HomeMy WebLinkAboutNS-1845 - Amending Chapter 41 of Santa Ana Municipal Code to Revise the Development Standards for Multiple-Family DwellingsREL :k-1
04/22/86
ORDINANCE NO. NS-1845
AN ORDINANCE OF THE CITY OF SANTA ANA
AMENDING CHAPTER 41 OF THE SANTA ANA
MUNICIPAL CODE TO REVISE THE DEVELOPMENT
STANDARDS FOR MULTIPLE-FAMILY DWELLINGS.
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
SECTION 1: That Chapter 41 of the Santa Ana Municipal Code
is hereby amended by adding an article thereto, to be numbered
XIII, which said article reads as follows:
ARTICLE XIII. Multiple-Family Dwellings.
Sec. 41-1200. Purpose.
The purpose of this article is to regulate the development
of land for multiple family residential purposes in the City
of Santa Ana. It is the intent of this article to set forth
standards for the development of superior quality multiple-
family housing development in a setting which is sensitive
to the impacts on adjacent properties. It is further the
intent of this Article to create housing development which
will be of such utility and function that it.will remain
liveable and usable for an extended period of years. It is
also the intent of this Article to provide functional and
non-monotonous orientation of buildings with a maximum of
usable open space around each.
Sec. 41-2101. Scope.
This article applies to developments which are used solely
for residential purposes and uses incidental thereto and
which include one or more multi-family dwellings. It does
not apply to buildings which are used partly for dwelling
units and partly for commercial or office Uses (other than
sales or management activities pertaining to dwelling units
on the same site). It does apply to single-family and two-
family dwellings which are part of a development which in-
cludes multiple-family dwellings.
Sec. 41-1202. Classification of multiple-family dwelling
developments.
For purposes of this article, multiple-family dwelling
developments are classified as follows:
ORDINANCE NO. NS- ]845
PAGE TWO
Class I - developments having a density of 22 or less
dwelling units per acre.
Class II -
developments having a density of more than
22 dwelling units per acre but not more
than 35 dwelling units per acre.
Class III -
developments having a density of more than
35 dwelling units per acre but not more
than 60 dwelling units per acre.
Class IV - developments having a density of more than
60 dwelling units per acre.
The density of a multiple-family dwelling development is
determined by multiplying the number of dwellng units in
the development by a fraction, the numerator of which is
43,560 square feet and the denominator of which is the number
of square feet in the development site.
Sec. 41-1203. Density.
The density of a multiple-family dwelling development, as
determined pursuant to section 41-1201, shall not exceed the
density limit, if any, prescribed by the general plan of the
City for the area of the City in which the development is
located.
Sec. 41-1204. Site size limitation.
(a) The number of dwelling units-in a multiple-family
dwelling development having less than standard site size, as
hereinafter defined, shall not exceed its site size limitation,
as hereinafter defined. The definitions hereinafter set
forth are for purposes of this section only.
(b) "Standard site size" means:
(1) For Class I developments:
(2) For Class II developments:
(3) For Class III developments:
(4) For Class IV developments:
12,000 square feet.
21,700 square feet.
43,500 square feet.
65,300 square feet.
(c) "Conformance quotient" means the number obtained
by dividing the actual size of the development site, expressed
in square feet, by its standard site size.
(d) "Base density means":
ORDINANCE NO. NS- 1845
PAGE THREE
(1) For Class I developments:
(2) For Class II developments:
(3) For Class III developments:
(4) For Class IV developments:
15 dwelling units
per acre.
22 dwelling units
per acre.
35 dwelling units
per acre.
60 dwelling units
per acre.
(e) "Potential additional density" means:
(1) For Class I developments:
(2) For Class II developments:
(3) For Class III developments:
(4) 'For Class IV developments:
7 dwelling units
per acre.
13 dwelling units
per acre.
25 dwelling units
per acre.
30 dwelling units
per acre.
(f) "Actual additional density" means the number of
dwelling units per acre obtained by multiplying a development's
potential additional density by its conformance quotient.
(g) "Allowable
obtained by adding a
to its base density.
site size density" means the number
development's actual additional density
(h) "Site size limitation" means the number of dwelling
units obtained by multiplying a development's allowable site
size density by a fraction the numerator of which is the
actual size of the development site, expressed in square
feet, and the.numerator of which is 45,560 square feet.
Sec. 41-1205.
Density bonuses.
The limitations of sections 41-1203 and 41-1204 may be
exceeded as appropriate to allow a density bonus authorized
or required by state law.
Sec. 41-1206. Minimum street frontage.
The primary street frontage of any multiple-family dwelling
development shall have an extension equal to or greater than
the following:
Class I developments: 75 feet
Class II developments: 135 feet
Class III developments: 135 feet
Class IV developments: 200 feet
ORDINANCE NO. NS-1845
PAGE FOUR
Sec. 41-1207. Building setbacks generally
(a) As used in sections 1208 through 1211, the term
"absolute minimum setback"means the minimum required distance
between any part of a building and any part of the nearest
property line thereto. No part of any multiple family dwelling
shall encroach into any absolute minimum setback.
(b) As used in sections 1208 through 1211, the term
"minimum average setback" means the minimum required average
distance between a face of a building and the property line
nearest thereto. Private decks and balconies may encroach
into a minimum average setback.
(c) The front yard building setback rquirements in
sections 1208 through 1210 apply to all buildings within a
multiple-family dwelling development, including accessory
buildings such as garages, carports and recreational buildings.
~The rear and side yard building setback requirements in such
sections apply only to buildings in which dwelling units are
located, provided, however, that if an accessory building is
located within a rear or side yard building setback area,
the distance between such accessory building and the nearest
dwelling Unit building shall equal or exceed that building
setback requirement.
Sec. 41-1208.
Building setback requirements for Class I
developments.
(a) The front yard building setback requirements
Class I developments are as follows:
for
(1) The absolute minimum setback is twenty (20)
feet.
(2) If a building is more than ten (10) feet
high but not more than twenty (20) feet high,
its minimum average setback is twenty-five
(25) feet.
(3) If a building is more than twenty (20) feet
high but not more than thirty (30) feet high
its minimum average setback is twenty-five (25)
feet plus six (6) inches for each foot by
which the building's height exceeds twenty
(20) feet.
(4) If a building is thirty (30) feet high or
higher, its minimum average setback is thirty
(30) feet.
ORDINANCE NO. NS-]~5
PAGE FIVE
(b) The side yard building setback requirements for
Class I developments are as follows:
(1) The absolute minimum setback is six (6)
feet, except that for any side yard facing
on a street the absolute minimum setback
for the ground level story shall be ten
(10) feet or the average depth of the front
yards of residential buildings on such street
in the vicinity of the development, whichever
is greater.
(2) If a building is more than ten (10) feet
high but not more than twenty (20) feet
high, its minimum average setback is eight
(8) feet.
(3) If a building is more than twenty (20) feet
high but not more than twenty-eight (28)
feet high, its minimum average setback is
eight (8) feet plus six (6) inches for each
foot by which the 'buildings height exceeds
twenty (20) feet.
(4)-If a building is twenty-eight (28) feet high
or higher, its minimum average setback is
twelve (12) feet.
(c) The rear yard absolute minimum setback is fifteen
(15) feet.
Sec. 41-1209. Building setback requirements for Class II
developments.
(a) The front yard building setback requirements for
Class II developments are as follows:
(1)' The 'absolute minimum setback is fifteen
(15) feet.
(2) If a building is more tha~ ten (10) feet
high but not more than twenty (20) feet
high~ its minimum average setback is
twenty (20) feet.
(3) If a building is more than twenty (20) feet
~igh but not more than forty (40~) feet high,
its minimum average setback is twenty (20)
feet plus six (6) inches for each foot by
which the building's 'height exceeds twenty
(20) feet.
(4) If a building is forty (40) feet high or
higher, its minimum average setback is
thirty (30) feet.
ORDINANCE NO. NS-1845
PAGE SIX
(b) The rear and side yard setback requirements for
Class II developments are the same as those specified in
section 41-1208 for Class I developments.
Sec. 41-1210. Building setback requirements for Class III
and Class IV developments.
(a) The absolute minimum setbacks for buildings in a
Class III or Class IV development and the minimum average
setbacks for all such buildings which are not more than
forty-five (45) feet high are the same as those specified in
section 41-1209 for Class II developments.
(b) The front yard minimum average setback for a
building more than forty-five feet high in a Class III
Class IV development is as follows:
or
(1) If the building is less than sixty (60)
feet~high, the minimum average setback is
thirty (30) feet plus-six (6) inches for
each foot by which the building's height
exceeds fifty (50) feet.
(2) If the building is sixty (60) feet high or
higher the minimum average setback is thirty-
five (35) feet.
(c) The side yard minimum average setback for a building
more than forty-five (45) feet high in a Class III or Class
IV development is as follows:
(1) If the building is less than fifty (50)
feet high, the minimum average setback
is twenty-two and one-half (22-1/2)
feet plus six (6) inches for each foot by
which the building's height exceeds forty-
five (45) feet.
(2) If the building is fifty (50) feet high
or higher, the minimum average setback
is twenty-five (25) feet.
(d) The rear yard minimum average setback for a building
more .than forty-five (45) feet high in a Class III or Class
IV development is as follows:
(1) If the building is less than fifty (50)
feet high, the minimum average setback
is twenty-seven and one-half (27-1/2)
feet plus six (6) inches for each foot by
which the building's height exceeds forty-
five (45) feet.
ORDINANCE NO. NS-1845
PAGE SEVEN
(2)
If the
higher
thirty
building is fifty feet high or
the minimum average setback is
(30) feet.
Sec. 41-1211. Building height.
(a) Buildings in Class I, Class II or Class III
developments shall not exceed the following height limitations.
(1) In Class I developments: thirty-five (35) feet.
(2) In Class II developments: forty-five (45) feet.
(3) In Class III developments: sixty (60) feet.
(b) There is no height limitation on buildings in a Class
IV development.
(c) Mechanical and other appurtenances to buildings
may extend above the height limitations imposed by this
section, subject to screening standards and height and size
limitations adopted pursuant to section 41-1218.
(d) The filing with the City of development plans for
any development including one or more buildings more than
three (3) stories high shall be accompanied by the filing of
a shade and shadow analysis and diagram showing such building's
impact on surrounding properties.
Sec. 41-1212. Open spaces.
(a) Usable open space shall be provided at the rate of
two hundred (250) square feet of area for each residential
unit. Such usable open space shall be divided between common
and private open space.
(b) Private open space shall be required to be provided
for each unit at a rate of not less than ninety (90) square
feet or 36% of the total open space required. For calculation
purposes, the amount of space for individual units may be
less than ninety (90) square feet provided the average for
all units is not less than the figure for total private open
space..
(c) The absolute minimum for an individual unit shall
be seventy-five (75) square feet with a minimum dimension of
six (6) feet.
(d) A single common open space shall be provided at
the ground level at the rate of no less than seventy (70)
square feet per unit. The minimum dimension of the common
ORDINANCE NO. NS-1845
PAGE EIGHT
open space area shall be twenty (20) feet. The common open
space area may be in conjunction with the yard setback area
although it must be identified as a separate outdoor space.
(e) For calculation purposes, the yard space which is
contiguous to the common open space may be included in the
total of common open space requrement. The total side yard,
rear yard and front yard (up to the footage equal to the
rear yard) may be involved in those calculations.
(f) The remaining open space (90 square feet) may be
provided as separate common open space at a different location
and/or level on the project site as part of the required
open space on the ground or as part of an enclosed, indoor
recreational open space. If permanent recreational amenities
are provided on the site, a twenty-five (25) square foot
reduction (10%) of the total open space per unit may be
allowed at the discretion of the Zoning Administrator.
Permanent recreational facilities must exceed 1% of the
total building valuation in order to qualify for the reduction
above.
(g) Permanent recreational facilities shall include
but not be limited to:
the
(1) Swimming pools, jacuzzi, and/or soaking tubs.
