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Developmental Information Guide 5
- Landscape Design
Intent and Purpose:
-
This guide
provides a brief overview of
the City's landscape plan review process. When landscape
plans are required (as described below, the Design Review
Board examines the plans for water-efficiency, view
preservation, integration with existing vegetation, privacy
enhancement, slope stability, bluff preservation,
implementation of the Community Design and Landscape
Guidelines and the Scenic Highways Element, the use of fuel
modification techniques and yard waste minimization.
The City strongly urges water conservation through the
effective use of drought-resistant planting materials in
combination with well-designed irrigation systems.
Importantly, the procedures, requirements, policies and
techniques outlined herein are not meant to restrict
innovative and creative landscape proposals. Designers are
encouraged to implement their own water-management
techniques whether in proposals submitted for plan review or
in plans for private clients.
In an effort to assist the landscape designer, the City has
prepared a booklet entitled "Recommendations for Landscape
Design." This booklet offers many suggestions for achieving
a water-efficient landscaping plan, including irrigation
techniques and plant selection, and is available from the
Department of Community Development. Since each zoning
district may have individual landscape requirements,
landscape Professionals or designers of landscapes should
consult with staff to determine applicability of additional
Background:
-
The Design Review Board is authorized by the
City Council to review new development plans and certain
rehabilitation plans for compliance with building and site
plan standards contained in the General Plan, Zoning
Regulations and applicable Specific Plans. Landscape design
approval is an integral part of the Design Review Board's
evaluation process, and approval must be obtained in order
for a project to continue through the building plan check
process.
Applicability:
-
Landscape plan approval is required for all
multi-family, commercial, institutional, recreational and
industrial landscaped areas (inclusive of all parking areas)
and all new single family residential landscaped areas. The
following are exempt from landscape plan approval:
- Interior residential alterations, commercial or
industrial tenant improvements and all demolitions.
- Projects which do not require Planning Commission
or Design Review Board approval.
- Non-residential additions which do not result in a
cumulative increase of more than 10% of the
original floor area.
- Replacement of existing plant material or repair of
irrigation systems in conjunction with
routine maintenance.
- Additions to existing single family residential
structures, unless requested by the Design Review Board.
Conceptual Submittal Option:
-
Detailed landscape plans will
be required to obtain Design Review approval. This detailed
plan may be submitted with the initial project submitted for
Design Review, or the applicant may elect a two-stage
submittal process. An applicant may apply for concept review
and then submit detailed plans later in the process. The
requirements of concept review are to submit two sets of
plans with the following information:
- North arrow, scale and property lines.
- All structures
(buildings, signs, walls, fences, utility structures,
overhead utilities, pools, decks, etc.).
- Topographic
grades (all slopes 3:1 or greater, final grades at property
comers, all berms and landforms).
- Identify existing
vegetation scheduled to remain.
- Indicate hardscape areas.
- Identify groundcover, shrubs and trees and areas with
maximum heights and widths using symbols.
- Describe landscape theme and planting materials.
- Note type of irrigation system(s).
The Design Review Board may require additional information
upon request.
-
Final Submittal Requirements:
-
After the Design Review Board
has conditionally approved architectural and site plans, the
applicant will be requested to supply the Board with a
detailed landscape plan. All landscape plans must be
submitted in duplicate and are required to contain the
following information:
- North arrow, scale and property lines.
- All structures (buildings, signs, walls, fences, utility structures,
overhead utilities, pools, decks, etc.)
- Topographic grades
(all slopes 3:1 or greater, final grades at property
corners, all berms and landforms).
- Identify existing vegetation scheduled to remain.
- Plant legend indicating
botanical and common names of all proposed plants. Include
container size at installation and expected width and height
for each species (shrubs at 5 years, trees at 10 years after
installation).
- Minimum planting sizes (except for
California Natives) are as follows: Trees - 15 gallons,
Shrubs - 5 gallons,/li>
- Minimum California Native planting
sizes are as follows: Trees - 5 gallons, Shrubs - 1 gallon.
- Each plant must be shown at mature size using symbols.
- Indicate irrigation type (drip or spray, automatic or manual).
Landscape Techniques:
-
The installation of water-conserving
landscaping is strongly encouraged and may reduce a property
owner's water costs substantially. Suggested techniques for
accomplishing water-conservation goals are provided in the
City's "Recommendations for Landscape Design." Basic
techniques include using drought-tolerant or native plants,
limiting turf areas, grouping plants according to their
watering needs, incorporating soil amendments to improve
water holding capacity and grasscycling.
Irrigation Techniques:
-
Water conservation in landscaping is
greatly promoted by the use of well-designed, low-gallonage
irrigation systems with automatic controllers. Landscape
materials which require different watering needs should be
irrigated by separate control valves. in addition,
irrigation systems should be designed to be sensitive to
slope factors and should use reclaimed or recycled water
whenever possible.
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