A.　　　Purpose.　 The purpose of this section is to establish rules and regulations governing the protection of trees and vegetation cover within the City of Grapevine, to encourage the protection of healthy trees and vegetation and to provide for the replacement and replanting of trees that are necessarily removed during construction, development or redevelopment.　

B.　　　Definitions.　 The following definitions shall apply to this chapter:　

1.　　　Buildable area:　 That portion of a building site exclusive of the required yard areas on which a structure or building improvements may be erected, and including the actual structure, driveway, parking lot, pool, and other construction as shown on the site plan.　

2.　　　Drip line:　 A vertical line run through the outermost portion of the crown of a tree and extending to the ground.　

3.　　　Historic tree:　 A tree which has been found by the city to be of a notable historic interest because of its age, type, size or historic association and has been so designated as part of the official records of the city.　

4.　　　Person:　 Any corporation, partnership, association or other artificial entity; or any individual; or any agent or employee of the foregoing.　

5.　　　Specimen tree:　 A tree which has been determined by the city to be of high value because of its type, size, or other professional criteria, and which has been so designated as part of the official records of the city.　

6.　　　Tree, protected:　 Any self-supporting woody perennial plant which has a caliper of three inches or more when measured at a point of 4 1/2 feet above ground level and which normally attains an overall height of at least 20 feet at maturity, usually with one main stem or trunk and many branches. It may appear to have several stems or trunks as in several varieties of oaks.　

7.　　　Tree topping:　 The severe cutting back of limbs to stubs larger than three inches in diameter within the tree's crown to such a degree so as to remove the normal canopy and disfigure the tree.　

8.　　　Yard area:　 The front, side and rear yard areas as required under the Comprehensive Zoning Code and the zoning district requirements applicable thereto.　

C.　　　Applicability.　 The terms and provisions of this section shall apply to real property as follows:　

1.　　　All real property upon which any designated specimen or historic tree is located.

2.　　　All vacant and undeveloped property.

3.　　　All property to be redeveloped, including additions and alterations.

4.　　　The yard areas of all developed property, excluding developed and owner-occupied single-family residential property.

5.　　　All easements and rights-of-way except those included in a plat approved by city council shall meet the terms and provisions of this section.

D.　　　Tree permit required.　

1.　　　A tree preservation permit may be required by city council and approved in connection with a request for a zone change, conditional use or special use permit request or when a plat (preliminary, final, or replant) is filed, unless one has already been approved. This permit shall be prepared by a registered landscape architect, registered architect, registered engineer or registered surveyor.

2.　　　A protected tree removal permit shall be required when protected trees are to be removed from a site. No person, directly or indirectly, shall cut down, destroy, remove or move, or effectively destroy through damaging, any protected tree, specimen tree or historic tree situated on property described above without first obtaining approval from the director of development services and a protected tree removal permit unless the conditions of section 52.H.1 and 52.H.2 apply. A registered landscape architect, registered architect, registered engineer or registered surveyor shall prepare a permit submitted for approval by the planning and zoning commission. A tree removal permit and/or protected tree removal permit submitted for approval by development services staff does not have to be prepared by a registered landscape architect, registered architect, registered engineer or registered surveyor.

E.　　　Tree preservation permit.　 The purpose of this requirement is to provide a review process to preserve the existing natural environment whenever possible and to encourage the preservation of large specimen trees throughout any construction or land development. The tree preservation permit shall include the following:　

1.　　　Location of all existing or proposed structures, improvements such as streets, alleyways etc. and site uses, properly dimensioned and referenced to property lines, setback and yard requirements.

2.　　　Date, scale, north point, and the names, addresses and telephone numbers of both property owner and the person preparing the plan.

3.　　　Location of existing and proposed public utility easements, public access easements and drainage easements on the lot.

4.　　　Location and dimensions of visibility triangles on the lot.

5.　　　The city council shall dictate what caliper size tree to survey for purposes of preservation of existing trees. Protected trees to remain shall be designated by a circle.