(2) Saunas and steam rooms.
(3) Exercise/weight lifting equipment.
(4) Billiard/pool tables.
(5) Outdoor furniture group.ings (i!.e. patio tables,
lawn chairs, and barbecue pits)
(6) Children's playgound equipment.
(7) Indoor meeting facilities (including kitchen
area)
(h) Class III and Class IV developments are subject to
following additional requirements:
Not more than sixty (60) percent of the development site
area shall be devoted to main or accessory buildings, covered
or open parking areas, driveways and other non-open space uses.
The remaining parcel area shall be devoted to landscaped and
usable open space, including game courts, swimming pools,
putting greens, walkways and passive recreational uses,
amenities or other features for the exclusive use of project
residents and their guests.
ORDINANCE NO. NS-]845
PAGE NINE
Sec. 41-1213. Size of dwelling units.
(a) The gross floor area of each dwelling unit shall
equal or exceed the following standards:
(1) Bachelor units:
(2) One-bedroom units:
(3) Two-bedroom units:
(4) Three-bedroom units:
four hundred fifty (450)
square feet.
five hundred fifty (550)
square feet.
seven hundred fifty (750)
square feet.
nine hundred fifty (950)
square feet.
(b) The gross floor area of a dwelling unit shall be
calculated exclusive of garages, carports, private balconies
and/or private open space.
Sec. 41-1214. Off-street parking.
Off-street parking shall be provided in accordance with
Article IV of this chapter. All such parking spaces, except
spaces for visitor parking, must be covered and screened
from neighboring properties.
Sec. 41-1215. Landscaping.
(a) An area equal or greater in depth to the required
building setback along every portion of the property line of
a multiple family dwelling development that abuts a street
shall be completely landscaped, except for vehicular and
pedestrian access ways.
(b) Prior to the i~suance of any building permit for
the construction of a multiple family dwelling development,
the developer shall submit to the City and the planning division
shall approve a landscape plan that conforms to the requirements
of this section and to standards for landscaping approved by
the city council.
(c) Landscaping shall be installed and maintained in
accordance with the approved landscaping plan by the owner(s)
and manager of the development.
(d) Procedures for the approval and amendment of
landscaping plans shall be established by the planning
division.
ORDINANCE NO. NS- 1845
PAGE TEN
Sec. 41-1216. Determination of the number of bedrooms in a dwelling unit.
For purposes of determining the minimum dwelling unit size
pursuant to section 41-1213 and the number of required off-
street parking spaces required for a development pursuant to
Article IV of this chapter, the planning division may
determine that any area shown on the floor plan of a dwelling
unit shall be deemed a bedroom even though not designated as
such on such plan, provided such area exceeds eighty (80)
square feet and is reasonably usable as a bedroom or is
readily convertible to use as a bedroom by the construction
of a single partition wall and/or an additional doorway.
Sec. 41-1217. Restriction on division of develoDments.
No site which has been developed as a multiple family dwelling
development shall thereafter be divided into two or more
parcels under separate ownership unless each parcel which
would result from such division complies on its own with all
the requirements of this article.
Sec. 41-1218. Supplementary regulations and specific
development objectives.
(a) The planning commission is authorized to adopt
regulations supplementary to and consistent with the provisions
of this article in order to clarify the general application
of such provisions.
(b) The planning commission is further authorized to
set development objectives for individual proposed multiple
family dwelling developments. Such objectives shall be
consistent with the provisions of this article and shall be
for the p~rpose of clarifying the application of such
provisions specifically to the proposed development and
promoting the purposes of this article.
(c) Development project plans approved pursuant to
sections 41-688 through 41-674 for multiple family dwelling
developments shall be consistent with any and all regulations
or development objectives established pursuant to this
section which are applicable to such development, subject to
the appeal process set forth in said sections.
SECTION 2: The Landscaping Standards set forth in Exhibit
A, attached hereto and incorporated herein by reference, are
hereby approved and adopted. Said Landscaping Standards may
ORDINANCE NO.
PAGE ELEVEN
NS-]~5
hereafter be amended or repealed by resolution of the City Council.
