CARMEL VALLEY VILLAG E

DEVELOPMENT CRITERIA

CARMEL VALLEY VILLAGE MINI-PLAN

MONTEREY COUNTY BOARD OF SUPERVISORS

Marc Del PieroSam KarasDusan Petrovic, Chairma nBarbara ShipnuckKarin Strasser Kauffman

MONTEREY COUNTY PLANNING COMMISSIO N

Louis Calcagno

L.M. OrrettMarit Evans

Calvin ReavesTom Glau

Lynn Riddl eManuel Jimenez

Jo Stallard (Chair )Gloria Moore (Vice Chair)

CARMEL VALLEY VILLAGE MASTER PLAN COMMITTEE

Peter CoakleyRobert HealdH. "Randy" Randazz oDebbie SaxtonRoger Williams

A special thanks is offered to Lou Allaire for his early partici-pation in the review work for this document .

MONTEREY COUNTY PLANNING AND BUILDING INSPECTION DEPARTMEN T

Robert Slimmon, Jr ., DirectorDale Ellis, Zoning Administrato rNicholas Chiulos, Chief of Planning ServicesLynne Mounday, Supervising Planne rRussell Lambert, Senior Planne r

Graphics Assistance : Steve Early, Graphics SupervisorJim DiMaggio, Graphics Technician

Word Processing : Carmelia Moon, . Senior Word Processo r

Approved by the Planning Commission :

November 29, 198 9

Adopted by the Board of Supervisors:

April 3, 1990

Contentspage

Table of Contents/List of Figures

2Introduction 3Location Map 4Aerial Location Map 5A. Site Development

1 .0 Goals 62 .0 Siting and Grading 63 .0 Carmel Valley Road Setbacks 84 .0 Architecture and Exterior Appearance 84 .1 Scale 85.0 Materials and Colors 106.0 Architectural Style 117 .0 Vegetation Preservation and Landscaping

148.0 Fences 159.0 Paving and Parking Areas 1610 .0 Outside Storage of Materials and Equipment

1711 .0 Lighting 1812 .0 Signing 2 0

B. Circulation/Parking/Traffic 22C. Future Airport Development

26D. Glossary 27E. Appendices 28

List of Figures

Figure 1Figure 2Figure 3Figure 4Figure 5Figure 6Figure 7Figure. . 8Figure 9Figure 1 0Figure 1 1Figure 12Figure 13Figure 14Figure 15Figure 16Figure 17Figure 18Figure 1 9Figure 2 0Figure 2 1Figure 22

Grading for Building Sites 6Structure Siting on Slopes

7Pathway Adjacent to Carmel Valley Road 8Structure Scale . . . .

9Exterior Structure Materials

10Architectural Style

11Architectural Style 12Mechanical Equipment on Roof .Oak Tree Terminology

14Fences of Natural Materials 15Inappropriate Fences 15Parking Lot Design/Landscaping 16Pathway Integration with Landscaping

16Parking Lot Screening 17Covered Light Fixtures 18Light Fixture Design 19Sign Materials 20Sign Scale 2 1Building Entries and Circulation 22Vehicle/Pedestrian Conflicts

23Village Core Pathway Plan

24Bicycle Access Considerations 25

2

Introduction

In December 1986, the Monterey County Board of Supervisor sadopted the Carmel Valley Master Plan which identified develop -ment goals and policies for the Master Plan area .

In accordance with Policy 28 .1 .22, the Monterey County Plannin gCommission appointed an advisory committee given responsibilit yto refine the development policies of the plan for the Carme lValley Village Core and adjacent residential areas . In part ,this policy reads . . .

"The Committee shall address an appropriate architectura ltheme, design review policies, traffic circulation, park -ing, street lighting, signing and any other pertinen tmatters . "

On June 24, 1987, the Planning Commission appointed a fiv emember panel to address the above and other pertinent matter srelating to the design and development of the Village Area . Thepanel has conducted numerous workshops and several public meet -ings to ascertain public interest and input into the future o fthe Village Area . The results of the panel's work is the fol -lowing document .

Statement of Inten tIt is the intent of the Carmel Valley VillageMini-Plan to provide more specific direction sfor development within the Village Area thatimplement and support the Carmel Valle yMaster Plan. To this end, development withi nthe Village Area shall conform to the basi cgoals of the Master Plan as specificall ydelineated through applicable policies of th eCarmel Valley Master Plan and the criteri awhich follow .

