Chapter 17.60 LANDSCAPING, BUFFERING, FENCING AND TRANSITIONING

Chapter 17.60
LANDSCAPING, BUFFERING, FENCING AND TRANSITIONING

Sections:

17.60.010 What this chapter does.

17.60.020 Purpose.

17.60.030 Improvements required.

17.60.040 General landscape provisions.

17.60.050 Landscape plan.

17.60.060 Completion of landscape improvements.

17.60.070 Planting standards.

17.60.080 Design applications.

17.60.090 Required landscaping.

17.60.100 Residential landscape requirements.

17.60.110 Required buffer widths and improvements.

17.60.120 General fencing provisions.

17.60.130 Chain link fencing.

17.60.140 Clear vision triangle.

17.60.150 Lot size transitioning.

17.60.160 Tables.

17.60.170 Diagrams.

17.60.010 What this chapter does.

This chapter promotes the health, safety, and general welfare of the public through the appropriate use of landscaping, buffering and fencing. [Ord. O-05-2008 § 2 (Exh. A § 12.1); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.1)].

17.60.020 Purpose.

Properly placed landscaping can lessen the impact of dust, heat, erosion, and wind. Landscaping and fencing are also encouraged when used as buffers and screens against undesirable views. [Ord. O-05-2008 § 2 (Exh. A § 12.2); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.2)].

17.60.030 Improvements required.

All landscaping, buffering, and fencing requirements of this chapter shall apply to all newly constructed buildings (with the exception of single-family residences) and any structure that is being expanded or altered. [Ord. O-05-2008 § 2 (Exh. A § 12.3); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.3)].

17.60.040 General landscape provisions.

The following landscape provisions shall be adhered to by all land uses unless otherwise noted:

A. Park Strips. Park strips adjacent to residential dwellings shall be landscaped and maintained by the property owner whose property abuts the park strip.

B. Landscape Maintenance. All landscaped areas shall be maintained by watering of landscaping, removal of weeds, the cutting of lawn or any other activities required to maintain healthy and aesthetically pleasing landscaping. Topping of trees as a pruning technique is prohibited.

C. Tree Clearance. Trees which project over any sidewalk shall be pruned clear of all branches between the ground and a height of eight feet for that portion of the foliage located over the sidewalk.

D. Clear Vision Triangles. No landscaping over three feet in height shall be allowed within a clear vision triangle as shown in this chapter except trees with single trunks that are pruned such that all branches and foliage are removed to a height of at least eight feet. [Ord. O-05-2008 § 2 (Exh. A § 12.4); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.4)].

17.60.050 Landscape plan.

Applicants required by this title to make landscaping improvements shall submit a landscaping plan prepared by a licensed landscape architect to meet the minimum landscape requirements outlined in this chapter. All single-family dwellings shall be exempt from preparing and submitting a landscape plan. City staff will review the submitted landscaping plan for compliance with this chapter and forward the plan to the planning commission and city council for review and action concurrent with development applications, which require landscaping plans to be submitted. The landscaping plan shall include, at a minimum, the following information:

A. The location and dimension of all existing and proposed structures, property lines, easements, parking lots, power lines, rights-of-way, ground signs, refuse areas, and lighting.

B. The plant names (both botanical and common name), location, quantity, and size of all existing and proposed plants. The proposed plan should indicate the size of the plant material at the time of planting and at maturation. All existing vegetation that is to be removed or remain on the site should be clearly identified.

C. Existing and proposed grading of the site indicating contours at two-foot intervals for grades that are five percent or greater. For areas where grades are less than five percent, contours may be shown at one-foot intervals.

D. Plans showing the irrigation system shall also be included in the landscaping plan submittal.

E. Existing and proposed fences and identification of the fencing materials.

F. A summary of the total percentage of landscaped areas, domestic turf grasses, deciduous and evergreen species, and xeriscaping, along with the estimated cost of all the improvements. [Ord. O-05-2008 § 2 (Exh. A § 12.5); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.5)].

17.60.060 Completion of landscape improvements.

All required landscaping improvements shall be completed in accordance with the approved site plan, landscaping planting plan, and irrigation plan and occur prior to the issuance of a certificate of occupancy for the associated structure/building. Exceptions may be permitted and certificates of occupancy issued where weather conditions prohibit the completion of approved and required landscaping improvements. In such cases an extension period of not longer than six months is permitted and a bond for no less than 110 percent of the total estimated value of the landscaping shall be held until the project is in full compliance with this chapter and any approved site or landscaping plans. [Ord. O-05-2008 § 2 (Exh. A § 12.6); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.6)].

