Chapter 17.44
LANDSCAPING STANDARDS
Sections:
17.44.040 Landscape standards.
17.44.050 Landscape types and descriptions.
17.44.060 Adjustment of landscape requirements.
17.44.070 Landscape maintenance.
17.44.080 Performance assurance.
17.44.010 Purpose.
The purpose of the landscaping and screening requirements of this chapter includes the following:
A. Increase compatibility between different intensities of land use by providing visual barriers that interrupt the barren expanse of paved parking lots;
B. Screen undesirable views of surrounding properties;
C. Provide a visual separation and physical buffer between varying intensities of abutting land uses;
D. Reduce the impact of erosion and stormwater runoff;
E. Provide pervious surfacing to allow natural ground water recharge;
F. Reduce heat, air and noise pollution;
G. Promote safety through reduced glare and reduction of congestion;
H. Provide visual separation between pedestrian and traffic movement; and
I. Preserve and enhance the ecology of the region and the natural character of the community. (Ord. 18-179 § 4; Ord. 07-093 § 1).
17.44.020 Applicability.
A. This chapter shall apply to all permitted, accessory and conditional uses, as identified elsewhere in this title, and except as described below. Unless excluded from the requirements of this chapter, landscape plans shall be submitted with a development permit application prior to the issuance of any building permit or other land use action. The following are definitions of terms used in applying landscape standards as described throughout this chapter:
“Landscaping” shall mean an area devoted to or developed and maintained with plantings, lawn, ground cover, gardens, trees, shrubs, and other plant materials, decorative outdoor landscape elements, gardens or ponds or pools, fountains, water features, paved or decorated surfaces of rock, stone, brick, block, or similar material (excluding driveways, parking, loading, or storage areas), and sculptural elements.
“Landscaping, perimeter” shall mean a landscaped area adjoining and outside of the shortest circumference line defining the exterior boundary of a parking lot or loading area, or similar areas, excluding driveways or walkways providing access to the facility (as applied to parking and loading facilities or to similar paved areas).
“Maintenance” shall mean and include mowing, trimming, pruning, cleaning, and otherwise sustaining or upkeeping landscaping and abutting rights-of-way.
“Topsoil” means and includes the surface soil where plant roots will grow. Topsoil shall be installed and maintained clean and free of construction debris, weeds, rocks, noxious pests and diseases.
B. This chapter does not apply to:
1. Farms and accessory uses associated with farming;
2. Single-family residential dwellings, duplexes and their accessory use when not developed as part of an overall development, i.e., subdivisions or planned developments, and while used for those purposes;
3. Subdivision(s) and short subdivision(s), except subdivision entrance signs, or landscape design standards required elsewhere in the city regulations;
4. Remodels representing less than 50 percent of the valuation of the structure as determined by using the most recent ICBO construction tables, or remodels adding less than 20 percent of gross floor area, whichever is greater; and
5. Changes or expansions in use(s) requiring less than five parking stalls or less than 10 percent of the required parking stalls.
C. The city shall review and may approve, approve with modifications or disapprove the landscape plans for all developments in accordance with the provisions of this chapter. The city may permit alternative landscaping, as set forth in RIMC 17.44.060, when the overall site development plan, as proposed by the applicant, provides equal or better results than required by this chapter. The city may adopt a tree standards manual that describes appropriate species, planting and maintenance techniques applicable to the Rock Island area. (Ord. 18-179 § 4; Ord. 07-093 § 1).
17.44.030 Landscape plan.
All landscape plans shall be a scaled drawing submitted to and approved by the city and shall be consistent with the provisions of this chapter. At a minimum, the landscape plan shall contain the following:
A. A plant list indicating the type, size and quantity of proposed plant materials.
B. The landscape design shall include the location and size of all existing and proposed planting areas on the site. An irrigation system plan shall also be submitted. Where utilized, the following items shall also be shown:
1. Indication of screening and buffer plantings required by ordinance;
2. Impervious surfaces;
3. Natural or manmade features and water bodies;
4. Existing or proposed structures, fences, and retaining walls;
5. Location and spacing of each plant to be planted, shown to scale;
6. Designated recreational open space areas, pedestrian plazas, or green areas; and
7. The location of all proposed lighting shall be included.
C. The landscape plan shall be submitted with the development application and approved prior to the issuance of a building permit or in conjunction with the development permit. (Ord. 18-179 § 4; Ord. 07-093 § 1).