All development within the Village Area will require review fo rdiscretionary approvals or other permits prior to actual con -struction, remodel, or land use intensification .

3

A. Site Development

1 .0 Goal s

1 . 1 . Site plan . elements :(ie, structures, . circulation, an dlandscaping) are arranged on the site so that activi-ties are integrated and harmonious with the neighbor-hood and surrounding area and are arranged to producean attractive, efficient and cohesive development .

1 .2 Site plan elements shall consider existing natura ltopography, drainage and solar access .

1 .3 Site plan elements shall be designed to maximiz ecompatibility to neighboring commercial parcels and ,where appropriate, adjacent residential development .

1 .4 Site plan elements shall contribute to the overal laesthetic quality of the project and surrounding area .

1 .5 The site design shall contribute to access for al lstructures for fire suppression, police protection andemergency access .

1 . 6 The site design shall incorporate provisions for barrier -free access for the handicapped .

2 .0 Grading and Siting

2 .1 Proposed structures shall be located and constructedto blend with the natural landforms and natural vege-tation of the site . while complementing adjacent neigh-boring structures wherever possible .

2 .2 Grading shall be allowed only for the construction o fthe structures and driveways necessary for the pro-posed improvements . Slope-rounding shall be use dwhenever possible to blend the proposed site wit hadjacent land forms instead of padding or terracin gthe site.Figure 1 Grading for Building Sites

THIS : Grading should b eaccomplished producinggradual transitions a tthe top and bottom o fdisturbed slopes .

NOT THIS : Unnecessar ysharp angle created a tthe top and bottom o fgraded slopes disrupt sthe visual attributes o fthe natural terrai naccenting the manufac-tured appearance of th eslopes .

2 .3 Views from public areas and roads within the Villag eArea shall be protected and enhanced through carefu lreview of site development plans . Visual screening orincreased building setbacks may be used to lessen th enegative or adverse visual effects of a propose dproject .

2 .4 Structure shall be located to preserve existing vie wcorridors as seen from public viewing areas whereve rpossible .

Figure 2 Structure Siting on Slopes

SITING

Designs using step foun-dations on slopes reducethe amount of grading andslope disturbance on th esite .

Structures and accessorybuildings should belocated, designed an dconstructed to retain andblend with the naturalvegetation and landformsadjacent to the buildingsite . "Grading shall beminimized through the usof step and pole founda -tions, where appropriate ."[Policy 3 .2 .4 (CV)]

THIS: Structure designedto match the natura lcontours of the sit eminimizing grading .

NOT THIS : Structure doesnot fit the terrain ..Extensive grading i srequired to create abuilding pad .

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3 .0 Carmel Valley Road Setback s

3 .1 A minimum 30 foot setback from the edge of the roa dright-of-way for Carmel Valley Road in the Villag eArea shall be required . The front setback area shal lbe utilized for landscaping and pedestrian pathway swhere it will improve pedestrian circulation, and i sin conformance with the approved pedestrian pathwayplan for the Village Area and does not conflict wit hvehicular safety concerns .

Figure 3 Pathway Adjacent to Carmel Valley Roa d

Pedestrian pathway located adjacent to th eroad right-of-way does not conflict wit hvehicular traffic . The landscaped stripacts as a visual and safety buffer betwee npedestrian and vehicular . traffic .

4 .0 Architecture and Exterior Appearanc e

4 .1 Scale

4 .1 .1 Proposed structures should correlate to adjacentvegetation, landforms and buildings in the are awhere they are to be located .

4 .1 .2 Building bulk within the Village Area shall b erestricted through the use of height limitation sfor single family residential structures ; andheight limits and floor area ratios on commercia land multiple family residential structures .

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Single Family Residentia l

4 .1 .2 .1 The height limitation for single family residentialparcels within the Village Area shall be 26 feet .

Figure 4 Structure Scal e

Structures should be designed in correlationto adjacent landforms, vegetation and build -ings .

Commercial/Multiple Residential Project s

4 .1 .2 .2 Two story structures shall be limited to a buildin gheight of 26 feet . No structure shall be permitted t oexceed two stories except where additional stories ar elocated entirely below natural grade .

4 .1 .2 .3 Commercial and multiple family lots shall be furthe rlimited to a maximum floor area ratio of 35% . Commer-cial projects using one story designs not exceeding on estory in height may utilize up to a maximum 45% floorarea ratio .

