as follows:

1. Setbacks. All front yard setback areas and side yard setback space areas required by this Development Code adjacent to development areas shall be landscaped, except where a required setback is occupied by a drainage facility, structure, parking space, sidewalk or driveway or where a required setback is screened from public view and it is determined by the Director that landscaping is not necessary to fulfill the purposes of this Chapter.

2. Disturbed areas. All disturbed areas of a project site not intended for a specific use, including pad sites in shopping centers held for future development, shall be landscaped with native trees, shrubs, and groundcover. Trees and shrubs shall be provided at a rate of one tree and four shrubs for every 100 square feet of landscaped area or fraction thereof. Disturbed areas include areas on the project site that are not associated with the project but were distrubed by previous grading activities, structures, and/or substantial removal of vegetation on the site.

3. Credit for native plant retention areas. Where the review authority determines that a proposed site plan retains significant native trees and groundcover in the portions of the site proposed for development, the review authority may consider the native plant retention areas as counting toward the minimum percentages of site area required to be landscaped and the minimum number of trees required to be planted by this Section.

4. Alternatives to landscape requirements. The review authority may modify the requirements of this section if the review authority finds that the landscape alternatives of the project will achieve the same effect as the landscape requirements of this section.

B. Parking areas. Parking areas shall be landscaped as required by this Subsection. Parking lot landscaping, including perimeter screening, shall not be included to meet the landscape requirements of Subsection D.

1. Landscape materials. Landscaping materials shall be provided throughout the parking lot area using a combination of trees, shrubs and ground cover.

2. Location of landscaping. Parking lot landscaping shall be located so that pedestrians are not required to cross landscaped areas to reach building entrances from parked cars. This should be achieved through proper orientation of landscape areas and islands.

3. Parking lot perimeter landscaping. The perimeter of parking lots shall be landscaped as follows.

a. Adjacent to streets. Parking areas adjoining a street shall provide a landscaped strip at least six feet wide (inside dimension) between the street right-of-way and parking area. The landscaping shall be designed and maintained to screen cars from view from the street to a height of between 30 inches and 42 inches. Screening materials may include a combination of plant materials, earth berms, solid masonry walls or fences, raised planters, or other screening devices which meet the intent of this requirement. Trees shall be provided at a rate of one for every 20 linear feet of landscaped area or fraction thereof. Shrubs shall be provided at a rate sufficient to provide a dense screen to the required height but no less than one shrub for every five feet of linear feet of landscaped area or fraction thereof. Trees and shrubs need not be planted in a linear, spaced manner, but may be grouped together where appropriate. Plant materials, signs, or structures within a traffic safety sight area of a driveway shall not exceed 30 inches in height.

b. Adjacent to side or rear property lines. Parking areas shall provide a perimeter landscaped strip at least six feet wide (inside dimension) where the facility adjoins a side or rear property line unless the parking lot is jointly used with the adjacent parcel. The perimeter landscaped strip may include a yard or buffer otherwise required. Trees shall be provided at the rate of one for every 20 linear feet of landscaped area or fraction thereof. Shrubs shall be provided at the rate of one for every five linear feet of landscaped area or fraction thereof.

c. Adjacent to residential use. Parking areas for non-residential uses adjoining residential uses shall provide a landscape buffer in compliance with Section 18.30.110 (Screening).

4. Parking lot interior landscaping. Landscaping shall be evenly dispersed throughout the parking lot at a ratio of 200 square feet of landscaped area for every five parking stalls or fraction thereof. Two trees and four shrubs shall be provided for every five parking stalls or fraction thereof. Landscaping required by 18.40.040(B)(3) shall not be counted towards meeting the requirements of interior landscaping.

C. Street buffer landscaping. A minimum five foot wide landscape strip shall be provided along all street frontages. Shrub heights shall not impair sight distance. Trees shall be provided at a rate of one for every 20 linear feet of street frontage or fraction thereof. Shrubs shall be provided at a rate of one for every five linear feet of street frontage or fraction thereof. Trees and shrubs need not be planted in a linear, spaced manner, but may be grouped together where appropriate. Landscaping may be allowed within the street right-of-way and snow storage easements where approved by the Town Engineer.