6.　　　The city council shall dictate what caliper size tree to survey for purposes of removal. Protected trees to be removed shall be designated by a triangle.

7.　　　Tree information required above shall be summarized in legend form on the plan and shall include the reason for the proposed removal. This same summary shall also be submitted on an 8.5" x 11" sheet of paper.

8.　　　Protected tree replacement plan: The plan shall exhibit the location of proposed protected trees to be replaced and include a legend indicating the species, caliper size and height of proposed protected tree replacement. Replacement trees shall be designated by a square. The legend shall also be submitted on an 8.5" x 11" sheet of paper.

(a)　　　No replacement tree may be planted within a visibility triangle, a water course, or an existing or proposed street or alley.

(b)　　　A replacement tree must have a minimum caliper of at least three inches when measured at six inches above ground level.

(c)　　　A replacement tree that dies within two years of the date it was planted must be replaced by another replacement tree that complies with the tree preservation permit.

9.　　　Tree protection plan: The plan shall describe how existing, healthy protected trees proposed to remain will be protected from damage during any construction or land development in accordance with section 52.J., Tree Protection.

F.　　　Protected tree removal permit.　 Permits for removal or replacement of protected trees covered herein shall be obtained by making application on a form prescribed by the city and submitted to the director of development services. The application shall be accompanied by a preliminary plat showing the exact location, caliper size, height, and common name of all protected trees to be removed. The application shall also be accompanied by a written document indicating the reasons for removal or replacement of protected trees and two copies of legible site plan drawn to the largest practicable scale indicating the following:　

1.　　　Location of all existing or proposed structures, improvements such as streets, alleyways, etc. and site uses, properly did-

mentioned and referenced to property lines, setback and yard requirements and special relationships.

2.　　　Date, scale, north point, and the names, addresses and telephone numbers of both property owner and the person preparing the plan.

3.　　　Existing and proposed site elevations, grades and major contours.

4.　　　Location of existing and proposed public utility easements, public access easements and drainage easements on the lot.

5.　　　Location and dimensions of visibility triangles on the lot.

6.　　　Survey locating protected trees on the site to remain that are three inch caliper or greater when measured at a point 4 1/2 feet above the ground level. Protected trees to remain shall be designated by a circle.

7.　　　Survey locating trees on the site to be removed that are three inch caliper or greater when measured at point 4 1/2 feet above the ground level. Protected trees to be removed shall be designated by a triangle.

8.　　　Tree information required above shall be summarized in legend form on the plan and shall include the reason for the proposed removal. This same summary shall also be submitted on an 8.5" x 11" sheet of paper.

9.　　　Protected tree replacement plan: The plan shall exhibit the location of protected trees proposed to be replaced and include a legend indicating the species, caliper size and height of proposed tree replacement. Replacement trees shall be designated by a square. The legend shall also be submitted on an 8.5" x 11" sheet of paper.

(a)　　　No replacement tree may be planted within a visibility triangle, a watercourse, or an existing or proposed street or alley.

(b)　　　A replacement tree must have a minimum caliper of at least three inches when measured at six inches above ground level.

(c)　　　A replacement tree that dies within two years of the date it was planted must be replaced by another replacement tree that complies with the tree preservation permit.

10.　　　Tree protection plan: The plan shall describe how existing healthy protected trees proposed to be retained will be protected from damage during construction.

G.　　　Application review.　 Upon receipt of a proper application, the planning and zoning commission shall review the application for new subdivisions and for platted lots, the director of development services shall review applications for platted lots; said review may include a field inspection of the site, and the application may be referred to such departments as deemed appropriate for review and recommendations. Following the review and inspection, the permit applications will be approved, disapproved, or approved with conditions by the planning and zoning commission or director of development services as appropriate, in accordance with the provisions of this chapter.　

H.　　　Protected tree removal.　

1.　　　No protected tree or trees shall be removed prior to issuance of a building permit unless one of the following conditions exist:

(a)　　　The protected tree is located in a public utility easement, public access easement or public street right-of-way as recorded on a plat approved by the city council.