4 .1 .2 .4 The parking, landscaping and floor area ratio require -ments for commercial or multiple family development sshall take precedent over the size and scale of adevelopment proposal and may result in the scaling bac kof proposed buildings in order to maintain appropriat elandscaped open space, building scale and parking are afor the Village Area .

9

5 .0 Materials and Color s

5 .1 The use of natural exterior materials and colors fo rproposed development shall be consistent and harmoniz ewith the surrounding rural character of the Villag eArea . Exterior surfaces causing glare are not permit -ted . Glass areas should be located and designed t ominimize glare .

Figure 5 Exterior Structure Materials

Good use of natural materials on the exteri -or of buildings blending the improvement sinto the surrounding environment .

1 0

6 .0 Architectural Styl e

6 .1 Commercial and multiple family structures are to b eevaluated with the surrounding environment and neigh -borhood setting . A "rural or rustic" architecturaltheme utilizing natural materials and natural/earth -tone colors shall be encouraged for development i nthe Village Area . Preference will be given to build -ings whose detail utilizes materials and colors thatblend with the environment rather than contrasting t oit .

Figure 6 Sample of rural architectural styl e

11

Figure 7Sample of architectural style compatible with

rural environment .

6 .2 Stacks, vents, antennas or other roof mounted equip -ment shall be screened from view and located on th eleast noticeable portion of the roof .

Figure 8

Roof mounted equipment as shown below, i snot obtrusive and is located on the leastnoticeable portion of the roof .

1 2

7 .0 vegetation and Landscaping

7 .1 The Coast Live Oak shall be designated the officia lvillage tree .

7 .2 Native oaks, live oaks and valley (white) oaks shal lbe required along street frontages and within parkingareas where more than four parking spaces are requiredby ordinance . Monterey pine trees shall not be plant-ed in the Village Area .

Figure 9

Oak Tree Terminology

7 .3 Landscaping installed on all parcels within the Vil -lage area as part of an approved landscape plan shal lminimize the removal of native trees and tree stand son the property . This shall include the cutting o ftrees that would screen structures from neighborin gproperties, preserve views as much as possible an dminimize traffic hazards through placement of appr o-priate species which will not obstruct lines of sight .

13

7 .4 Native oak or madrone trees over six inches in diame-ter two feet above the ground shall be protected an dincluded in landscaping plans for the site unless i tis shown by a registered professional forester tha tthe present habitat will be enhanced through vegeta -tion modification and removal . A Land Use Permit wil lbe required for their removal . In such cases, re-quired landscaping plans shall includé the forester' srecommendations for the replacement of trees remove dfrom the property .

7 .5 Fifteen (15) percent of a commercial lot shall b elandscaped as part of the development plans for thesite . One third (1/3) of the landscaping area shal lbe devoted to landscaping parking and driveway areas .If a commercial project is approved for development i nphases, fifty percent (50%) of the total landscapin grequired for the completed development shall be in -stalled with the initial phase, with the remainin gfifty percent of the landscaping installed proportion -ally with each subsequent phase of the project .

7 .6 Landscaping shall be used to separate and scree nparking areas from adjacent residential areas . Theserequirements shall apply to residential lots adjacen tto commercially-zoned parcels .

7 .7 Landscaped buffer areas shall be established betwee nservice centers and residential or public/quasi-publi cuses subject to the approval of the Director of Plan -ning and Building Inspection .

7 .8 The modification, installation or replacement of mor ethan 20% of the vegetation on a developed lot or th edisturbance of more than 5% of the vegetation of a nundeveloped lot shall be in accordance with a land -scape plan approved by the Director of Planning" an dBuilding Inspection .

14

8.0 Fences

8 .1 Fences constructed of natural materials or the use o fvegetation in conjunction with earth berms is to b eencouraged . Chain-link fencing with appropriat ebatten wood inserts may be considered only where thefence location would not disrupt, interfere with o rreduce the visual qualities of views to surroundin ghillsides as seen from public viewing areas . Wirefences and those utilizing barbed wire are prohibitedin the Village Area, except in commercial areas wheresecurity problems exist and by permit only. Norazor wire will be permitted anywhere in the Villag eArea .

Figure 1 0

Fences of natural materi-als are used to. separateareas for different use sor needs or provide adefinition to yard o rstreetscape .

