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HomeMy WebLinkAboutArcadia DevCode - Division 3 Site Planning and Gen Standards_TA 2024 (FINAL)Section 9103.05 – Fences, Walls, and Gates Subsections: 9103.05.010 Purpose and Intent 9103.05.020 Permit Requirements 9103.05.030 Development Standards 9103.05.040 Prohibited Fencing Materials in All Zones 9103.05.010 Purpose and Intent A. This Section establishes standards and regulations for the construction and maintenance of fences, walls, and gates, as the terms are defined in Division 9 (Definitions). The standards are intended to ensure that these types of structures provide the desired privacy and safety while avoiding becoming a public safety hazard or nuisance. B. For Specific Plans and Planned Developments, fence and wall heights shall comply with the standards contained within the applicable Specific Plan or Planned Development. Where the Specific Plan or Planned Development is silent with regard to fence and wall height, the standards for the zone that most closely reflects the Specific Plan or the Planned Development shall apply, as determined by the Director. 9103.05.020 Permit Requirements Construction of new fences, walls, and gates shall be subject to Site Plan and Design Review according to Section 9107.19 (Site Plan and Design Review). 9103.05.030 Development Standards Amended by Ord. No. 2347 A. General 1. The fence or wall height shall be measured from the lowest adjacent grade to the uppermost part of the fence or wall . Refer to Figure 3-7 (Fence Height Measurement). 2. When there is a full landscaped parkway with no sidewalk, a fence and/or columns, excluding vehicular entry gate(s), may be placed adjacent to the front property line. 3. The need for any retaining walls and/or fences, and their heights, shall be determined by the Director and the Building Official through the Site Plan Review process. An administrative modification is not required for retaining walls and/or fences located on hillsides. 4. Temporary construction fencing that is of chain link or wire type may be allowed within the front and street side setback areas, provided it does not exceed six feet in height. 5. All fences, walls, and gates shall be subject to the height limitations described in Section 9103.01.070 (Vehicular Visibility Standards) of this Development Code. 9103.05 – Fences, Walls, and Gates 2 November 2016 Figure 3-7 Fence Height Measurement B. Fence Height with Difference in Grade. Where there is a difference in a grade between properties, a fence, wall, or gate may be a maximum height of six feet adjacent to the rear and property lines if such fence, wall, or gate maintains a minimum setback that is equal to the difference in grade between the properties. See Figure 3-8 (Fence Height Measurement with a Difference in Grade). In all other situations, the wall height shall comply with the provisions of this Section. Figure 3-8 Fence Height Measurement with a Difference in Grade C. Residential Zones 1. Fences, Walls, and Gates Located in the Front Setback a. The required setbacks, height dimensions, and spacing for fences, walls, and gates shall be as indicated in Table 3-2 (Fences, Walls, and Gates) and Figure 3-9 (Fences, Walls, and Gates). Table 3-2 Fences, Walls, and Gates – Front Setback Front Setbacks Regulations within Each Residential Zone Zones Requirement R-M R-0 R-1 R-2 R-3 R-3-R Setbacks Decorative fences, columns, and caps 3 ft minimum from property line Fences, walls, and/or vehicular gates prohibited within front and street side setbacks.(1) Vehicular entry gates and pilasters 4 ft minimum from the property line Height Decorative fences, columns, and caps: 4 ft maximum 4 ft maximum (N of Hugo Reid Drive) 3 ft maximum (S of Hugo Reid Drive) 3 ft maximum 4 ft maximum(2) 4 ft maximum(2) 3 ft maximum(3) Pedestrian entry gates, vehicular entry gates, and pilasters: 4 ft maximum 5 ft max (N of Hugo Reid Drive) 4 ft maximum (S of Hugo Reid Drive) 4 ft maximum 4 ft maximum(2) 4 ft maximum(2) 3 ft maximum(3) Decorative lights, limited to entry points at pedestrian and vehicular entry gates 18 inches above the maximum fence/column height -- Decorative outdoor post mounted light fixture 8 ft maximum -- Dimensions and Spacing Distance between decorative columns for a pedestrian entry gate. 4 ft minimum 8 ft maximum --- Horizontal intervals of columns and posts 8 ft minimum -- Dimension of columns and posts 24 inches maximum --- Dimensions of caps 30 inches by 30 inches maximum --- Garden arbor or pergola over a pedestrian walkway (allowed within the front setback area) 8 ft height maximum -- -- -- Notes: 9103.05 – Fences, Walls, and Gates 4 November 2016 Table 3-2 Fences, Walls, and Gates – Front Setback Front Setbacks Regulations within Each Residential Zone Zones Requirement R-M R-0 R-1 R-2 R-3 