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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 III 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-I,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-2,13-2(B), 13-3,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 foroff_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 pm- 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 /> following•instances: may modify the landscaping requirements for that portion
<br /> • L 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 mom,than fif- modification will not reduce thecompatibility between
<br /> teen percent of the site area(excluding parking lots)to be the subject property and other properties intim-vicinity.
<br /> landscaped,the planning director may modify the require- B. .In approving a•request for a modification of land-
<br /> meats so that not more than fifteen percent of the site area scaping requirements, the planning director shall issue
<br /> (excluding parking lots) must be landscaped The plan- findings upon which the approval isbased.The director
<br /> Hing 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, 1.992;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- of all off-street parking,outdoor automobile 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
<br /> ut-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 departn►ents.
<br /> of interest,or through other means.
<br /> 704-265 v f
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