SECTION 3: The Santa Ana Municipal Code is hereby amended
by adding a section, to be numbered 41-602.5, which said section
reads as follows:
Sec. 41-602.1. Same - nonapplication to multiple family
dwellings.
The provisions of section 41-602 shall not apply to
developments regulated by article XIII of this chapter.
SECTION 4: Sections 41-258, 41-260, 41-261, 41-262, 41-263,
41-264, 41-265, 41-265.5, 41-266, 41-267, 41-273, 41-274, 41-
274.5, 41-275, 41-276, 41-277, 41-278, 41-279, 41-280, 41-280.5,
41-281, and 41-282 of the Santa Ana Municipal Code are hereby repealed.
SECTION 5: The title of Division 4 of Article III of Chapter
41 of the Santa Ana Municipal Code is hereby amended to read as follows:
DIVISION 4. R2 (TWO-FAMILY RESIDENCE)
SECTION 6: The title of Division 5 of Article III of Chapter
41 of the Santa Ana Municipal Code is hereby amended to read as
follows:
DIVISION 5. R3 (MULTIPLE-FAMILY RESIDENCE)
SECTION 7: The title of Division 6 of Article III of Chapter
41 of the Santa Ana Municipal Code is hereby repealed.
SECTION 8: The sectional district maps of the City of Santa
Ana are hereby amended to redesignate all areas shown thereon as
in the R3H district to the R3 district.
SECTION 9: Ail references in the Santa Ana Municipal Code
and in all rules or regulations of the City to the R3H district
shall be deemed references to the R3 district.
SECTION 10: If any section, subsection, sentence, clause,
phrase or porti'on of this Ordinance is for any reason held to be
invalid or unconstitutional by the decision of any court of
competent jurisdiction, such decision shall not affect the validity
of the remaining portions of this ordinance. The City Council
hereby declares that it would have adopted this ordinance and
each section, subsection, sentence, clause, phrase or portion
thereof irrespective of the fact that any one or more sections,
subsections, sentences clauses, phrases or portions thereof be
declared invalid or unconstitutional.
ORDINANCE NO. NS-1845
PAGE TWELVE
SECTION 11: Neither the adoption of this ordinance nor
the repeal hereby of any ordinance shall in any manner affect the
prosecution for violation of ordinances, which violations were
committed prior to the effective date hereof, nor be construed as
affecting any of provisions of such ordinance relating to the
collection of any such license or penalty or the penal provisions
applicable to any cash deposit pursuant to any ordinance and all
rights and obligations thereunder appertaining shall continue in
full force and effect
ADOPTED this 2nd day of June , 1986.
ATTEST:
erk of the Council
Daniel E.
Mayor
Griset,
COUNCILMEMBERS:
Griset Aye
Acosta Absent
Hart .Aye
Johnson Absent
Luxembourger Absent
McGuigan Aye
Young Aye
APPROVED AS TO FORM:
Edwar~J. C~oper
City At~ey
EXHIBIT A
~-ANDSCAPING STANDARDS
The primsry emphases in multi-family residential landscaping
are to create an aesthetically pleasing environment for home
life and to complement the architectural structure.
GENERAL REQUIREMENTS
The use of drought tolerant plant material,
California native plants, is encouraged.
including
All sites other than private residential shall require
an automatic irrigation system. Drip-irrigation sys-
tems are acceptable, particularly in buffer areas and
on slopes. Irrigation shall be provided to all plant-
ers above 24 inches in diameter.
Backflow preventers shall be provided as per Public
Works requirements. Contact A1 Price for further in-
formation.
Planting list must be shown with the following informa-
tion:
Botanical Name
- Common Name
- Size
- Quantity of Each (Street Frontage Only)
- Listed Alphabetically by Botanical Name
Plan must show the calculated percentage of on-site
landscaping. (Not including the landscape right-of-way
areas. These must be calculated separately.)
STREET FRONTAGE
The prescribed setbacks are the designated landscape sites.
The entrances or street frontage require special considera-
tion.
Grouping of plant materials is encouraged. A combination of
compatible plant species will lend an established or perma-
nent look to a recently planted development.