R-3-R (1) Except for guard rails and hand rails required for safety protection, or for reasonable accommodation (ADA) purposes, up to the minimum height required by the Building Code. (2) Applicable to properties with multifamily dwelling units that face the street-side of a lot. (3) Temporary construction fencing that is of chain link or wire type may be allowed within the front street and side setback areas, provided it does not exceed six feet in height. (4) For fences, walls, and gates in side and rear setback areas, see Subsection 9103.05.030C.5 (Fences, Walls, and Gates— Side and Rear Setback Areas) Figure 3-9 Fences, Walls, and Gates 2. Special Regulations for Fences, Walls, and Gates Located in the Front Setback—Residential Zones a. R-M and R-0 Zones (1) A solid wall adjacent to the interior side property line may be allowed in the front setback area, provided that it does not exceed four feet in height. (2) Only one pedestrian gate with decorative columns shall be allowed within the front setback area. (3) All fences shall be of open work design (a minimum of four inches between vertical and horizontal members.) A two-foot high solid wall may be combined within the allowed height of the decorative fence. Refer to Figure 3-10 (Fence in R-M and R-0 Zones). Figure 3-10 Fence in R-M and R-0 Zones b. R-1 Zone (1) All fences shall be of open work design (a minimum of four inches between vertical and horizontal members.) A solid decorative masonry base for fences may be allowed in the front setback area, provided that it does not exceed eight inches in height. Refer to Figure 3-11 (Fence in R-1 Zone). Figure 3-11 Fence in R-1 Zone (2) A solid wall adjacent to the interior side property line may be allowed in the front setback area, provided that it does not exceed three feet in height. (3) Only one pedestrian gate with decorative columns shall be allowed within the front setback area. 3. Fences, Walls, and Gates—Corner Lots a. All fences, walls, or gates, including height, design, and location within the street side setback or special setback area, shall be subject to Site Plan and Design Review pursuant to requirements Section 9107.19 (Site Plan and Design Review) in the R-2 and R-3 zones. b. On corner lots, fences, walls, and gates within the required street side setback or special setback are allowed up to six feet in height, measured at the street side property line, except as restricted by Subsection 9103.01.070 (Vehicular Visibility Standards) c. Fences, walls, and gates shall be setback a minimum of 18 inches from the street side property line. d. The area between the street side property line and the fence, wall, or gate shall have an appropriate irrigation system and decorative landscaping (shrubs, ground cover, flowers, plants, etc.). However, when there is a full 9103.05 – Fences, Walls, and Gates 6 November 2016 landscaped parkway with no sidewalk, a fence, wall, and gate, excluding entry gate(s), may be placed to the street side property line in R-M, R-0, and R-1 Zones. 4. Fences, Walls, and Gates—Flag Lots a. Fences, walls, and gates on flag lots shall not be allowed in R-2, R-3-R, and R- 3 zones. b. In areas zoned R-M and R-0, a fence or wall may be allowed in the front setback and driveway area, provided that it does not exceed four feet in height. In the R-1 zone, the height shall not exceed three feet. c. Where a fence or wall is located within the front setback of a flag lot and the front property line of that flag lot abuts the rear property line of an adjacent lot, it may be allowed up to six feet in height. See Figure 3-12 (Fences and Walls on Flag Lots). Figure 3-12 Fences and Walls on Flag Lots 5. Fences, Walls, and Gates—Side and Rear Setback Areas a. Fences, walls, and gates located within a required side and/or rear setback area(s) are allowed up to six feet in height, provided that no portion of any such fence, wall, or gate extends into the required front setback area. b. Where there is a difference in grade between properties, a wall or fence is allowed up to six feet in height adjacent to the rear and side property lines if the wall or fence maintains a minimum setback that is equal to the difference in grade between the properties. Where there is no difference in grade between properties, a wall shall comply with the height limitations unless it complies with the setbacks required for an accessory building. Refer to Figure 3-13 (Fences Walls and Gates with a Grade Difference). However, if the grade has been altered due to previous grading, the finished grade shall be subject to review and approval by the Director. c. Fences and walls are allowed adjacent to the property line in the side and rear setback areas. Figure 3-13 Fences Walls and Gates with a Grade Difference 6. Walls for Tennis Courts a. A six-foot high solid masonry wall shall be installed on the property lines between the tennis court and adjacent properties. In the R-M, R-0 and R-1 zones, where the entire side of a tennis court is a minimum distance of 25 feet from a property line, a six-foot high solid masonry wall shall not be required along the property line. D. Commercial Zones 1. Fences, walls, and gates shall not be allowed exceed three (3) feet along the front property line and must be of an open design. , except to enclose a ground floor landscaped court setback or an outdoor dining area. Any gate placed across the a court setback opening or a fence around an outdoor dining area shall have a minimum of 50 percent transparency. 