17.44.040 Landscape standards.
A. General Landscape Standards. The following minimum standards shall apply to all landscaped areas required by this title:
1. All landscaping shall be maintained for the life of the completed development.
2. The applicant and/or landowner shall follow accepted nursery standards and practices in the planting and maintenance of vegetation required by this chapter during site development and care shall be taken not to compact the planting areas.
3. A permanently installed irrigation system shall be provided with adequate water pressure and coverage to serve all landscaped areas, except for areas with existing native species that are incorporated into the approved design.
4. Landscape designs must coordinate with placement of all site utility elements. Consideration of above and below ground utilities and irrigation delivery systems is required to mitigate impact and reduce future maintenance conflicts. Large maturing trees may not be planted in conflict with overhead transmission or distribution lines. Vines or spreading ground cover must be maintained to avoid encroaching on the city sidewalks.
5. The property owner or occupant shall keep and maintain the landscaped areas free of weeds and trash, and shall replace any diseased, damaged, unhealthy or dead plants in conformance with the approved landscape plan. All landscape materials shall be pruned, trimmed, and otherwise maintained as necessary to maintain a healthy growing condition. If the city determines the maintenance required under this subsection has not been performed, the city shall take enforcement action pursuant to the provisions of RIMC Title 14.
6. Planting areas shall be clearly separated from parking spaces and driveways by a raised curb, earthen berm or other suitable formal separation permanently affixed to the ground. Planting areas shall not have artificial impervious material underlying the topsoil.
7. The plant materials that are chosen shall be those best suited to the climate within the Rock Island area.
8. Trees.
a. Where required, deciduous trees shall have a minimum trunk size of two-inch caliper as measured 12 inches above the root crown at the time of planting. Where required, coniferous trees shall be at least eight feet in height at the time of planting.
b. Street trees shall be planted adjacent to the right-of-way, but not closer than three feet to a public sidewalk or curb. In no case shall sight-obscuring landscaping be located within the clear view triangle area as set forth in this title.
c. Trees shall be of a variety approved by the city so as not to cause damage to sidewalks or streets because of root growth.
d. It shall be the responsibility of the owner(s) of the lot adjacent to the streetscape area to maintain the trees and planting area in good growing condition and to replace dead or dying trees with similar tree or shrub species. The city shall have the right to prune and maintain trees and shrubs within the lines of the right-of-way, clear view triangle and other public areas as may be necessary to ensure public safety.
9. Shrubs. Where required, shrubs shall be at least one and one-half feet in height at the time of planting.
10. Ground Cover. Where required, ground cover shall consist of perennials, grasses, shrubs, vines, or other similar living ground cover; provided, that where only a portion of the landscaped area is to be covered with living ground cover, the remaining area may be covered with bark, rock or other similar material.
11. All landscaped areas shall be designed, consistent with the requirements of this title, and implemented so that the area will be covered within five years.
12. All landscaped islands must have a minimum depth of topsoil of two feet for shrubs and four feet for trees, unless poor drainage conditions exist which would require modifications as approved by the city.
13. All landscaping shall be installed prior to issuance of the certificate of occupancy unless financial surety is posted in a form in an amount acceptable to the city of Rock Island as set forth in Chapter 14.90 RIMC.
B. District Landscaping Designations and Minimum Width. Landscaping shall be provided in all developments subject to this chapter and as set forth below, except as otherwise enumerated within applicable regulations of the city. The following standards listed below indicate the type and width of landscaping required for various proposed uses, depending on the zoning district, type of use and zoning of adjacent parcels, or as enumerated elsewhere in this title.
1. The minimum landscaping width along the rear and side yards may be reduced to an amount approved by the city, but in no case shall it be less than five feet, if an ornamental wall or fence is constructed in conjunction with the landscaping required.
2. The city may increase the minimum width of a landscaped area and type of planting if the use is located adjacent to a lower intensity use.
3. If the side yard is on a corner, all landscaping standards shall apply.
4. Where side and rear yards are not required to have landscaping, the provision of landscaping shall be at the owner’s discretion.
5. If existing, well established trees that have a trunk diameter of six inches or greater, as measured four feet above ground level, and/or vegetation (excluding noxious weeds and grasses) can realistically be utilized, they should be preserved and incorporated into the overall landscape program.