D. Zoning district landscaping requirements. Additional landscaping may be required through the land use permit process to provide visual relief or contrast, or to screen incompatible features.

E. Landscaping between neighborhood commercial and residential land uses. See Section 18.30.110 (Screening) for requirements for landscaping between neighborhood commercial uses and adjacent residential uses.

18.40.050 - Landscape Standards

Landscape areas and materials shall be designed, installed, and maintained as provided by this Section.

A. General design standards. The following features shall be incorporated into the design of the proposed landscape and shown on required landscape plans:

1. Design requirements. Landscaping shall be planned as an integral part of the overall project design and not simply located in excess space after parking areas and structures have been planned;

2. Pedestrian accessibility. Pedestrian access to sidewalks or buildings should be considered in the design of all landscaped areas;

3. Subdivision landscaping. Landscape planting shall be provided for all adjacent public rights-of-way, in compliance with, Chapter 18.92 (Subdivision Design and Improvements);

4. Protection. Areas containing plant materials shall be protected from damage by vehicles and snow removal equipment in accordance with the Public Improvements and Engineering Standards;

5. Irrigation. Landscaped areas shall be irrigated in compliance with Subsection C. below;

6. Berms. Where provided, earthen berms shall be a minimum three feet in height; and

B. Plant materials. Plant materials shall be selected and installed in compliance with the following requirements:

1. A mix of plant materials shall be provided in compliance with Table 3-6. Calculations documenting the required mix shall be shown on the landscape plan;

TABLE 3-6

REQUIRED MIX OF PLANT MATERIALS

2. Plant materials shall emphasize drought-tolerant and/or native species in compliance with Subsection D (water conservation), below;

3. Trees and shrubs shall be planted so that at maturity they do not interfere with service lines and traffic safety sight areas;

4. Trees and shrubs shall be planted and maintained in a manner that protects the basic rights of adjacent property owners, particularly the right to solar access;

5. Trees planted near public sidewalks or curbs shall be of a species and installed in a manner which prevents physical damage to sidewalks, curbs, gutters and other public improvements;

6. All landscape areas shall be planted with groundcover in all locations not occupied by other plant materials. Groundcover shall be of live plant material. Gravel, colored rock, bark, and similar materials may be used in combination with a living ground cover. Non-plant materials may be approved for use in limited areas through the landscape plan review process but shall not comprise more that 25 percent to the total landscaped area; and

7. Any existing landscaping indicated on the approved landscape plan for retention that is damaged or removed during construction shall be repaired or replaced in kind with equivalent size.

C. Irrigation. Landscaped areas shall be supported by a permanent, automatic irrigation system coordinated to meet the needs of various planting areas and in compliance with the following standards:

1. Equipment.

a. Anti-drain valves. Integral, under the head, or in-line anti-drain valves shall be installed as needed to prevent low head drainage.

b. Automatic control valves. Different hydrozones shall be irrigated by separate valves.

c. Controllers. Automatic control systems shall be required for all irrigation systems and must be able to accommodate all aspects of the design. Automatic controllers shall be digital, have multiple programs, multiple cycles, and have sensor input capabilities.

d. Rain/moisture sensor devices. Rain or moisture sensing override devices may be required where appropriate.

e. Sprinkler heads. Sprinkler heads shall be selected for proper area coverage, application rate, operating pressure, and adjustment capability. Sprinklers shall have matched precipitation/application rates within each control valve circuit.

f. Water meters. Separate landscape water meters or sub-meters may be required for projects where service includes both landscape and non-landscape. Landscape sub-meters, if used, shall be purchased, installed and maintained by the owner.

g. Drip irrigation. Drip irrigation systems may be approved if commercial or agricultural grade materials are used. Components shall be installed below the soil except for emitters.

2. Runoff and overspray. Irrigation systems shall be designed to avoid runoff, low head drainage, overspray or other similar conditions where water flows or drifts onto adjacent property, non irrigated areas, walks, roadways or structures.