In the event that certain protected trees outside the above areas or protected trees based partially outside the easement are requested to be removed to allow the operation of equipment, the applicant shall submit a plat and site plan which indicates the exact operation area needed. The public works staff must approve all requests for tree removal within these areas.

(b)　　　The protected tree is diseased, injured, in danger of falling, interferes with utility service, creates unsafe vision clearance, or conflicts with other ordinances or regulations with the approval of the director of development services.

(c)　　　Except for the above, under no circumstances shall there be clear cutting of protected trees on a property prior to the issuance of a building permit.

(d)　　　Development services staff may approve the removal of protected trees that interfere with the construction of a building and/or the drainage of a lot.

(e)　　　The public works staff may approve of the removal of a protected tree or trees located within a drainage easement if the removal is determined to be necessary to ensure the proper construction or maintenance of said drainage easement.

(f)　　　The following species of trees are exempt from the protection and preservation requirements stated within this ordinance except when located in a floodplain or watercourse as defined by the city or other government agency and provided that the subject tree is less than ten caliper inches in diameter:

Hackberry

Cottonwood

Honey Locust

Bois d'Arc

Mesquite

This list is subject to change and will be periodically reviewed and updated if necessary by the planning and zoning commission.

2.　　　Upon issuance of a building permit, developer shall be allowed to remove protected trees located on the buildable area of the property. Protected trees located in required yard areas, buffers and open space areas shall be maintained. The buildable area shall include sufficient adjacent area to allow the normal operation of construction equipment. Prior to any tree removal, an inspection by the building department shall be required and written approval from the building official shall be granted before said tree(s) are removed.

I.　　　Protected tree replacement requirements.　 In the event that it is necessary to remove protected tree(s) outside the buildable area, the developer, as a condition of issuance of a protected tree removal permit, may be required to replace the protected tree(s) being removed with comparable trees somewhere within the site.　

1.　　　Replacement tree specifications:　 A sufficient number of trees shall be planted to equal, in caliper, the diameter of the tree removed. Said replacement trees shall be a minimum of three inches caliper and seven feet in height when planted, and shall be selected from the list of approved replacement trees maintained by the director of development services as approved by the planning and zoning commission. Protected trees that are removed without a permit shall be replaced at a number equivalent to 125 percent of those protected trees removed from the site as estimated by the director of development services.　

2.　　　Replacement procedures:　 At the time of review, the agent responsible for placement, the time of replacement and the location of the new trees will be determined by the director of development services. The replacement trees shall be located on the subject site whenever possible. However, if this is not feasible, the city has the authority to allow the planting to take place on another property. A replacement tree that dies within two years of the date it was planted must be replaced by another replacement tree in compliance with this ordinance. No certificates of occupancy shall be issued for the site until all required replacement trees have been planted, or until the required contribution has been made to the tree reforestation fund as provided for in subsection herein below.　

3.　　　Tree reforestation fund:　 In situations in which it is not feasible to place the replacement trees on either the subject site or an alternate site, the applicant, upon approval of the director of development services, may make a payment into the tree reforestation fund. The fund amount shall be equivalent to 100 percent of the tree replacement cost. For those protected trees removed without a permit, the fund amount shall be the equivalent of 125 percent of the tree replacement cost. The funds shall be used only for purchasing andplanting trees on public property or acquiring wooded property that shall remain in a naturalistic state in perpetuity. The amount of payment that is required for each replacement tree should be calculated based on a schedule published annually by the city, which sets forth the average cost of a quality tree added to the average cost of planting a tree. No certificates of occupancy shall be issued for the site until the required payment has been made to the tree reforestation fund.　

4.　　　Any person(s) aggrieved by the application or staff interpretation of this chapter may appeal said application or interpretation to the City of Grapevine City Council, subject to the following requirements. Any appeal of grievance must be filed in writing with the director of development services within ten days of the decision or interpretation. Said appeal must clearly state the basis of the appeal, including, where applicable, a reference to any applicable evidence supporting the appeal.

J.　　　Tree protection.　 During any construction or land development, the developer shall clearly mark all protected trees to be maintained and may be required to erect and maintain protective barriers around all such trees or groups of trees. The developer shall not allow the movement of equipment or the storage of equipment, materials, and debris or fill to be placed within the drip line of any protected tree.　

During the construction stage of development, the developer shall not allow the cleaning of equipment or material under the canopy of any protected tree or trees to remain. Neither shall the developer allow the disposal of any waste material such as, but not limited to, paint, oil, solvents, asphalt, concrete, mortar, etc., under the canopy of any protected tree or trees.

No attachment or wires of any kind, other than those of a protective nature, shall be attached to any protected tree.

K.　　　Tree pruning restrictions.　

General:　 No protected tree shall be pruned in a manner that significantly disfigures the tree or in a manner that would reasonably lead to the death of the tree.　

1.　　　Allowed pruning:　 The city may approve pruning of a protected tree in cases where protected trees must be strategically pruned to allow construction or demolition of a structure. All pruning of protected trees by franchise utility companies to ensure the safe operation of utility services shall be allowed. When allowed, all pruning shall be by approved arboricultural techniques. This section is not intended to require a tree permit for reasonable pruning performed or contracted to be performed by the owner of the tree whenunrelated to construction activity.　

2.　　　Required pruning:　 The owners of all trees adjacent to public right-of-way shall be required to maintain a minimum clearance of ten feet above the traveled pavement or curb of a public street. Said owners shall also remove all dead, diseased or dangerous trees, or broken or decayed limbs that constitute a menace to the safety of the public. The city shall also have the right to prune trees overhanging within public right-of-way which interfere with the proper spread of light along the street from a street light or interferewith visibility of any traffic control device or sign or as necessary to preserve the public safety.　

3.　　　Tree topping:　 It shall be unlawful as a normal practice for any person, firm or city department to top any tree. Trees severely damaged by storms or other causes or certain trees under obstructions where other pruning practices are impractical may be exempted from this ordinance at the determination of the director of development services.　

L.　　　Exceptions.　 In the event that any tree shall be determined to be in a hazardous or dangerous condition so as to endanger the public health, welfare or safety, and require immediate removal without delay, authorization may be given by the director of development services and the tree may then be removed without obtaining a written permit as herein required.　

During the period of an emergency such as a tornado, storm, flood, or other act of God, the requirements of this ordinance may be waived as may be deemed necessary by the city council.

All licensed plant or tree nurseries shall be exempt from the terms and provisions of this section only in relation to those trees planted and growing on the premises of said license, which are so planted and growing for the sale or intended sale to the general public in the ordinary course of said licensee's business.

Utility companies franchised by the city may remove trees which endanger public safety and welfare by interfering with utility service, except that where such trees are on owner-occupied properties developed for one-family use, disposal of such trees shall be at the option of the property owner.

M.　　　Exemption.　 This ordinance shall not apply to any development that has received final plat approval prior to the effective date of this ordinance.　

__________

City of Grapevine

REQUIRED TREE LIST FOR REQUIRED LANDSCAPING
(Excluding Landscape Islands)

(Medium to Large Deciduous Trees)

TABLE INSET:

__________

City of Grapevine

REQUIRED TREE LIST FOR LANDSCAPE ISLANDS

(Medium to Large Deciduous Trees)

TABLE INSET:

(Ord. No. 84-16, § 2(E), 4-9-84; Ord. No. 85-19, § 1(G), 4-16-85; Ord. No. 87-16, § 1, 3-17-87; Ord. No. 96-59, § 1.D., E., 8-6-96; Ord. No. 98-48, § 1C, 4-21-98; Ord. No. 99-149, § 1B, 10-5-99; Ord. No. 2000-18, § 1, 2-15-00; Ord. No. 2005-94, § 1B, 11-15-05)

__________

A.　　　Purpose:　 It is the purpose of this section to establish certain regulations pertaining to landscaping within the City of Grapevine. These regulations provide standards and criteria for new landscaping which are intended to promote the value of property, enhance the welfare, and improve the physical appearance of the city.　

B.　　　Scope:　 The standards and criteria contained within this section are deemed to be minimum standards and shall apply to all new construction occurring within the city, except that single-family detached dwellings shall be exempt since such uses rarely fail to comply with the requirements set forth in this section.　

C.　　　Enforcement:　 The provisions of this section shall be administered and enforced by the director of development services or his designee.　

If, at any time after the issuance of a certificate of occupancy, the approved landscaping is found to be in nonconformance to the standards and criteria of this section, the director shall issue notice to the owner, citing the violation and describing what action is required to comply with this section. The owner, tenant, or agent shall have 30 days from date of said notice to restore the landscaping as required. If the landscaping is not restored within the allotted time, such person shall be in violationof this ordinance.

D.　　　Permits:　 No permits shall be issued for building, paving, grading or construction until a landscape plan is submitted and approved by the director of development services. In the event that the proposed development requires an approved subdivision plat, site plan, or master development plan, no such final approval shall be granted unless a landscape plan is submitted and approved.　

Prior to the issuance of a certificate of occupancy for any building or structure, all screening and landscaping shall be in place in accordance with the landscape plan required in subsection E of this section.

In any case in which an occupancy certificate is sought at a season of the year in which the director of development services determines that it would be impractical to plant trees, shrubs or grass, or to lay turf, an occupancy certificate may be issued notwithstanding the fact that the landscaping required by the landscape plan has not been completed provided the applicant posts a letter of credit or deposits cash in an escrow account in the amount of the estimated cost of such landscaping. Such letter ofcredit or escrow deposit shall be conditioned upon the installation of all landscaping required by the landscaping plan within six months of the date of the application and shall give the city the right to draw upon the letter of credit or escrow deposit to complete the said landscaping if the applicant fails to do so.

E.　　　Landscape plans:　 Prior to the issuance of a building, paving, grading or construction permit for any use other than single-family dwellings, a landscape plan shall be submitted to the department of development services. The director of the department of development services, or a designee, shall review such plans and shall approve same if the plans are in accordance with the criteria of these regulations. If the plans are not in accord, they shall be disapproved and shall be accompanied by a written statement setting forththe changes necessary for compliance.　

Landscaping plans shall be prepared by a landscape architect, landscape contractor, and landscape designer, knowledgeable in plants, materials and landscape design. Landscape plans shall contain the following information:

1.　　　Minimum scale of one inch equals 50 feet;

2.　　　Location of all trees to be preserved;

3.　　　Location of all plant and landscaping material to be used including plants, paving benches, screens, fountains, statutes, or other landscape features;

4.　　　Species of all plant material to be used;

5.　　　Size of all plant material to be used;

6.　　　Spacing of plant material where appropriate;

7.　　　Layout and description of irrigations, sprinkler or water systems including placement of water sources;

8.　　　Description of maintenance provisions for the landscape plan;

9.　　　Person(s) responsible for the preparation of landscape plan.

F.　　　Maintenance:　 The owner, tenant and their agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping. All required landscaping shall be maintained in a neat and orderly manner at all times. This shall include mowing, edging, pruning, fertilizing, watering, weeding, and other such activities common to the maintenance of landscaping. Landscaped areas shall be kept free of trash, litter, weeds and other such material or plants not a part of the landscaping. All plant materials shall be maintained in a healthy and growing condition as is appropriate for the season of the year. Plant materials which die shall be replaced with plant material of similar variety and size.　

G.　　　General standards:　 The following criteria and standards shall apply to landscape materials and installation.　

1.　　　Quality.　 Plant materials used in conformance with the provisions of this ordinance shall conform to the standards of the American Standard For Nursery Stock, or equal thereto. Grass seed, sod and other material shall be clean and reasonably free of weeds and noxious pests and insects.　