17.60.070 Planting standards.

The planting standards are the minimum size of landscaping that the city will accept towards meeting the landscaping required in this chapter. The planning commission and city council shall use the planting standards in evaluation of any landscaping plan. The following are planting standards for required landscaping that shall be followed for all new development:

A. Trees. Deciduous trees shall have a minimum trunk size of one and one-half inches in caliper measured eight inches above the soil line. Evergreen trees shall have a minimum size of six feet in height. The applicant may elect to use either deciduous or evergreen trees to meet this requirement.

B. Ornamental Trees. All ornamental trees shall have a minimum trunk size of one and one-half inches in caliper measured eight inches above the soil line.

C. Shrubs. All shrubs shall be a minimum of one-gallon containerized stock planted that will attain a height of at least two feet.

D. Turf. No landscaping shall be composed of more than 70 percent in turf.

E. Drought-Tolerant Plants. Fifty percent of all tree and shrub species shall be required to be drought-tolerant.

F. Weed Barrier. Planting beds are required to have a weed barrier with mulched wood chips, rocks, or other similar treatment. [Ord. O-05-2008 § 2 (Exh. A § 12.7); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.7)].

17.60.080 Design applications.

The planning commission and city council shall use the following design applications in evaluation of any landscaping plan:

A. Selection of Plants. Plants shall be selected for texture, form, color, pattern of growth and adaptability to local conditions.

B. Water Conservation. All planter beds shall be irrigated through the use of drip lines instead of spray heads to minimize water loss through evaporation.

C. Berming. Landscaped berming is required as a headlight screen or buffer surrounding all parking areas and between different land uses; particularly between nonresidential and residential uses or single-family and multifamily uses. [Ord. O-05-2008 § 2 (Exh. A § 12.8); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.8)].

17.60.090 Required landscaping.

Portions of property that are not developed with structures, rights-of-way, driveways, and parking areas shall be required to be landscaped in all zones (except in the residential base density and Tier I categories and the agriculture zones). Commercial, industrial, and multifamily dwellings shall adhere to the minimum landscaping standards contained in Table 17.60.160(a), Required Landscape Improvements for Commercial, Industrial or Multifamily. The planning commission shall have authority to waive these standards as circumstances dictate. [Ord. O-05-2008 § 2 (Exh. A § 12.9); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.9)].

17.60.100 Residential landscape requirements.

All single-family dwellings shall have the front yards landscaped within one year and back yards within two years of receiving a certificate of occupancy, unless required sooner through the project’s CC&Rs or a development agreement. [Ord. O-05-2008 § 2 (Exh. A § 12.10); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.10)].

17.60.110 Required buffer widths and improvements.

Table 17.60.160(b), Required Buffer Widths and Improvements, defines the presumptive standards for minimum required buffer widths and improvements for adjacent land uses. Where the combination of land uses is not found in the table, the planning director shall make a recommendation to the planning commission. The planning commission shall then determine an appropriate buffering requirement. The planning commission may also approve alternative buffering requirements that may be more or less restrictive than the standards contained in the table when the planning commission determines that the alternative standard eliminates nuisance concerns. Required buffers may be crossed by driveways, utility lines, sidewalks, and trails. Permitted freestanding signs may be based in required buffers. Outdoor sales, displays, or storage shall not be permitted within a required buffer. The required buffer areas are required to be landscaped with turf grasses, live ground cover, or an approved xeriscaping that meets the following requirements:

B. Walls or Fences. Where required, screening walls or fences shall not be less than six feet in height, unless approved by the city council after recommendation of the planning commission as part of site plan review. Masonry is the suggested type of fence. Such wall, fence and landscaping shall be maintained in good condition with no advertising thereon.

C. Berming. Berms shall be at least three and one-half feet in height and shall not exceed a slope of 2.5:1, except where a retaining wall is used to support one side of the berm.

D. Headlight Screen. A headlight screen shall consist of a berm, fence, wall, or landscaping consisting of at least three and one-half feet in height and capable of blocking headlights. Headlight screening may also be provided by buildings. [Ord. O-05-2008 § 2 (Exh. A § 12.11); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.11)].

17.60.120 General fencing provisions.

The following fencing provisions shall be adhered to:

A. Property Lines. Property owners should only install fencing on their property. If the property lines are not clearly marked, the property owner shall have a surveyor determine and mark the property lines.

B. Residential Fence Height. No residential sight-obscuring fence shall be higher than four feet between the front wall of the home and the street. Residential fencing cannot exceed six feet in height.

C. Corner or Double Frontage Lots. Lots with more than one frontage shall adhere to subsection H of this section, Fencing along Streets. Clear vision triangles as shown in this chapter shall be preserved and enforced.

D. Residential Alley Fencing. Fences along alleys or residential service drives may be no higher than six feet and must follow the clear vision triangle regulations (see Diagram 17.60.170(c)).

E. Commercial Fence Height. Fencing in commercial areas shall not exceed six feet in height. See EMMC 17.60.130 for chain link fencing regulations.