Trees can lend vertical dimensions to a property as well as
soften hard lines such as building corners, stairways, and
continuous wall areas. A combination of trees, shrubs, or
vines on lattice work can camouflage and effectively screen
electrical transformers, plumbing, and mechanical
appurtenances.
-1-
The landacape plan shall show location of electrical, plumb-
ing, and other mechanical equipment and shall indicate how it
will be screened from view. A landscape plan is considered
incomplete unless this treatment ts addressed; likewise, any
significant changes or revisions will require approval by the
Planning Department.
STREET FRONTAGE REQUIREMENTS
1 - 24" box canopy tree/25 lineal feet of street front-
age.
6 - 5 gallon shrubs for.every 25 lineal feet of street
frontage or a combination of 3 - 5 gallon and 10 - 1
gallon "shrubs for every twenty-five lineal feet of
street frontage.
Thirty percent (30%) of all trees on site should be 24
inch box specimen or larger.
Ground cover alone is not acceptable. Must provide
shrubs and trees as listed.
SIDE YARDS
All side yards require landscaping. This can be accomplished
through the use of trees, shrubs, and vines. Evergreen trees
that lend vertical height should be used where a tall screen
is needed between a multi-story structure and a one-story
residence. A combination of vines on the masonry walls be-
tween groupings of trees can break the monotony of a straight
line hedge unless a complete buffer is necessary.
SIDE YARD REQUIREMENTS
The side yard requirements will vary with the height and
building setbacks. Refer to the specific requirements for
each R Zone. All side yards require the following:
Provide 1 - 15 gallon tree per thirty (30) lineal
feet.
Provide 5 - 5 gallon shrubs per thirty (30) lineal
feet.
Area designated excludes hardscape.
-2-
TREATMENT FOR DECK SPACE AND COURTYARD AREAS ABOVE GRADE
Open space designated for deck space/courtyard area shall be
landscaped. A landscape plan is required and must be
approved along with the general landscape plan. The plan
should call out a variety of trees, shrubs, ground covers,
vines, and annual color.
Planter requirements:
· Must provide adequate drainage.
· Specify soil mixture, fertilizer, and other
cultural requirements.
· Water source must be provided, i.e. automatic
tion.system or hose bib connections.
special
irriga-
· Permanent or mobile.
· Various materials -- concrete, clay, high grade plas-
tic, brick, ceramic.
· Color should conform to building palette.
· Various shapes and planter dimensions.
· Liners may be incorporated for changeouts.
Sizes will vary with plant material:
- 36" minimum for trees with ground cover and/or annu-
als.
- 24" minimum for shrubs alone or with annuals or
ground cover·
- 18" or 24" minimum for annual color, low herbaceous
ornamentals.
Incorporate lattice work or wall support for vines;
arbors _are acceptable for a~hieving the required per-
centage of landscape.
Pools with water plants and fish and/or fountain are
acceptable·
Twenty percent (20%) or more of the total area shall be
planted. Annual color is encouraged; however, the use
of perennial herbaceous plants (day lilies, Clivia,
Agapanthus, flowering ground covers, etc.) is accept-
able. Benches, tables and other furnishings can be
considered 5% of the landscape requirement.
--3-- ,
Pools, other than for water plants, are not considered
as part of the landscape requirement.
Vertical vines are encouraged to soften the open space.
Arbors and other treatments can satisfy the requirement
using a minimum of space and plant materials. Flower-
ing vines are encouraged over those that are primarily
foliage or deciduous.
· Statuary and other art objects are considered as
deck/courtyard furnishings and are encouraged.
PARKING LOTS
In general the landscape in a parking lot should be located
throughout the area rather than confined to the edges. A
design incorporating islands of landscape can accomplish
traffic control, reduce glare and soften the expanse of
hardscape. The island planters must be provided with a six
(6) inch concrete high curb (redwood bender board or. similar
material is unacceptable).
Subterranean parking shall not encroach into the surface
landscape area. Projects with subterranean parking shall be
heavily landscaped in street and other public areas. Court-
yards and other common areas must be landscaped with appro-
priate trees, shrubs, ground cover, annuals and interior type
plant material. A landscape plan for these areas must be
submitted for approval prior to issuance of building permits.