2.　　　Trees.　 Trees referred to in this section shall be of a species common to this area of Texas and shall have an average spread of crown of greater than 15 feet at maturity. Trees having a lesser average mature crown of 15 feet may be substituted by grouping the same so as to create the equivalent of a 15 feet crown of spread. Trees shall be of a minimum of three caliper inches when measured six inches above ground, and shall be selected from the list of approved trees, maintained by the director of development services as approved by the planning and zoning commission.　

3.　　　Shrubs and hedges.　 Shrubs shall be a minimum of two feet in height when measured immediately after planting. Hedges, where installed, shall be planted and maintained so as to form a continuous unbroken, solid, visual screen which will be three feet high within one year after time of planting.　

4.　　　Vines.　 Vines shall be a minimum of two feet in height immediately after planting and may be used in conjunction with fences, screens, or walls to meet screening requirements as specified.　

5.　　　Ground cover.　 Ground covers used in lieu of grass in whole and in part shall be planted in such a manner as to present a finished appearance and reasonably complete coverage within one year of planting.　

6.　　　Lawn grass.　 Grass areas may be sodded, plugged, sprigged or seeded except that solid sod shall be used in swales, berms or other areas subject to erosion.　

7.　　　Credit for existing trees.　 Any trees preserved on a site meeting the herein specifications shall be credited toward meeting the tree requirement of any landscape of any landscaping provision of this section. Trees of exceptional quality due to size, large canopy cover, trunk diameter, rareness, age or species may, at the discretion of the director, be credited as two trees for the herein minimum requirements.　

H.　　　Minimum requirements for off-street parking and vehicular use areas.　 Parking lots, vehicular use areas and parked vehicles are to be effectively screened from the public view and adjacent property. Both the interior and perimeter of such areas shall be landscaped in accordance to the following criteria. Areas used for parking or vehicular storage which are under, on, or within buildings are exempt from these standards.　

1.　　　Interior landscaping.　 A minimum of ten percent of the gross parking areas shall be devoted to living landscaping which includes grass, ground cover, plants, shrubs and trees. Gross parking area is to be measured from the edge of the parking and/or driveway paving and sidewalks. The following additional criteria shall apply to the interior of parking lots:　

a.　　　Interior landscape areas shall be protected from vehicular encroachment of overhang through appropriate wheel stops or curbs.

b.　　　There shall be a minimum of one tree planted for each 400 square feet or fraction thereof of required interior landscape area.

c.　　　Interior areas of parking lots shall contain planting islands located so as to best relieve the expanse of paving. Planter islands must be located no further apart than every 12 parking spaces and at the terminus of all rows of parking. Such islands shall contain at least one tree. Planter islands shall not be required for lots containing less than 35,000 square feet. The remainder shall be landscaped with shrubs, lawn, ground cover and other appropriate material not to exceed three feet in height. Interior planting islands shall have a minimum size of nine by 18 feet.

d.　　　The director of development services may approve planter islands required by section 53.H.1.c. to be located further apart than 12 parking spaces in order to preserve existing trees in interior parking areas. Off-street parking and drive areas located within the drip line of a tree shall be paved with permeable material approved by the director of development services when the drip line of an existing tree is larger than planter islands required by section 53.H.1.c.

2.　　　Perimeter landscaping.　 All parking lots and vehicular use areas shall be screened from all abutting properties and/or public rights-of-way with a wall, fence, hedge, berm or other durable landscape barrier. Any living barrier shall be established in a two feet minimum width planting strip. Plants and materials used in living barriers shall be at least 30 inches high at the time of planting and shall be of a type and species that will attain a minimum height of three feet one year after planting.　