2. Fences and walls located at rear and interior side setback areas are limited to six feet in height. 9103.05.040 Prohibited Fencing Materials in All Zones A. No spears (apache, aristocrat with crushed spears, or any spear-like features) shall be allowed on a fence, wall, or gate. B. Chain link, corrugated fiberglass, bamboo fencing, and wire type fencing shall not be allowed, except chain link fencing is allowed as a fencing material enclosing sports courts and temporary construction fencing. 9103.05 – Fences, Walls, and Gates 8 November 2016 This page intentionally left blank. November 2016 9 Division 3 – Regulations Applicable to All Zones Section 9103.07 – Off-Street Parking and Loading Subsections: 9103.07.010 Purpose and Intent 9103.07.020 Applicability 9103.07.030 Permit Requirements 9103.07.040 Exemptions 9103.07.050 Off-Street Parking for Residential Uses 9103.07.060 Off-Street Parking for Non-Residential Uses 9103.07.070 Mixed-Use (Nonresidential and Residential Combined) Parking Standards 9103.07.080 Parking Area Design Standards Applicable to All Zones 9103.07.090 Shared/Joint Use, Off-site Parking, and In-Lieu Parking 9103.07.100 Valet Parking 9103.07.110 Parking Structures 9103.07.120 Prohibition on Commercial Vehicle Parking in Residential Zones 9103.07.130 Landscape Standards for Parking Lots 9103.07.140 Parking for Electric and Alternative Fuel Vehicles 9103.07.150 Bicycle Parking Requirements 9103.07.160 Off-Street Loading 9103.07.010 Purpose and Intent This Section establishes regulations to: A. Regulate off-street parking and loading to minimize traffic congestion and hazards to motorists, bicyclists, and pedestrians; B. Provide off-street parking in proportion to the needs generated by different land uses; C. Ensure access to projects by emergency response vehicles; and D. Ensure that parking areas are designed to operate efficiently and effectively and in a manner compatible with on-site and surrounding land uses. 9103.07.020 Applicability A. All terms defined in Division 9 (Definitions), except as provided, shall apply to this Section. The minimum off-street parking spaces established in this Section shall be provided for new construction or intensification of use, and for the enlargement or increased capacity and use of land. B. All required parking spaces shall be maintained in connection with the building or structure and use of land. The regulations within this Section apply: 1. At the time of the erection of any building and/or structure; or 2. Before the time any building or structure is enlarged or increased in capacity by adding dwelling units, guest roo ms, floor area or seats; or 3. At a time that a usage requiring a higher number of parking spaces than the existing or previous use is applied. C. Nothing in this Section shall be deemed to limit the power of the Director, Commission, or Council, acting either on its own or on appeal, to require parking of increased numbers or alternative types and arrangements as part of the conditions of approval to a discretionary permit or to mitigate environmental impacts. 9103.07 Off-Street Parking and Loading 10 November 2016 9103.07.030 Permit Requirements A. New Parking Lots. New parking lot design shall be reviewed as part of the building permit process and any other land use or development permit process required for a project. A site plan of the premises shall be required for all new parking. The site plan shall be submitted to the Director in conjunction with the required permit(s) and shall include sufficient detail t o determine compliance with the provisions of this Section. The site plan shall be approved, modified, and/or denied through the normal process of approving, modifying, and/or denying the permit causing the submission of the site plan or other discretionary permit. B. Modification of Existing Parking Lots. Except otherwise stated in this Section, modification or improvement to an existing parking lot which impacts the parking space layout, configuration, and/or number of stalls shall require the review and approval by the Director of a Site Plan and Design Review pursuant to the requirements of Section 9107.19 (Site Plan and Design Review). 