6. General Commercial (C-G), Commercial-Industrial (C-I) and General Industrial (I-G) Districts.
|
Yard/Area |
Landscape Width |
Landscape Type |
|---|---|---|
|
a. Front yard |
6 feet |
Type II |
|
b. Front yard IF a pedestrian plaza or green area is provided |
6 feet |
Type IV |
|
c. Side and rear yards, only where adjacent to any residential or side street |
10 feet |
Type I |
|
d. Adjacent to buildings and/or structures |
5 feet |
Type IV |
7. Recreation Mixed Use (M-R) and Public Facilities (PF) Districts and Planned Developments.
|
Yard/Area |
Landscape Width |
Landscape Type |
|---|---|---|
|
a. Front, rear and side yards |
6 feet |
Type II |
|
b. Any yards adjacent to any residential or side street |
10 feet |
Type I |
|
c. Yards adjacent to buildings or structures |
5 feet |
Type IV |
8. Conditional Uses/Nonresidential in Residential Districts.
|
Yard/Area |
Landscape Width |
Landscape Type |
|---|---|---|
|
a. Front yard |
6 feet |
Type II |
|
b. Rear, side yards or side street |
10 feet |
Type I |
|
c. Yards adjacent to buildings or structures |
5 feet |
Type IV |
C. Landscape Standards for Parking Areas. All required off-street parking facilities in the general commercial C-G, commercial industrial C-I, recreation mixed use M-R, public facilities PF and general industrial I-G districts, as well as those off-street parking facilities required in association with planned developments and conditional uses, shall provide landscaping consistent with the Type III parking area landscaping requirements established herein.
D. Landscape Standards Adjacent to State Highway. Development adjacent to a state highway shall provide a landscaped strip along the entire state right-of-way frontage. The strip shall measure a minimum of 30 feet in width and be landscaped with trees, shrubs and ground cover. The landscape berm shall be reviewed and revised, as required by the city, to ensure safe sight distance for the traveling public is not impaired because of the landscape berm. (Ord. 18-179 § 4; Ord. 07-093 § 1).
17.44.050 Landscape types and descriptions.
A. Type I – Screen. Type I landscaping is intended to provide a very dense sight barrier to significantly separate incompatible uses and/or zoning districts. Existing natural buffers are encouraged but may need additional width or to be augmented with additional landscaping features to provide the required sight barrier. Type I landscaping shall contain the following minimum elements:
1. All plant materials and living ground cover must be selected and maintained so that the entire landscaped area will be covered a minimum of 75 percent within five years, with maximum coverage in eight years.
2. Any combination of deciduous or evergreen trees (but no less than 50 percent of the selected trees must be evergreen), shrubs, earthen berms and related plant materials or design is allowed; provided, that the resultant effect is sight-obscuring from adjoining properties.
3. All trees must grow to a minimum eight feet and shrubs should be three and one-half feet in height, respectively.
B. Type II – Streetscape. Type II landscaping is intended to create a visual separation between property uses/activities and streets or roads, and to create visually aesthetic street corridors to help promote linkages between neighborhoods, commercial, industrial and recreational areas. Type II landscaping shall contain the following minimum elements:
1. Deciduous trees and a combination of shrubs and/or ground cover approved by the city and as set forth herein:
a. Trees used as street trees shall have a minimum trunk size of two and one-half inch caliper as measured 12 inches from the root crown by the time of planting;
b. Trees shall be planted at intervals no greater than 40 feet on center (from the center of each tree to the next center of the next tree);
c. Trees shall not be located closer than three feet to the curb and/or a sidewalk;
d. Trees shall not be located within five feet from buried utilities and/or fire hydrants and/or overhead power poles.
e. Evergreen trees that comply with subsections (B)(1)(a) through (B)(1)(c) of this section may be substituted for the deciduous trees, upon approval of the city, provided they will not cause sight distance impairment at intersections of public streets and/or driveways, and provided they will not cause operational and/or structural damage to sidewalks and/or storm drainage systems.
2. Shrubs shall be a minimum of one and one-half feet in height at the time of planting and may be dispersed throughout the landscaped planting area or in confined pockets or nodes; shrubs should be no less than six inches overall.