Any landscape barrier not containing live plants or trees shall be a minimum of three feet high at the time of installation. Perimeter landscaping shall be designed to screen off-street parking lots and other vehicular use areas from public rights-of-way and adjacent properties.

a.　　　Whenever an off-street parking or vehicular use area abuts a public right-of-way, except a public alley, a perimeter landscape area of at least 15 feet in depth shall be maintained between the abutting right-of-way and the off-street parking or vehicular use area. An appropriate landscape screen or barrier shall be installed in this area and the remaining area shall be landscaped with at least grass or other ground cover. Necessary access ways from the public right-of-way shall be permitted through all such landscaping. The maximum width for access ways shall be: 50 feet for nonresidential two-way movements; 30 feet for residential two-way movements; 20 feet for nonresidential one-way movements.

b.　　　Whenever an off-street parking or vehicular use area abuts an adjacent property line, a perimeter landscape area of at least ten feet in width shall be maintained between the edge of the parking area and the adjacent property line. Access ways between lots may be permitted through all perimeter landscape areas. Maximum width for access ways shall be 25 feet. Landscaping shall be designed to visually screen the parking area. Whenever such property is zoned or used for residential purposes, the landscape buffer shall include a wall, hedge, or berm not greater than eight feet in height nor less than three feet in height.

c.　　　Perimeter landscape areas shall contain at least one tree for each 50 lineal feet or fraction thereof of perimeter area.

I.　　　Landscaping requirements for nonvehicular open space.　 In addition to the landscaping of off-street parking and vehicular use areas, all remaining open spaces on any developed lot or parcel shall conform to the following minimum requirements:　

1.　　　Grass, ground cover, shrubs and other landscape materials shall be used to cover all open ground within 20 feet of any building or paving or other use such as storage.

2.　　　All structures shall be treated with landscaping so as to enhance the appearance of the structure and to screen any detractive or unsightly appearance.

3.　　　Landscaping shall be provided on each developed lot in accordance with the following standards:

a.　　　In all residential zoning districts (except R-20, R-12.5 and R-7.5), a minimum of 15 percent of the landscaping shall be located in the required front yard.

b.　　　In all nonresidential zoning districts, a minimum of 15 percent of the total site area shall be devoted to feature landscaping with not less than 50 percent of the landscaping being located in the required front yard.

4.　　　Trees shall be planted in nonvehicular open space to meet the following requirements. Existing trees that are preserved on a developed site may be credited to the following requirements:

TABLE INSET:

5.　　　Landscaping in excess of the required minimum open space that is located in the rear yard of the site shall not be used to meet the minimum open space requirements for the site.

J.　　　Sight distance and visibility:　 Rigid compliance with these landscaping requirements shall not be such as to cause visibility obstructions and/or blind corners at intersections. Whenever an access way intersects a public right-of-way or when the subject property abuts the intersection of two or more public rights-of-way, a triangular visibility area, as described below, shall be created. Landscaping within the triangular visibility area shall be designed to provide unobstructed cross-visibility at a level between three and six feet. Trees may be permitted in this area provided they are trimmed in such a manner that no limbs or foliage extend into the cross-visibility area. The triangular areas are:　

1.　　　The areas of property on both sides of the intersection of an access way and a public right-of-way shall have a triangular visibility area with two sides of each triangle being ten feet in length from the point of the intersection and the third side being a line connecting the ends of the other two sides.

2.　　　The areas of property located at a corner formed by the intersection of two or more public rights-of-way shall have a triangular visibility area with two sides of each triangle being 20 feet in length from the point of the intersection and the third side being a line connecting the ends of the other two sides.

Landscaping, except required grass and low ground cover, shall not be located closer than three feet from the edge of any access way pavement.

In the event other visibility obstructions are apparent in the proposed landscape plan, as determined by the director, the requirements set forth herein may be reduced to the extent to remove the conflict.

(Ord. No. 84-16, § 2(A), 4-9-84; Ord. No. 85-22, § 3(B), 5-21-85; Ord. 86-29, § 1, 4-15-86; Ord. No. 87-50, § 1(A)--(C), 8-18-87; Ord. No. 89-78, § 1(N), 11-21-89; Ord. No. 97-56, § 1, 6-3-97; Ord. No. 98-48, § 1D, 4-21-98; Ord. No. 2001-34, § 1(Exh. N), 4-17-01)