9103.07.040 Exemptions A. Modification of Existing Lots. The following parking lot improvements shall be considered minor in nature, as long as the number and/or configuration of parking stalls are not altered. These improvements shall be exempt from permit requirements, except for permits that may be required by the Building Official. 1. Repair of any defects in the surface of the parking area, including holes and cracks. 2. Resurfacing, slurry coating, and restriping of a parking area with identical delineation of parking spaces. 3. Repair or replacement of damaged planters and curbs in the same location. 4. Installation of parking stalls reserved as accessible parking stalls in compliance with the Americans with Disabilities Act (ADA), and any required ADA passenger loading areas. 9103.07.050 Off-Street Parking for Residential Uses Amended by Ord. No. 2347 Amended by Ord. No. 2375 Amended by Ord. No. 2400 A. Number Required. Unless off-street parking reductions are allowed in compliance with provisions identified, off-street parking spaces shall be provided in compliance with Table 3-3 (Off-Street Parking Requirements: Residential Uses). These standards shall be considered the minimum required to preserve the public health, safety, and welfare of the community. An increase or decrease in the parking requirements may be determined by the Review Authority in particular circumstances where these requirements are inadequate for a specific project. These cases shall be determined through a parking study as outlined in this Division. B. Off-Street Parking Requirement Calculations. Table 3-3 (Off-Street Parking Requirements: Residential Uses) establishes the off-street parking requirements for number of spaces. Except as otherwise specifically stated, the following rules apply: 1. “Square feet” or “sf” shall mean “square feet of floor area” and refer to floor area as defined in Division 9 (Definitions), unless otherwise specified. 2. Any fractional parking space greater than or equal to one-half shall be rounded to the next whole number. If the fraction is less than 0.49 of a space, the total number of spaces shall be rounded down to the nearest whole number. C. Off-Street Residential Parking Requirements for Residential Uses 1. Uses Not Listed. The number of parking spaces required for land uses not specifically listed shall be determined by the Director based on common functional, product, or compatibility characteristics and activities. The determination is considered a formal interpretation of the Development Code and shall be decided and recorded accordingly. The interpretations shall have the same force of law as the provisions of this Section. Any inclusion of land uses in this Section shall be defined and included in Division 9 (Definitions), and shall be included in the land uses in Division 2 (Zones, Allowable Uses, and Development Standards). Table 3-3 Off-Street Parking Requirements: Residential Uses Land Use Minimum Parking Spaces Required Single-Family Dwellings (Attached and Detached) and Two-Family Dwellings • 2 spaces per dwelling unit in a garage for units less than 5,000 square feet or less in size with up to 4 bedrooms • 3 spaces per dwelling unit in a garage for units greater than 5,0001 square feet or more in size and/or with 5 or more bedrooms (1) Accessory Dwelling Unit Refer to Section 9102.01.080 Multifamily Dwellings For the R-2, R-3 and R-3-R Zones: • 2 covered spaces per unit, plus guest parking as follows: • 1 guest parking space for every 2 units For the Residential Flex Overlay Zone: • 1 space per studio unit • 1.5 spaces per unit Mixed Use Units • 1 space per studio unit • 1.5 spaces per unit • 1 guest space for every 3 units Live/Work Units 1 space per unit and 1 space per 1,000 square feet of nonresidential floor area Senior Housing (when restricted to age 62 and older) For senior affordable apartment housing: 1 space per unit, and 1 guest space for every 4 units for assisted living facilities: 1.5 spaces per unit For senior market rate housing: 2 spaces per unit Notes: (1) A tandem parking space may be allowed to satisfy the third required, or any non-required, parking space, subject to Design Review approval. (2) Parking standards shall not be imposed on an accessory dwelling unit in any of the following circumstances: a. The accessory dwelling unit is located within one-half mile of public transit b. The accessory dwelling unit is located within an architecturally and historically significant historic district c. The accessory dwelling unit is part of the existing primary residence or an existing accessory structure d. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit e. When there is a car sharing vehicle located within one block of the accessory dwelling unit 2. Residential Use: When Required Covered or Garage Parking Cannot Be Provided. Apart from the requirements for parking in a garage contained in Table 3-3 (Off-Street Parking Requirements: Residential Uses) for residential uses, wherever required covered or garage parking cannot be provided due to physical limitations on a property, an alternative parking arrangement for the remaining required parking can be arranged by the approval of an Administrative Modification subject to the requirements of Section 9107.05 (Administrative Modifications). D. Parking Location 1. Parking spaces shall be designed, constructed, and maintained in a manner that does not preclude direct and free access to stairways, walkways, elevators, any pedestrian way, and fire safety equipment. 2. Vehicle parking (and access thereto) shall be provided on a permanently paved surface. 9103.07 Off-Street Parking and Loading 12 November 2016 3. When required off-street parking spaces are provided on a separate lot from the building or land use, Subsection 9103.07.090 (Shared/Joint Use and Off-site Parking) shall apply. Figure 3-14 Single-Family Parking Location Requirements E. Residential Parking Location—Specific Requirements 1. R-M Zone a. A garage or carport opening directly upon a side street shall be located not less than 20 feet from the street side lot line. 2. R-0 and R-1 Zones a. Required parking spaces shall be provided on the same site as the main building in an enclosed garage. Each parking space provided beyond the minimum required shall also be within an enclosed garage. b. Each required parking space shall be in a garage located behind the required front setback and shall be served by a driveway no less than nine feet in width, except as a specified in Section 9103.07.050.D. c. Only one driveway shall lead to an enclosed garage, unless it is a circular driveway. d. Below grade or subterranean parking spaces shall not be allowed unless an Administrative Modification is granted pursuant to Section 9107.05 (Administrative Modifications). Not more than one story below grade shall be allowed. e. On lots less than 100 feet in width, no more than a two-car garage shall be allowed facing the front and/or street- side areas. On lots 100 feet or greater in width, no more than a three-car garage shall be allowed facing the front and/or street-side areas. f. An enclosed two-car garage shall have a minimum opening of 16 linear feet, and an enclosed three-car garage shall have a minimum opening of 24 linear feet. 3. R-2, R-3, and R-3-R a. For enclosed garages, the minimum garage opening is 16 linear feet. F. Standard Residential Parking Stall Dimensions. Required parking stalls, including guest parking spaces, within all residential zones shall meet the dimension requirements set forth in Table 3-4 (Parking Space Dimensions-Residential Zones). Dimensions shall be measured from interior building wall. Table 3-4 Parking Space Dimensions-Residential Zones Zone Size of Parking Stall (minimum) Width (General) When Adjacent to Wall or Structure Length R-M, R-O, and R-1 10 ft 11 ft, 6 in 20 ft R-2, R-3, and R-3-R 10 ft 11 ft, 6 in 20 ft G. Residential Driveways 1. Paving. All parking areas and driveways shall be paved with cement concrete. Other paving materials, including brick may be substituted with review and approval by the Director of a Site Plan and Design Review pursuant to the requirements of Section 9107.19 (Site Plan and Design Review). 2. Width. The maximum width of driveways within residential zones shall be 20 feet for single-family zones and 25 feet for multifamily zones. The maximum width for all single-family and multi-family residential common driveways shall not exceed 30 feet. 3. Does Not Fulfill Parking Requirement. No portion of any required driveway shall be used to fulfill any parking space requirements, except as specified in Section 9103.07.050.D 4. R-M, R-0 and R-1 Zones a. Only one driveway shall be allowed for each residential lot. The number may be increased to two for an approved circular driveway pursuant to Section 9103.07.050.H (Circular Driveways for Residential Zones). b. A driveway shall not be less than nine feet in width. c. Pedestrian walkways and driveways shall occupy no more than 40 percent of the required front setback or street side setback. d. Driveways shall have at least 10 feet of unobstructed vertical clearance. e. Driveway slope shall not exceed 10 percent. 