Figure 11

Wire fences and thos eutilizing barbed or razorwire are prohibited i nthe Village Area .

1 5

9 .0 Paving and Parking Areas

9 .1 Small, separate, landscaped, paved parking areas shal lbe preferred over large expanses of paved parkin gareas .

Figure 12 Parking Lot Design/Landscaping

THIS : Extensive use of land-scaping and small, separateparking areas add visual inter-est to the parking lot.

NOT THIS : Large expanses o fparking area with insufficientlandscaping lack visual inter-est, detract from the area' svisual qualities and do no tpromote the rural quality o flife desired in the Villagecore .

9 .2 Paved areas such as parking lots, driveways, side -walks, etc ., shall be integrated into the site layoutand design with appropriate landscaping to providevisual interest for the site .

Figure 1 3Pathway integrated into the terrain show sgood use of landscaping materials creatin gvisual interest along its route .

1 6

9 .3 The use of textured or patterned paving materials i sencouraged to improve the visual interest of drivewaysand parking areas .

9 .4 Landscaping shall be utilized where appropriate t oscreen parking areas for more than four vehicles fro mviews seen from the public roads .

Figure 1 4

This parking area is visually separated fromadjacent road by landscape buffer andscreening vegetation enhancing the visua lqualities of ' thè area .

10 .0 Outside Storage of Materials and Equipment

10 .1 Materials that may be wind-blown shall be bunkered orotherwise protected to eliminate dust nuisance .

10 .2 The storage of materials (including bulk items, e .g .sand, humus, gravel, etc .) or equipment used or i n -tended for commercial purposes shall not be locatedoutside a covered or enclosed structure . Equipmentshall consist of any vehicle or trailer greater than 1ton Gross Vehicle Weight and various portable item sincluding but not limited to pumps, saws, or othe rsmall devices associated with commercial operations .

17

11 .0 Lighting

11 .1 All exterior lighting shall be unobtrusive, harmoniouswith the local area, and constructed or located s othat only the intended area is illuminated and off-site glare is fully controlled .

Figure 1 5

Covered or hooded light fixtures illuminat eonly the intended area controlling off-sit e.glare .

11 .2 All proposed driveway and walkway lighting within th eVillage Area shall be attached to the structure underthe eave or be hooded, recessed or otherwise affixedto the ground directing light only to the intende darea of illumination . The design of said lightin gfixtures shall be subordinate to and blend with th enatural setting and surrounding environment in accord-ance to an approved lighting plan for the property .No bare light bulbs as seen from off-site shall b e-permitted . The use of low voltage lighting shall b eencouraged where appropriate .

11 .3 Security lighting shall be hooded, recessed or locate din such a manner that lighting illuminates only th eintended area in accordance with an approved lightin gplan for the property . General on-site lighting, asopposed to specific building or landscape lighting ,shall conform to 11 .1 above . Overhead, freestandin gfixtures used for general illumination of the sit eshall conform to light standards adopted by the Boar dof Supervisors or an approved equivalent .(Refer t o11 .4 below for style of fixtures . )

18

11 .4 Improvements that include street lights shall follo wthe guidelines for fixtures and poles adopted by th eMonterey County Board of Supervisors 11/8/83 . SeeAppendix C for specifications . No two street lightpoles shall be closer than 100 feet laterally .

11 .5 High intensity mercury or sodium vapor or haloge nlights over 70 watts shall not be installed in th eVillage Area . Cobra-head light fixtures are notconsistent with the rural character of the Villag eArea and shall not be installed .

11 .6 Indirect hooded illumination of commercial signs wil lbe the accepted standard . No internally-illuminate dor neon signs visible from the street shall be permit -ted .

Figure 1 6

Exterior lighting shall be designed to avoi dillumination of adjacent parcels . The lightsource shall be hooded or shielded fro mviews on adjacent property .

THIS : Fixtures with covers reduce glare ,increase directional control of light an dminimize off-site illumination .

/ I \M° / \NOT THIS : Spot lights with exposed bulb sincrease chances of off-site illumination .

19

12 .0 Signing

12 .1 All signs shall be located off the public right-of -way .

12 .2 All signing within the Village Area shall be subjectto design review and approval by the Planning Commis -sion or its appointed designee . Exceptions includ enameplates for a single family residence, real estat esigns not exceeding in the aggregate seven (7) squar efeet, temporary signs for construction projects an dthose signs identifying apartment complexes, mobil ehome parks, condominium projects or other clustere dresidential developments .

Figure 1 7

Signs composed of natural materials ar eeasily incorporated into the natural land-scape .

Residential

12 .3 Nameplate and street address signs, real estate signs ,temporary signs for construction projects, identifica -tion signs for clustered residential projects ( eg .apartments, mobile home parks, condominiums, etc . )shall comply with Title 21 (Zoning) requirements o fthe Monterey County Code .

12 .3 .1 Nameplates and street address signs for residen-tia l . property shall not exceed 2 square feet pe rparcel, except that sites designated and approve dfor multiple family use shall not have identifi -cation signs exceeding, in the aggregate, 2 0square feet per parcel .

2 0

Commercia l

12 .4 Commercial signs shall be limited to 3 square feet pe r10 lineal feet of street frontage provided that abusiness establishment shall be allowed a sign are aof 30 square feet and no more than 90 square feet pe rparcel, and provided that the area permitted may b edivided into not more than six single-faced or double -faced signs ; said formula to apply for each streetfrontage .

12 .4 .1 Nameplates and street address signs, real estat esigns, temporary signs for construction projects ,and community information or directional signsshall conform to the requirements of Title 2 1(Zoning) of the Monterey County Code .

12 .4 .2

Off-site advertising signs shall not be allowedwithin the Village Area .

12 .4 .3 No outside brightly illuminated, rotating, re-flective, blinking, flashing or moving signs ,pennants, neon signs or streamers shall be per-mitted .

Figure 18

THIS : Signs shown here are in scale to thestructure and do not detract from its archi-tecture. All signing shall complement th earchitectural theme of the structures an dshall direct and inform patrons rather thancompete for attention .

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NOT THIS : Large, gaudy signs out of scal ewith the structure do not enhance th estructure's architecture and are visuallydistractive .

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2 1

B .

12 .4 .4 Signs should be low-keyed and shall not be al-lowed to block views, cause visual clutter, ordetract from the natural beauty . Policy 28 .1 .13(CV)

12 .4 .5 Commercial signs shall not be constructed o fplastic or be internally lighted . Neon signsshall not be permitted where visible from th estreet . Policy 28 .1 .14 (CV )

Circulation/Parking/Traffi c

1 .1 A pedestrian walkway/pathway network is incorporate dinto this plan (see Figure 22) thus facilitating eas ypedestrian access to all parts of the Village Area andencouraging pedestrian traffic from surrounding resi -dential areas . See Carmel Valley Master Plan Polic y39 .2 .2 .5 .

1 .2 Space on both sides of the pathway shall be land-scaped, where possible . Commercial or residentia ldevelopment or land use intensification or change o fownership within the area or change of ownershi pidentified by the Village Pathway Plan (Figure 22 )shall be required to provide landscaped pathway slinking the development with the Village Pathway Plan .

1 .3 Pathway development in conformance with the adopte dpathway plan for the Village Area shall be handicappedaccessible and conform to the following standards :meandering pathways constructed of asphaltic concrete(blacktop), 1 .5 inches thick, 4 feet wide minimum overan appropriate base material .

1 .4 Paths or walkways other than those which comprise theapproved Village Pathway Plan (Fig . 22) "class II baserock" shall be of a type and material that blend sinto the natural environment and minimizes uncon-trolled stormwater run-off .

Figure 1 9

Building entries should b evisible from parking areas .Special paving is visuall yattractive and directs pedes-trians to the entry . Pedestri-an circulation should encourag eaccess from Carmel Valley Road .

2.2

Figure 2 0

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Avoid pedestrian circulatio npatterns which conflict wit hvehicular movement .

Encourage separation o fvehicles and sidewalks throug huse of landscaped medians an dbuffers . Design access throughlandscaping to cars so that th eplantings are not trampled .

1 .5 New commercial development should be encouraged t oprovide adequate area designated for bicycle parkin gwithin an acceptable distance of the entrance of th eproposed building(s) . The design and location o fhardware (racks) for the multiple storage of bicycle sshall be subject to the approval of the Director o fPlanning and Building Inspection .

1 .6 Development projects on sites in excess of 20,00 0square feet shall provide adequate space for transitbus stops if and where approved by the Monterey-Sali-nas Transit District (MST) and the County Departmen tof Public Works .