D. Water Conservation. Landscaping shall be designed for the efficient use of water, including provisions for efficient landscape systems. The selection of plant materials shall include indigenous or native plant materials, providing a variety in size, shape and height. The following minimum standards shall apply:

1. Plant materials. Plant materials shall emphasize drought-tolerant and/or native species:

a. At least 80 percent of the plants selected in non-turf areas shall be suited to Truckee’s climate and require minimal water once established. Exceptions to this requirement may be granted in situations where non-potable private well water is used for irrigation purposes; and

b. Up to 20 percent of the plant material may be of a less drought-tolerant variety as long as they are grouped together and irrigated separately.

2. Turf limitations.

a. Turf, grasses and other ground covers which are not drought tolerant shall be minimized. No more than 25 percent of the entire landscaped area may be covered with irrigated turf or grasses.

b. Turfgrass shall be prohibited in median areas, in parkway areas less than eight feet in width, and on slopes of 15 percent or greater.

c. Sloped turf areas adjacent to paved or impermeable surfaces (parking lots, walkways, etc.) shall be leveled off to a flat area at least three feet wide between the slope toe and the hard surface.

d. Turf areas exceeding 1,000 square feet or used as an essential part of development, (e.g., golf courses or playing fields) shall utilize soil-moisture sensors and rain shut-off valves as part of their irrigation systems.

3. Irrigation.

a. Plants shall be grouped according to their water needs, in hydrozones of high, medium and low water use with areas of each type calculated on the final plan. Irrigation systems shall be designed to reflect the needs of the various hydrozones of high, medium or low water used with each area served by a dedicated irrigation controller station.

b. Irrigation systems shall be equipped with a controller capable of dual or multiple programs with a flexible calendar program.

c. Drip, trickle or other low-volume irrigation shall be provided on no less than 90 percent of the landscaped area of commercial landscaping except for those areas devoted to turfgrass and flat groundcover plants. If a licensed landscape architect or licensed landscape contractor verifies that a drip/trickle system is not feasible due to location, the percentage of drip/trickle irrigation may be further reduced.

d. Sprinkler systems shall be designed to prevent overspray and runoff. Areas of sprinkler coverage shall be shown on the irrigation plan.

E. Installation. Landscape materials and support equipment shown in an approved Final Landscape Plan shall be installed as follows:

1. Construction projects. Required landscaping shall be installed and verified by the Department prior to occupancy of the site;

2. Installation. Landscape materials and irrigation equipment shall be installed in compliance with the approved plans and specifications;

3. Delayed installation. In the event that seasonal conditions prevent the effective installation of required landscape prior to occupancy, a conditional certificate of occupancy with a performance bond or similar instrument in the amount equal to 125 percent of the value of the landscape materials and labor for installation may be allowed, subject to the approval of the Director; and

4. Changes to design. Proposed changes to an approved Final Landscape Plan shall be approved by the Director.

F. Installation and maintenance of landscape. All proposed and required landscaping is an integral part of an approved project, and shall be properly maintained in healthy condition for the life of the project.

1. Landscaping shall be installed and maintained consistent with the approved Final Landscape Plan and in a manner as to fully attain the objectives of this Chapter.

2. The maintenance of approved landscape installations shall include regular watering, pruning, and fertilizing as necessary to maintain all plant materials in healthy condition. Maintenance shall also include:

a. The regular clearing of debris and weeds;

b. Removal and replacement of dead or dying trees and plants; and

c. The maintenance and any necessary repair of irrigation systems.

Failure to maintain landscaping is a violation of the land use permit for the project and this Development Code.

3. Prior to two years after the establishment of an approved use, the project applicant shall provide the Director with a report prepared by the project landscape contractor or landscape architect which documents the condition of the landscaping, and provides recommendations as to whether any landscaping should be repaired, replaced, or installed. The recommendations of the report shall become a part of and incorporated into the Final Landscape Plan, and the landscaping shall be repaired, replaced, and installed within six months of the date of approval of the report by the Director.