5. R-2, R-3 and R-3-R Zones a. Each driveway to a parking space shall be at least 10 feet wide. b. Every driveway serving as access to more than 12 required parking spaces or which is more than 125 feet long shall have a minimum width of 18 feet. Two 10-foot wide driveways may be provided in lieu of one 18-foot driveway. c. Each driveway adjacent to a garage or parking space shall have a minimum width of 25 feet. 9103.07 Off-Street Parking and Loading 14 November 2016 d. "Guest Parking Only" signs with letters not less than two inches in height shall be properly located to designate guest parking spaces. e. Common/shared driveways shall be allowed, provided the owners of the lots show proof of a recorded easement or other legal instruments authorizing the use of a shared driveway arrangement and further provided that a covenant, in recordable form by its terms to be for the benefit of, enforceable by, and to be released only by t he City, is executed by the owners of all property affected. The covenant shall state that the common/shared driveway shall be usable by the tenants and owners of the properties proposed to be served by the driveway. Recordation of this instrument shall be completed before the issuance of a Building Permit. f. Eaves and bay windows which are at least 10 feet above the pavement may overhang any driveway by a distance of not more than three feet. H. Circular Driveways for Residential Zones 1. Lots with street frontage of 100 feet or greater are eligible for circular driveways. 2. On lots with more than one street frontage, a circular driveway shall be located on the street frontage that is 100 feet or greater; provided, however, that not more than one circular driveway shall be allowed for any one lot. 3. The circular driveway shall not be less than nine feet in width and shall not have a width greater than 15 feet. 4. The inside edge of the circular driveway shall be located a minimum distance of 25 feet from the property line at the street right-of-way. I. Tandem Parking Spaces. Tandem parking spaces may be allowed in residential and mixed-use zones in compliance with the following requirements, and subject to Site Plan and Design Review pursuant to Section 9107.19 (Site Plan and Design Review). 1. For multifamily development projects, tandem spaces shall not constitute more than 20 percent of all required spaces and shall not be permitted to meet guest parking requirements. 2. For single-family units, tandem parking may be provided within a garage, provided that such garage has an interior space measuring at least 20 feet by 20 feet adjacent to the garage door and at least one required parking space shall be in a regular (non-tandem) format. 3. The size of the tandem parking space shall be 10 feet by 19 feet and shall allow adequate maneuvering room for both vehicles and pedestrians around the tandem spaces. November 2016 15 Division 3 – Regulations Applicable to All Zones 9103.09.040 Landscape Requirements Amended by Ord. No. 2375 A. Applicability. The standards in this Section shall apply to residential and non-residential uses. B. Landscape Requirement for Residential Zones. All areas of a site not devoted to structures, driveways, or walkways shall be landscaped with lawn, trees, shrubs, or other plant materials, and shall be permanently maintained in a neat and orderly manner. 1. R-M, R-0 and R-1 Zones a. The front and street-side areas shall be landscaped with lawn, trees, shrubs, or other plant materials, and shall be permanently maintained in a neat and orderly manner. b. Hardscape materials of driveways and pedestrian walkways, including pavement, concrete, interlock pavers, and the use of artificial turf, shall not cover more than 40 percent of the required front setback or street side yard. See Figure 3-17 (Front Setback Yard Area-60% Landscaping Required). Figure 3-17 Front Setback Yard Area – 60% Landscaping Required 2. R-M Zone. All cut or fill slopes exceeding six feet six inches in vertical height between two or more contiguous lots shall be planted with adequate plant material to protect the slope against erosion. The planting shall cover the bank within two years from the time of planting. The permittee, owner, or developer shall water the planted slopes at sufficient time intervals to promote growth. 3. R-2 and R-3, and R-3-R Zones. a. The front/street side yard areas shall be landscaped with lawn, trees, shrubs, or other plant materials, and shall be permanently maintained in a neat and orderly manner. b. Hardscape materials of driveways and pedestrian walkways, including pavement, concrete, interlock pavers, and the use of artificial turf, shall not cover more than 40 percent of the required front setback or street side yard. See Figure 3-17 (Front Setback Yard Area-4060% Landscaping Required). C. Landscape Requirement for Commercial, Mixed Use, and Industrial Zones 1. Required Areas. All setbacks, parkways, open areas, plazas, paseos, and non-work areas that are visible from a public street/alley or from a parking lot available to the general public shall be landscaped. 