1 .7 Parking areas which require backing vehicles into th etraffic flow of Carmel Valley Road shall be prohibit -ed . Parallel parking adjacent to the Carmel ValleyRoad right-of-way shall be permitted .

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Figure 2 1

VILLAGE CORE PATHWAY PLA N• • • • • • • • • PROPOSED PATHWAY IMPROVEMENT S

EXISTING PATHWAY IMPROVEMENTS

Figure 2 2

Bicycle Access Consideration s

The location of bicycle parking areas nea rbuilding entrances encourages alternativ etransportation to business or services i nthe Village Area . Bicycle parking improve -ments should be :

1)

Located out of pedestrian path-ways ;

2)

Located generally within 50 fee tof the building entrance ;

3) Designed so the bicycle frame canbe secured to the rack rather thanthe wheel alone ;

4)

Located where constant visua lsupervision is possible ; and

5)

Spaced a minimum of 2 feet apart .

25

C . Future Development of Airport Property

1 .1 Development on the airport property shall provid eadequate buffer areas which will preserve the ope nspace character of the valley .

1 .2 When the Carmel Valley Airport is developed, El Cami -nito shall be connected through the development an dshall include an adjacent pathway .

1 .3 Future development of the airport property shall b eaccording to a development plan for the site consist-ent with Carmel Valley Master Plan Policies 26 .1 .42 ,40 .2 .1 .2 and 40 .2 .1 .3 provided all services are avail -able, all constraints are overcome and the sewag edisposal method meets all standards and requirement sof the County Environmental Health Officer .

1 .4 The development density of the airport project shal lnot exceed 1 unit per acre for single family resi-dences, 2 units per acre for health care or senio rcitizen units, nor 2 units per acre for visitor accom -modations . Any development proposed shall be clus-tered to provide maximum open space .

2 6

D .

Glossary

Architectural theme

The specific method or style expressed in the physica ldesign of improvements to a property in a way that reflect strends or processes in the historical development of build -ings over a general time period . The theme of a givenstructure may reflect one or more styles of design .

Building bul k

The physical space that would be occupied by a buildingconsisting of three dimensions length, width and height ,providing a volume of area which may affect adjacent orsurrounding areas or spaces due to its proximity to thos eareas .

Floor Area Ratio (FAR )

The allowable floor area on a parcel as a percentage of th etotal area of the building site .

Floor area is the total combined gross floor area o fall floors contained in all buildings on the buildingsite as measured from the exterior face of enclosin gwalls . Floor area shall include, but not be limite dto, all enclosed spaces within all buildings, finishedbasements, guesthouses, studios, garages and carports .Areas of enclosed floor space constructed and main -tained entirely below ground, including garages, shal lnot be counted as floor area .

The floor area ratio shall not apply to new condomini -ums, planned unit developments or similar project swhere by their design the legally described lot coin-cides or is generally confined to the structures .

2 7

appendix A

Landscaping Criteria and Checklis t

Commercial

A. A minimum of 15% of the entire site shall b elandscaped . A minimum of 1/3 of the total re-quired landscaping area ( 5% of the total sitearea) shall be devoted to landscaping the parkin gand driveway area .

B. Maintain a vertical clearance of 8'-6" over walks ,bikeways and seating areas . A vertical clearanceof 13'-6" is necessary for all motor vehicl eaccess areas .

C. Landscaping shall utilize a variety of native ,drought-resistant materials with minimum tree siz eof 15 gallon and shrub size of 5 gallon ; therecommendations of a registered professiona llandscaper or forester may modify these require-ments upon showing of sufficient site constraint swith the authorization of the Director of Plannin gand Building Inspection .

Other Landscaping Requirement's/Recommendations(All Projects )

D. Compliance with County Ordinance No . 3190 regard-ing irrigation systems is required for projectswithin the California-American Water Compan yservice area .

E. Landscaping shall be installed in accordance wit hCounty Ordinance No . 3190 utilizing native ,drought-tolerant plant species as suggested in th epamphlet entitled The Look of the Monterey Penin-sula Landscape .

F. Selection of plant materials should be based ontheir form, texture, shape and year-round interes t(color, spring flower, fruit, branching patterns) .

