Encinitas Municipal Code § 4.8 General Landscape Recommendations

Landscaping for commercial and mixed use areas in the North 101 Corridor Specific Plan area is important in defining specific areas by helping to focus on building entrances, parking lots, defining the edges of various land uses, providing transition between neighboring properties (buffering), and providing screening for loading and storage areas. Landscaping can be used as a unifying element within a project to obtain a cohesive appearance and to help achieve compatibility of a new project with its surroundings.

A. Landscaping can be in the form of planting beds, raised planters, containers, or window boxes, if a suitable setback is included.

B. Landscaped areas should generally incorporate plantings utilizing a three tier system; 1) grasses and ground covers, 2) shrubs, and 3) trees.

C. The following are common planting design concepts which are encouraged:

1. Specimen trees used in informal groupings or clusters at major focal points.

2. Use of flowering vines both on walls and arbors.

3. Use of planting to create shadow and patterns against walls.

4. Trees to create canopy and shade, especially in parking areas.

5. Plantings and walls to screen outdoor areas from wind and views of unsightly areas.

D. All landscaped areas should emphasize the following water conservation techniques:

1. Limit turf areas.

2. Install efficient irrigation systems.

3. Improve soil for better water penetration and improved water holding capacity of the soil.

4. Use of mulch to cover and cool the soil.

5. Use of drought tolerant plants. Use of cactus, however, shall be very limited and used only in small areas for accent.

6. Regular maintenance to include pruning, weeding, proper fertilization, pest control, and water schedule adjustments.

E. Landscaping should be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks, or the use of curbs. Concrete mow strips separating turf and shrub areas can also be provided.

F. Special paving such as brick, stone or tile can be used to identify store entrances and provide a visual link with the streetscape within the North 101 Corridor Specific Plan area.

G. Plants in containers are especially encouraged for areas adjacent to storefronts along walkways.

H. Vines and climbing plants integrated upon buildings, trellises, and perimeter walls are not only visually attractive but also help discourage graffiti. A few plants to consider for this purpose are: bougainvillea, grape ivy, and wisteria vines.

I. Landscaping can be used to screen trash, equipment, storage and loading areas from public view.

J. The use of inorganic groundcover (gravel or crushed rock) is not recommended. If used in small areas, it should be in combination with live plants and limited to an accent feature.

K. Appropriate, protective staking is important to protect trees from potential vandalism.

L. Careful consideration of the spacing of plant materials will insure that they do not interfere with the lighting of the premises or restrict access to emergency apparatus such as fire hydrants or fire alarm boxes. Plant spacing can also insure unobstructed access for vehicles and pedestrians and provide clear vision at street intersections.

M. The following spacing is recommended for trees and large shrubs:

1. A minimum of 5 feet between center of trees or large shrubs and edge of driveway, water meter or gas meter and sewer laterals.

2. A minimum of 10 feet between center of trees or large shrubs and point of intersection of the edge of driveways and streets or walkways.

3. A minimum of 10 feet between center of trees and large shrubs to utility poles.

4. A minimum of 8 feet between center of trees or large shrubs and fire hydrants and fire department sprinkler and standpipe connections.

The following mix is recommended as the minimum size for plant materials:

A. All new and rehabilitated landscaping projects that require a permit shall comply with the City's Water Efficient Landscape Ordinance (92-40) except for the following exemptions:

1. Homeowner-provided landscaping at single family and multi-family projects.

2. Registered historical sites.

3. Ecological restoration projects that do not require a permanent irrigation system.

4. Any project with a landscaped area less than 1,000 square feet.

B. Informal groupings of street trees along North Highway 101 and Second Street shall be provided as follows:

North Highway 101

1. Parkway - west side:

Ligustrum lucidum (Glossy Privet)

Tristania conferta (Brisbane Box)

2. Parkway - east side; Linear Park:

Cupressus macrocarpa (Monterey Cypress)

Pinus halepensis (Aleppo Pine)

Pinus torreyana (Torrey Pine)

Quercus agrifolia (Coast Live Oak)

Quercus ilex (Holly Oak)

Tristania conferta (Brisbane Box)

Eucalyptus

3. Median:

Pinus torreyana (Torrey Pine)

Tristania conferta (Brisbane Box)

Eucalyptus

4. \Accent Trees:

Arbutus unedo (Strawberry Tree)

Erythrina humeana (Natal Coral Tree)

Second Street Parkway

Metrosideros excelsus (New Zealand Christmas Tree)

C. Parkway and median street trees shall be a minimum of 24-inch box in size.

D. Linear Park trees shall be a minimum of 15 gallon in size.

E. Accent trees shall be a minimum of 24-inch box in size.

F. All trees in paved areas shall be provided with "deep root" barriers and shall be planted in a 5′ diameter or square tree well with a minimum interior dimensions of 4 feet. Automatic irrigation and metal grates shall also be provided.

G. Soils testing for agricultural suitability is required on each site and the resulting laboratory recommendations must be followed.

All required landscaping shall be properly installed, irrigated, inspected and permanently maintained prior to use inauguration or the issuance of a Certificate of Occupancy, whichever first occurs. The landscaping and irrigation shall be inspected as stated in the procedures and policy for landscaping and irrigation.

A. Maintenance of approved landscaping shall consist of regular watering, mowing, pruning, fertilizing, clearing of debris and weeds, the removal and replacement of dead plants, and the repair and replacement of irrigation systems and integrated architectural features.

B. Prior to the issuance of a Certificate of Occupancy, the landowner shall file a maintenance agreement and easement subject to the approval of the City Attorney. The agreement and easement shall ensure that if the landowner, or subsequent owners, fails to maintain the required/installed site improvements, the City will be able to file an appropriate lien(s) against the property in order to accomplish the required maintenance.

All property within the North 101 Corridor Specific Plan area which is between the high tide line and Vulcan Avenue lies essentially within the "first zone of exposure." Landscape materials in this area are subject to strong prevailing winds and salt laden air. Some examples of appropriate landscape materials for the first zone of exposure are: