§ 8178-8.4.2.2. Landscape screening.

Landscaping and other screening features can be used to define an area, modify or hide a view, create privacy, block wind and dust, control noise, filter light, and direct traffic flow. The following standards shall apply to "landscape and other screens" proposed or required for developments where structures are visible from public viewing areas. Where feasible, landscape screens shall be the preferred method of screening.

a.

Plants shall be used as a landscape screen for the following structures:

1.

A blank wall or building façade (e.g., lacks windows, doors, or other type of articulation) of a commercial, industrial, or multifamily building that can be seen from a public viewing area.

2.

Fences and walls greater than six (6) feet in height, with the exception of fences used for farm or ranch purposes as provided by Section 8174-6.1(a)(2).

3.

Non-commercial antenna and wireless communication facilities that are prominently visible from a public viewing area.

4.

Trash enclosures, with the exception of single-family residential lots served by individual trash and recycling containers (64-gallon or smaller).

5.

Outdoor storage of materials and equipment accessory to commercial, industrial, institutional, and multi-family residential uses that exceed a height of six (6) feet.

6.

Above ground utility structures including, but not limited to, an electrical transformer box, gas meter, telephone switch box, and backflow prevention device that are located outside of the public right-of-way and in public view unless a waiver is granted pursuant to Section 8178-8.7.

7.

Hardscape landscape elements such as retaining walls, cut-off walls, abutments, bridges, and culverts that are located within a public viewshed.

8.

Materials loading areas adjacent to a street, residentially zoned parcel, or residential land use.

b.

Landscape or other screening methods shall not be used as a substitute for project alternatives such as re-siting or reducing height or bulk of structures.

c.

Landscape screens may be in the form of dense hedges, tree rows, or other plant configurations. Where the screening would be visible from a public viewing area, the landscape screen shall be visually compatible with the surrounding area. Landscape material shall be selected based on the following:

1.

Size, scale and type of plant material. Establish compatibility through plant material selections that are similar in size, scale and type to plant materials in the surrounding area. Plants shall be selected based on their size at maturity, shall enhance views of the coastal areas, and shall not hinder or block coastline views from public viewing areas.

2.

Landscaping in public places and commercial areas. Landscape screens shall improve the visual character of public facilities and commercial businesses by utilizing a diverse selection of plants that provide visual interest, color, and contrast.

3.

Use native plants. A landscape screen should utilize native tree or plant species that are similar to, and compatible with, nearby natural habitats.

4.

Enhance abandoned areas. Landscape screens shall visually hide or improve areas where landscaping is non-existent or neglected. Existing shrubbery and trees shall only be allowed if the existing plant material can be revitalized and used to augment and blend with the new plant material.

The following projects shall include information that demonstrates compliance with the above standards: large projects, development within a half-mile of a scenic highway, projects located on a prominent ridgeline, and at the request of the Planning Director. To demonstrate compliance, the applicant shall submit photographic simulations that show how the landscape screen will blend with the surrounding environment, avoid being a visual point of interest, and not significantly detract or degrade the public view.

d.

Where the plants are intended to form a dense hedge, a minimum of fifty (50) percent of the plants shall be 15-gallon container size or greater and the rest shall be five-gallon container size or greater. The applicant shall demonstrate that the plants, at maturity, will form a dense hedge.

e.

Where plants alone do not provide sufficient landscape screening pursuant to subsection d. above, a landscape screen shall be composed of a landscaped berm or solid wall plus plant material that complies with the following:

1.

Where walls are used, the wall shall be set back a minimum of four (4) feet from the property line. Trees and shrubs shall be planted in front of a wall that is visible from a public viewing area.

2.

Where earth berms are used, the berm slope shall be a maximum one (1) foot rise for every three (3) feet of linear distance (3:1 horizontal to vertical).

3.

At the discretion of the Planning Director, see-through fencing may be substituted for a wall or berm. (See Section 8175-3.11 Fences, Walls and Hedges.) Where see-through fencing is visible from a public viewing area, such fencing shall be set back a minimum of four (4) feet from the property line and trees or shrubs shall be planted in front of the fence.

4.

The plant material shall comply with Section 8178-8.4.1 General Standards.

f.

Height of Landscape Screens.

1.

Except as provided in Section 8178-8.4.2.2.f.2. and 3. below, a landscape screen located within a setback area adjacent to a public street shall have a maximum height of three (3) feet.

2.

Landscape screens installed along interior lot line(s) shall have a maximum height of six (6) feet.

3.

When located within a public viewshed, landscape screens that only use plant material for the purpose of blocking objectionable views (e.g., exterior storage, or manufacturing/production equipment) shall be tall enough to conceal the storage, equipment, or structure. If walls or fences are used and are in excess of six (6) feet, a Planned Development Permit is required pursuant to Section 8174-5.

g.

Where the ground level adjoining the street is below or above street grade, the visual screen height may be reduced or increased, as determined appropriate by the applicable County decision-maker, when the height adjustment achieves the same objective as standard height requirements.

h.

At the time of installation, the screening must be at least forty (40) inches high. The 40-inch height can be achieved by the landscape, berm, wall, or combination thereof.

i.

Trash enclosures shall be constructed with masonry or wood walls. Chain-link is prohibited. Finishes and colors shall be similar to the building materials of the primary structure(s) on the site.

j.

The required height and visual opacity (density) of landscape screening shall be achieved within three (3) years of installation. An exception shall be provided for trees, where a five-year period is allowed when needed to meet the performance criteria.

(Ord. No. 4492, § 6, 6-21-2016)