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35.080
<br /> Footnotes for Table 35-1:
<br /> (1) All public right-of-way behind the sidewalk shall also be landscaped to Type lII standards.
<br /> (2) Interior lot lines which do not abut an alley.
<br /> (3) See Section 35.080 for landscaping requirements for off-street parking and outdoor display areas.
<br /> (4) A-1,R-S,R-1,R-2,R-1(A),R-2(A)zones.
<br /> (5) A-1, R-S,R-1,R-2,R-1(A),R-2(A),R-3(L),R-3,R-4,R-5 zones.
<br /> (6) B-1,B-2,B-2(B),B-3,C-1,C-1R,WC zones.
<br /> (7) C-2,M-1, M-2,M-M,M-S zones.
<br /> (8) See Section 27.020 for additional requirements in M-1 zone.
<br /> (9) See subsection B of this section for application of Category IV landscaping.
<br /> (10) The minimum Landscape width for off-street parking areas abutting street right-of-way shall be fifteen feet.
<br /> (11) If lot beingdeveloped has an area of five acres or greater,width shall be twenty feet.
<br /> (Ord.2538-01 §§37,39,2001;Ord. 1849-92§31, 1992;Ord. 1671-89(part), 1989.)
<br /> 35.070 Modification of landscaping requirements. 6. When development will occur in phases and
<br /> A. The planning director may,using the review pro- development of subsequent phases will result in removal
<br /> cess described in EMC Title 15, Local Project Review of landscaping required by this title.
<br /> Procedures, authorize a reduced width of planting or 7. When the subject property abuts railroad right-of-
<br /> waive some or all of the landscaping requirements in the way developed with rail facilities, the planning director
<br /> fallowing instances: may modify the landscaping requirements for that portion
<br /> 1. Where, with the exception of the M-1 zone, the of the property abutting the railroad right-of-way,if such
<br /> requirement of this chapter would require more than fif- modification will not reduce the compatibility between
<br /> teen percent of the site area(excluding parking lots)to be the subject property and other properties in the vicinity.
<br /> landscaped,the planning director may modify the.require- B. .In approving a request fora modification of land-
<br /> meats so that not more than fifteen-percent of the site area scatting requirements, the planning director shall issue
<br /> (excluding parking lots) must be landscaped. The plan- findings upon which the approval is based.The director
<br /> ning director may require more intensive landscaping if may attach conditions to any such approval of a request
<br /> the reduction in the required planting area would reduce for modification of landscaping requirements if necessary-
<br /> the effectiveness of the landscaping to a point where the to assure that the intent of the landscape type and any
<br /> intent of the landscape type cannot be satisfied modification thereof is maintained. Any appeal of the
<br /> 2. When the inclusion of existing vegetation on the planning director's decision approving or disapproving a
<br /> site would result in landscaping equivalent to or better request to modify landscaping requirements is subject to
<br /> than the requirements of this chapter in achieving the the appeals provisions contained in EMC Title 15, Local
<br /> intent of the required landscape type. Project Review Procedures. (Ord. 2538-01 §40,2001:
<br /> 3. When existing conditions on or adjacent to the Ord. 1849-92§28, 1992;Ord. 1671-89(part), 1989.)
<br /> site,including,but not limited to,differences in elevation,
<br /> existing vegetation,location of buildings or utilities would 35.080 Outdoor display and off-street parking area
<br /> render the requirements of this section ineffective. landscape requirements.
<br /> 4. When Type I visual screening is required, an The following requirements shall apply to landscaping
<br /> applicant may request to use plantings that can be- ofall off-street parking,outdoorautomobile sales and out-
<br /> expected to form a healthy sight-obscuring evergreen door display areas.The purpose of this section is to.pro
<br /> hedge within three years in lieu of two rows of trees. In vide visual relief along the-street frontage of.outdoor
<br /> reviewing such a request for modification,the planning display and off-street parking areas.
<br /> director shall consider the applicant's-request in light of A. Parking areas,automobile sales lots and other out-
<br /> the intent of Type I landscaping and the nature of the use door display areas which front on a street right-of-way
<br /> or development which is being screened shall provide a ten foot wide landscaped area along the
<br /> 5. When the applicant -proposes an alternative entire street frontage, except for driveways, planted to
<br /> method of landscaping that would achieve the intent and Type III standards.
<br /> purpose of the landscaping required in this title and which B. The property owner may apply for permission for
<br /> the director determines to provide superior quality up to one-half of the landscaping area to be placed within
<br /> through the use of native vegetation existing on site,pres- public right-of-way;provided,that the minimum width of
<br /> ervation of groves of trees, .preservation of wetlands the planting area is at least ten feet.The required landscap-
<br /> and/or wildlife habitat, increasing perimeter landscape ing may be installed in public right-of-way-only when
<br /> width in strategic locations,providing unique focal points approved by the public works and parks departments.
<br /> of interest,or through other means.
<br /> }
<br /> 704-265 n:ve
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