F. Industrial Fence Height. Fencing in industrial areas shall not exceed eight feet in height. See EMMC 17.60.130 for chain link fencing regulations.

G. Miscellaneous Properties/Uses. Fencing height and setbacks for other uses shall be determined by the planning director based on compatibility with the neighborhood and adjacent uses. Security fencing for public facilities, such as power substations, may exceed height and material restrictions, based on compatibility and safety.

H. Fencing along Streets. Any sight-obscuring fence taller than four feet must be set back a minimum of three feet from the sidewalk. This three-foot strip shall contain trees, shrubs, or other ground cover. All landscaping shall be maintained by the property owner. Fencing that is four feet or shorter may be placed on the property line. See EMMC 17.60.130 for chain link fencing regulations.

I. Public View. Finished side slats shall be on the street side or public view side of the fence railing.

J. Fire Hydrants and Utility Boxes. Fire hydrants and utility boxes shall not be fenced into a yard. A three-foot clear space shall be maintained around the circumference of all fire hydrants and utility boxes. Some utility boxes are not visible above ground. Blue Stakes should always be contacted and appropriate staking/marking should occur prior to installing a fence.

K. Retaining Walls. Retaining walls that are over four feet in height shall obtain a building permit in accordance with the International Building Code or the International Residential Code.

L. Sport Courts. Fencing for sport courts (tennis, basketball, etc.) may be chain link, and is exempt from the height restrictions of this chapter. Sport court fencing may not be used as exterior property-line fencing.

M. Public Utility Easement. Fencing may be installed over a public utility easement, but retaining walls shall not.

N. Meters. Fencing shall not obstruct access to gas and electric meters. If meters are in a fenced area, there must be an unlocked entrance to access these meters.

O. Clear Vision Triangles. All clear vision triangles as described in this chapter shall be preserved. Diagram 17.60.170(c), Alleyway Fencing, also gives additional information for maintaining the clear vision triangles with fencing. All property owners shall maintain a clear vision triangle for neighboring driveways as depicted in Diagram 17.60.170(a).

P. Barbed Wire. Barbed wire or wire fences shall be allowed only in conjunction with approved animal uses, unless otherwise approved by the planning commission. Razor fences shall be prohibited.

Q. Additional Restrictions. Many of the covenants, conditions, and restrictions (CC&Rs) recorded with property contain restrictions on fencing. Property owners shall refer to these standards and discuss the proposed fencing with appropriate architectural review committee, as applicable, prior to installation.

R. Refuse Areas. All refuse areas shall be screened by approved solid fencing materials. Chain link fences and fencing with vinyl slats are prohibited. [Ord. O-05-2008 § 2 (Exh. A § 12.12); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.12)].

17.60.130 Chain link fencing.

Chain link fencing is permitted when the recorded covenants, conditions, and restrictions of the property do not prohibit its use. Chain link fencing shall comply with the following standards noted below and depicted in Diagram 17.60.170(b), Chain Link Fencing.

A. Detached Residential. Chain link fence height shall not exceed four feet in height and is permissible in rear yards and in side yards only, as long as no part of the fence is closer to the street than the front wall (or in the case of a corner lot, the side wall) of the home, excluding porches.

B. Commercial and Multifamily. Chain link fencing is prohibited in all commercial and multifamily developments.

C. Industrial. Chain link fencing in industrial areas shall not exceed eight feet in height, and shall be permissible no closer than the front wall of the building (or in the case of a corner lot, the side wall of the building). Where chain link fencing is visible from the street or parking, additional landscaping shall be established. All chain link fencing in industrial areas shall be vinyl-coated. The planning commission or city council can require a solid screen fence other than chain link to screen outdoor storage or similar uses.

D. A top rail bar is required on all chain link fencing.

E. Slats are not allowed.

F. Fencing may not obstruct traffic visibility on corner lots.

G. Fences must meet all other standards for fence construction in the development code.

H. Fencing must be constructed with the open cut of fence mesh down to the ground. [Ord. O-05-2008 § 2 (Exh. A § 12.13); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.13)].

17.60.140 Clear vision triangle.

Clear lines of sight shall be provided at intersections by delineating triangular areas adjacent to all intersections, within which no parking, building, structure, berming, or landscaping over three feet in height above the street shall be permitted. Single-trunk trees may be planted within such areas, but only where the tree will be pruned to eliminate all branches and foliage below eight feet. Driveways are prohibited within the clear vision triangle of local streets unless there is no other feasible placement of a driveway on a lot. Clear vision triangles may not be required if an approved chain link or other non-sight-obscuring fence is used. The size of the clear vision triangles shall be as follows:

A. Local Streets. At intersections of local streets, the triangle shall be defined by drawing a line between two points that are 30 feet from the intersection. See Diagram 17.60.170(a), Clear Vision Triangle.