3. Ground cover shall be designed to cover 60 percent of the required area. Ground cover shall consist of grasses, shrubs, vines, or other similar living ground cover. The remaining area may be covered with bark, rock or other similar material. These areas may also contain trees, shrubs, and other permitted plant materials and pedestrian amenities (e.g., benches); however, areas planted in grass shall be designed and constructed in a manner that will make possible normal maintenance such as mowing and watering. Ground cover shall be planted so that a minimum of 75 percent of the area is covered at maturity within five years.
4. Perennials can be planted in addition to the required trees, shrubs, and ground cover listed above but they do not take the place of the requirement materials.
5. It shall be the responsibility of the owner(s) of the lot adjacent to the streetscape area to maintain the trees and planting area in good growing condition and to replace dead or dying trees with similar tree or shrub species. The city shall have the right to prune and maintain trees and shrubs within the lines of the right-of-way, clear view triangle and other public areas as may be necessary to ensure public safety.
C. Type III – Perimeter Landscaping. Type III landscaping is intended to provide landscaping on the perimeter boundary of a site and to provide a visual separation of uses from adjacent uses and parking areas. Type III landscaping shall contain the following minimum elements:
1. A combination of deciduous and/or evergreen trees, shrubs, and ground cover shall be provided;
2. No more than 60 percent of the trees shall be deciduous;
3. Trees shall have a minimum trunk size of two-inch caliper as measured 12 inches from the root crown at the time of planting;
4. Trees shall be planted at intervals no greater than 30 feet on center, unless plantings are clustered into groups, then the planting intervals shall be planted at intervals no greater than 90 feet;
5. Plant materials shall be planted so that the ground will be covered a minimum of 75 percent within five years;
6. Of the ground cover provided, at least 75 percent shall be living ground cover;
7. Shrubs shall be a minimum of one and one-half feet in height at the time of planting with approved living ground cover. Plant materials shall be planted so that the ground will be covered a minimum of 75 percent within five years;
8. Perennials can be planted in addition to the required trees, shrubs, and ground cover listed above but they do not take the place of the requirement materials;
9. Earthen berms with grass, vegetative ground cover or other landscaping features should be designed with the required landscaping standards of this chapter, provided the resultant effect would provide a pedestrian-friendly environment and visual relief where clear sight is required and can be achieved.
D. Type IV – Open Landscaping. Type IV landscaping is intended to provide visual relief where clear sight is desired, pedestrian plazas, green areas, around signs, intersections, buildings or other similar areas. Type IV landscaping shall contain the following minimum elements:
1. A combination of evergreen or deciduous trees, shrubs, perennials and ground cover planted adjacent to buildings in the following areas and shall meet the criteria as prescribed herein:
a. At the main entrance and front of the building;
b. Adjacent to a public road.
2. A minimum of 30 percent of the area as measured along the length of a building or structure shall be planted and landscaped in areas identified in subsection (D)(1) of this section.
3. The landscape area shall not be located greater than 15 feet from the building or structure.
4. Accessory buildings associated with the primary use shall be exempt from the above requirements.
5. Landscaping located at road intersections or within a clear view triangle shall not exceed three and one-half feet in height as measured from road grade.
E. Type V – Parking Area Landscaping. Type V landscaping is intended to provide visual relief and shade in parking areas. Up to 100 percent of the required trees proposed for the parking area may be deciduous. Type V landscaping shall contain the following minimum elements:
1. Required Amount.
a. Parking areas with fewer than five parking stalls are exempt from these provisions.
b. A parking area with more than five but less than 20 parking spaces: at least one tree per parking space or 15 square feet of landscape area must be provided.
c. If the parking area contains more than 20 parking spaces, at least 15 square feet of landscaping must be provided or as deemed necessary by the council.
2. Each area of landscaping shall not be less than six feet in any direction. The area must contain at least one deciduous tree not less than two and one-half caliper inches as measured 12 inches from the top of the root crown at the time of planting. The remaining ground area must be landscaped with perennials, shrubs and ground cover materials.
3. A landscaped area must be placed at the interior end of each parking row in a multiple lane parking area. Each area must be at least four feet wide and must extend the length of the adjacent parking stall(s).
4. One shade tree shall be planted within the interior of the off-street parking area for every 10 parking stalls. The priority in meeting this provision is to preserve existing, well established trees that do not interfere with the safety, operation and functioning of the parking lot.
5. All landscaped islands must have a minimum depth of topsoil of two feet for shrubs and four feet for trees, unless poor drainage conditions exist which would require modifications as approved by the city.