9103.07 Off-Street Parking and Loading 16 November 2016 2. Landscape Coverage Requirement. Shrubs, groundcover, and other plant material shall cover all areas not occupied by structures, parking areas, storage, trash enclosures, driveways, and sidewalks at the time of issuance of a Certificate of Occupancy. Embellished pavement, fountains, and similar hardscape materials may, in part, be substituted for the required landscaping through the Site Plan and Design Review process. 3. Parkway-adjacent Planting and Maintenance. All landscaped parkway areas located between the sidewalk and the edge of development shall meet the following requirements: a. The ground surface shall contain low shrubbery, mulch, or ground cover to provide coverage within two years. b. If a wall or fence separates the development from the street, planting vines or espalier shrubs shall be incorporated into the planting design. 4. Required Landscaping for Loading Areas. Loading areas shall incorporate landscaping to provide screening if visible from the public right-of-way, adjacent uses, and pedestrians. 5. Special Requirements for Drive-through Businesses a. Five-foot-wide raised planters shall be located along the street side property line, except for curb cut openings. b. Three-foot-wide raised planters shall be located along the walls of the interior property lines to a distance equal to the front building line. For this purpose, canopies and other such structural appurtenances shall not be considered the front building line. c. A minimum of 150 square feet of raised planting area shall be located at the intersection of two property lines at a street corner. d. A minimum of 30 square feet of raised planting area shall be located along the building facades fronting on the street. e. All planting areas shall be separated from adjacent asphaltic concrete paving by six-inch minimum curb walls. D. Artificial Turf 1. Locations Permitted a. Back Yards and Interior Side Setback Yard Areas. Artificial turf is permitted in any zone within any back yard and/or interior side setback yard areas. b. Front and Street-Side Yards. In any zone, a maximum of 15 percent of the yard area within the front or street side yards may be installed with artificial turf. Artificial turf shall not be installed within 10 feet of a sidewalk or within 20 feet from the curb if there is no sidewalk. c. Not Permitted in Parkways. Artificial turf is not permitted within any parkway areas. 2. Minimum Standards. To be used in the front or street-side yard, artificial turf must meet minimum standards for materials, installation, and maintenance. a. Materials and Style. Artificial turf must have a minimum eight-year no-fade warranty as issued by the manufacturer; be cut-pile infill and made from lead-free polypropylene, polyethylene or a blend of such fibers on a permeable backing; and, have a minimum blade length (pile height) of 1.5 inches, or as determined by the Director as manufacturing processes are updated. Nylon-based or plastic grass blades are not permitted. The use of indoor/outdoor carpeting, and artificial shrubs, flowers, trees and vines instead of natural plantings is prohibited. Infill medium must consist of ground rubber; rubber coated November 2016 3-113 Division 3 – Regulations Applicable to All Zones sand or other approved mixtures and must be brushed into the fibers of the artificial turf. The style of the fiber, color, and texture shall resemble fescue, rye, and other common natural grass blades. b. Installation. Artificial turf must be installed per all manufacturer’s requirements and must include removal of all existing plant material and top three inches of soil in the installation area; placement of filter fabric or synthetic porous material over compacted and porous crushed rock or other comparable material below the turf surface to provide adequate drainage; and, the area must be sloped and graded to prevent excessive pooling, runoff, or flooding onto adjacent property. Artificial turf areas must be sufficiently drained to live planting areas to provide complete infiltration of runoff. Artificial turf must be separated from live planting areas by a barrier such as a mow strip or bender board to prevent mixing of natural plant materials and artificial turf. Artificial turf must be permanently anchored with nails and glue, and all seams must be nailed, or sewn, and glued, with the grain pointing in a single direction. c. Maintenance. Artificial turf must be maintained in a green, fadeless condition; free of weeds, stains, debris, tears, holes, depressions, ruts, odors, and looseness at edges and seams. Damaged or worn areas in the artificial turf surface must be repaired or removed and replaced in a manner that results in consistent appearance with the existing artificial turf. The artificial turf surface must be replaced once it is unable to be maintained as required. Vehicle parking on artificial turf is prohibited.