B. Alleys or Driveways and Local Streets. At intersections of alleys or driveways (this includes private driveways) and local streets, the triangle shall be defined by drawing a line between two points that are 15 feet from the intersection along the lot lines (along alleys) or driveways and 30 feet on the street side. See Diagram 17.60.170(c), Alleyway Fencing.

C. Other Streets. Larger clear vision triangles may be required by the city engineer where local streets enter arterial streets, major collector streets, or parkways. [Ord. O-05-2008 § 2 (Exh. A § 12.14); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.14)].

17.60.150 Lot size transitioning.

New subdivisions that are being proposed adjacent to existing or approved subdivisions and master development plans, building lots in an agriculture zone, or Camp Williams and BLM properties shall have lots that transition in accordance to the following standards:

A. Existing Subdivisions and Master Development Plans of Lower Density. All new developments that are being proposed adjacent to existing development consisting of lots equal to or greater than one acre in size shall contain a row of lots on the perimeter of the project area equal to or larger than one acre, plus a road, plus a row of one-half-acre lots, plus a row of one-quarter-acre lots before smaller lots may be used.

B. Existing Subdivisions and Master Development Plans of Higher Density. If a new base density or Tier I development is proposed next to an existing development of a higher density, a lot size transition shall be required consisting of three rows of lots that increase in size up to the desired acreage. Where a subdivision plat with an area of base density or Tier I development is planned adjacent to an area of higher density within the same master development plan, no transition shall be required.

C. Agricultural Building Lots. New lots in a residential zone that are being proposed adjacent to existing building lots (lots subdivided for the purpose of building) within an agricultural zone shall be bordered by at least one row of transition lots and a road. The transition lots shall not be smaller than one acre.

D. Camp Williams or BLM. Proposed lots adjacent to Camp Williams, or BLM land, shall be a minimum of one acre in size. The planning commission may recommend and the city council may approve lots smaller than one acre in size when these bodies find that there have been adequate improvements to mitigate concerns with storm water runoff and wild land fires. All development within 1,000 feet of Camp Williams shall have a maximum density of 1.6 dwelling units per acre, and the minimum lot size shall be one-half acre. [Ord. O-05-2008 § 2 (Exh. A § 12.15); Ord. O-23-2005 § 3 (Exh. 1(1) § 12.15)].

17.60.160 Tables.

Table 17.60.160(a) Required Landscape Improvements for Commercial, Industrial or Multifamily
Landscaped Area*	Deciduous/Evergreen Trees	Percentage of Turf
Less Than 1,000	1	80
1,001 – 3,000	2	80
3,001 – 5,000	5	80
5,001 – 7,000	6	50
7,001 – 9,000	7	50
9,001 – 11,000	8	50
11,001 – 13,000	9	50
13,001 – 15,000+	10	50

* Areas measured in square feet. Parking lot landscaped islands have different standards and are found in Chapter 17.55 EMMC, Off-Street Parking.

Table 17.60.160(b) Required Buffer Widths and Improvements
Land Use 1*	Land Use 2*	Required Buffer Width**	Required Improvements***
Permitted use in a zone	Permitted use in a zone	N/A	Ground cover, trees
Permitted use in a zone	Conditional use in a zone	15 feet	Trees, ground cover, wall or fence
Commercial, multifamily, industrial, and institutional	Single-family dwelling	20 feet	Trees, ground cover, wall or fence, berming
Single-family dwelling	Religious and cultural meeting halls	10 feet	Trees, ground cover, walls or fences
Parking areas	Property line	10 feet	Trees, wall or fence, headlight screen
Parking areas	Public streets	10 feet	Trees, berming, headlight screen

* In such cases where a specific combination of land uses is not found in the table, the planning director shall make a recommendation to the planning commission. The planning commission shall then determine an appropriate buffering requirement.

**Buffer widths are spaces of improved landscaped areas along property lines. Each zoning district establishes setbacks, which are the distance or amount of space between buildings and property lines. The planning commission may also approve alternative buffering requirements that may be more or less restrictive than the standards contained in this table when the planning commission determines that the alternative standard eliminates nuisance concerns.

***See EMMC 17.60.110 for detailed descriptions and standards for each type of improvement.

[Ord. O-05-2008 § 2 (Exh. A Tables 12.1, 12.2); Ord. O-23-2005 § 3 (Exh. 1(1) Tables 12.1, 12.2)].

17.60.170 Diagrams.

Diagram 17.60.170(a) – Clear Vision Triangle

Diagram 17.60.170(b) – Chain Link Fencing

Diagram 17.60.170(c) – Alleyway Fencing

[Ord. O-05-2008 § 2 (Exh. A Diagrams 12.1 – 12.3); Ord. O-23-2005 § 3 (Exh. 1(1) Diagrams 12.1 – 12.3)].