PARKING LOT REQUIREMENTS
Parking lot planters are defined as planting
on two sides (minimum) by parking area·
areas bordered
· Planters must be a minimum of five (5) feet wide in-
cluding the thickness of raised curbing.
· 1 - 15 gallon tree for every five (5) parking spaces.
· 5 - 5 gallon shrubs with ground cover or annual color
serving as filler material for the planter per
twenty-five (25) lineal feet.
BUFFER AREAS
Various elements in the landscape require screening. This
can be accomplished by vertical hedges, the use of vines on a
wooden enclosure or trellis and espaliered shrubs/trees. The
use of solid masonry walls to buffer between adjacent proper-
ties requires specific needs depending upon the desired im-
pact. If a tall vertical screen is needed to shield two and
-4-
three-story structures from one-story residential, a fast
growing evergreen tree is the best choice. A combination Of
vines on the wall in pockets with groupings of trees can also
be used unless a complete buffer is necessary.
BUFFER AREA REQUIREMENTS
The buffer requirement is a minimum 1~ foot width adjacent to
residential properties plus an additional foot of width for
every foot by which the height of any building on the lot
exceeds 2~ feet. (Provide height information for all struc-
tures on the plan.) Buffer areas will vary depending upon
building heights and required setbacks. These areas are to
be planted areas, excluding hardscape?
· Provide 1 - 15 gallon tree per thirty (3~) lineal
feet~
Provide 5 - 5 gallon shrubs per thirty (3~) lineal
feet.
Provide mature trees and shrubs capable of acting as an
effective buffer.
TREATMENT OF OPEN SPACES
Any time where open space is available it should be consid-
ered for athletic or recreational activities such as volley-
ball, badminton, touch football, soccer and other games. The
open area should be relatively level and should be planted in
turf with good wearability and recovery. The irrigation
system will be designed to minimise personal injury yet pro-.
vide full coverage to the playing field.
TREATMENT OF SMALL SPACES
A number of small areas 'can be effectively landscaped in
interior areas of the complex. Environmental conditions will
normally restrict the use of turf. Ground covers can make
these areas attractive and contrast with as well as comple-
ment the landscape/hardscape.
TREATMENT OF SLOPES
Any property with more than a 5.1 slope must have a copy of
the grading plan with existing and proposed topographical
lines submitted with the landscape. Retaining walls, jute
mesh, or other erosion prevention materials should be indi-
cated on submitted plans. Turf is unacceptable for grades
over 25%. Ground covers and fibrous rooted shrubs are to be
specified for these areas.
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GROUND COVER USE
Ground covers, like turf, have specific cultural
requirements. There are numerous types that offer leaf tex-
ture, color, adaptability to sun, shade or intermediate
ranges. The common overuse of English Ivy, Hedera helix, and
cultivars has created a monotonous visual '~-~pression. The
aggressive habit of this plant and its buildup of a woody
understructure, which is attractive as a rodent habitat,
should limit its use. Other plant materials, namely ferns,
Aspidistra, Clivia, and annuals can add dimension and height
to a horizontal ground cover in shaded areas.
COLOR IN THE LANDSCAPE
Annual color should be incorporated into the complex, espe-
cially in highly visible and common use areas (manager's
office area, pool area, guest parking, etc.).
Color is not limited to annuals. Careful selection of flow-
ering trees and shrubs can provide seasonal color all year.
The use of evergreen and deciduous plant material, bark
color, seeds and fruit (berries) that persist, can provide
additional color to the landscape.
CONTINUAL MAINTENANCE
Normally there is a stated guarantee designated by the land-
scape architect for replacement of dead plant material within
a specified period. Plant materials must be maintained and
replaced, if dead, according to Sec. 41-6~9. This require-
ment goes beyond any guarantee period for installation of the
landscape and applies to the perpetual life of the develop-
ment.
Plant materials will be maintained and dead material replaced
as specified in the City of Santa Aha Code Section 41-6~9.
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