6. Screen planting of a dense evergreen material not less than five feet in height at the time of maturity shall be provided in any locations where lights from vehicles within the off-street parking area and/or where overhead illumination may shine directly into windows of adjacent residential buildings. In lieu of screen planting, up to 50 percent of the required landscaping may be subtracted when a solid rock, masonry or wood fence is constructed, provided the fence is at least 42 inches high, but does not exceed five feet in height.
7. A screen planting of dense evergreen material not less than five feet high at the time of planting shall be required where overhead illumination is located within the off-street parking area and may shine directly into windows of adjacent residential buildings. The city may require a greater height if it is determined that the screen planting of five feet high does not properly screen the overhead illumination from adjacent residential buildings. Parking lot lights will not be permitted to shine over property boundaries.
8. Provisions shall be made to ensure that adequate pedestrian paths connecting the parking lot with the public right-of-way are provided throughout the landscaped areas.
9. All areas in a parking facility not used for driveways, maneuvering areas, parking spaces or walks shall be permanently landscaped with Type IV standards and shall be permanently maintained pursuant to a maintenance program submitted by the applicant and approved by the city.
10. All landscaped areas shall have a border, as approved by the city, such as concrete blocks or curbing, to retain the landscaping materials and to protect them from intrusion by vehicles. All landscaped areas shall be a minimum of six feet in width and contain a minimum area of 60 square feet. Except within 15 feet of a driveway, landscaped areas may include berming, ornamental walls and similar techniques that provide variations and/or modulations in elevation, texture and similar characteristics.
11. All parking facilities shall be permanently maintained in such a way that dust is not emitted from the parking lot, and shall be free of weeds, litter, debris and graffiti. Parking lots shall be striped as necessary or by city request.
12. Where lighting is provided, it shall be of low intensity and the lighting shall be shielded in such a way that light and glare are directed only onto the subject property. (Ord. 18-179 § 4; Ord. 07-093 § 1).
17.44.060 Adjustment of landscape requirements.
A. An alternative landscaping plan for an overall site may be submitted and approved by the city when the landscaping plan as proposed meets the minimum standards and general intent of this chapter. The landscaping plan shall be processed simultaneously with the overall site development plan.
B. The city may authorize reduced or expanded widths of plantings or may waive or require supplementation of some of the landscaping requirements in the following instances:
1. When the inclusion of significant existing vegetation located on the site would result in as good as or better satisfaction of the purposes of this section;
2. When the landscaping would interfere with the adequate flow of stormwater runoff, as determined by the city engineer, along drainage easements and/or when the landscaping would interfere with the adequate treatment of stormwater in grassed percolation areas;
3. Requests for modifications to landscape plans under this subsection are classified in accordance with limited administrative reviews as set forth in RIMC Title 14. (Ord. 18-179 § 4; Ord. 07-093 § 1).
17.44.070 Landscape maintenance.
A. All landscaping shall be maintained for the life of the completed development by the landowner or occupant.
B. The applicant and/or landowner shall follow accepted nursery standards and practices in the planting and maintenance of vegetation required by this chapter. During site development, care shall be taken not to compact the planting areas and compacted soils shall be loosened.
C. A permanently installed irrigation system shall be provided with adequate water pressure and coverage to serve all landscaped areas, except for areas with existing native species that are incorporated into the approved design.
D. The property owner shall keep the landscaped areas free of weeds and trash, and shall replace any diseased, damaged, unhealthy or dead plants in conformance with the approved landscape plan. All landscape materials shall be pruned and trimmed as necessary to maintain a healthy growing condition. (Ord. 18-179 § 4).
17.44.080 Performance assurance.
A. The required landscaping shall be installed prior to occupancy or the issuance of an occupancy permit, whichever occurs first, unless the director determines that a performance assurance device will adequately protect the interest of the city. In no case may the property owner/developer delay performance for more than one year unless a time schedule is developed to phase in the landscaping and is approved by the director.
B. The city may require performance assurance as a warranty of plant survival. Such an assurance shall, if required, be in effect through one complete growing season following planting.
C. If a performance assurance device is required, it shall be in a form acceptable to the city attorney, and in an amount that is 150 percent of the estimated cost of installation. (Ord. 18-179 § 4; Ord. 07-093 § 1; formerly 17.44.070).