G. Select plants that are relatively free from pest sand diseases .

H. Select plants of appropriate size for their in-tended use or location . Do not plant tall-growingshrubs in front of windows or wide spreadin gplants adjacent to walkways or doorways .

I. Select plant materials that do not have a messyfruit drop or brittle branches near paving . Thesematerials may create a potential safety hazard o rhave maintenance problems .

J. Avoid placing plant materials with shallow root snear paving .

K. Avoid placing plant materials near or over under-ground utilities if such materials have roo tsystems that may damage underground pipes .

L. Avoid plants with thorns, sharp leaves or poison-ous parts near walkways or pedestrian use areas .

M. Landscape plantings shall include permanent plan tmaterials as differentiated from those of atemporary or annual nature .

N. All landscaped areas and/or fences shall be con-tinuously maintained and all plant material shal lbe continuously maintained in a litter-free, weed -free, healthy, growing condition .

1 l I

1III

I 1 I

I l I

I I I

1 I I

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2 8

Landscaping Criteria and Checklist

Commercial

A. A minimum of 15% of the entire site shall b elandscaped . A minimum of 1/3 of the total re-quired landscaping area ( 5% of the total sitearea) shall be devoted to landscaping the parkingand driveway area .

B. Maintain a vertical clearance of 8'-6" over walks ,bikeways and seating areas . A vertical clearanceof 13'-6" is necessary for all motor vehicl eaccess areas .

C. Landscaping shall utilize a variety of native ,drought-resistant materials with minimum tree siz eof 15 gallon and shrub size of 5 gallon ; therecommendations of a registered professiona llandscaper or forester may modify these require-ments upon showing of sufficient site constraint swith the authorization of the Director of Planningand Building Inspection .

Other Landscaping Requirements/Recommendations (Al lProjects )

D,. Compliance with County Ordinance No . 3190 regard-ing irrigation systems is required for project swithin the California-American Water Compan yservice area .

E. Landscaping shall be installed in accordance withCounty Ordinance No . 3190 utilizing native ,drought-tolerant plant species as. suggested in the,pamphlet entitled The Look of the Monterey Penin-sula Landscape .

F. Selection of plant materials should be based o ntheir form, texture, shape and year-round interest(color, spring flower, fruit, branching patterns) .

G. Select plants that are relatively free from pest sand diseases .

H. Select plants of appropriate size for their in-tended use or location . Do not plant tall-growin gshrubs in front of windows or wide spreadin gplants adjacent to walkways or doorways .

1

I. Select plant materials that do not have a messyfruit drop or brittle branches near paving . Thesematerials may create a potential safety hazard orhave maintenance problems .

J. Avoid placing plant materials with shallow root snear paving.

K. Avoid placing plant materials near or over under-ground utilities if such materials have roo tsystems that may damage underground pipes .

L. Avoid plants with thorns, sharp leaves or poison-ous parts near walkways or pedestrian use areas .

M. Landscape plantings shall include permanent plantmaterials as differentiated from those of atemporary or annual nature .

2

Appendix B of Carmel Valley Village Mini-Plan

Care and Maintenance of Native Oak Tree s

I. The most critical issue in care and maintenance of existingoak trees is the altring of soil conditions under which thetree has grown . "Altering" includes the changing the grad ewithin the drip line, changing watering practices fro mnatural rainfall to supplemental irrigation, changing th eleaf litter beneath the trees, changing drainage patterns ,and compaction of solid around roots caused by heave yequipment .

II. The following is a list of the recommended steps necessar yto evaluate the effects of construction or soil disturbanceon oak trees . For their protection, extra care is critical .in site design and/or landscaping where oak trees ar elocated .

a. Establish the radius of the existing root system b yusing soil probes or equivalent . This establishes asafety zone outside of which grading is possible . Newdevelopment may dictate gradual root pruning whe nconstruction extends into the safety zone . A regis-tered professional forester may be consulted fo rproper techniques . Root pruning enables roots to b ecut for a lowering of the natural grade . Under nocircumstances should soil be added around the root' .crown, but soil may be added over the extended dri pline if the root crown is protected by retainin gdevices .

b. Overwatering oaks during the summer creates condition sfavorable to root rot and oak root fungus . Besidereducing water to the root zone, draining water of fthe root crown quickly is vital to health of the tree .Sloping soil away from the root crown improves drain -age by creating rapid water runoff. In heavy soils ,such as clays, leach lines installed within the dripline and extending out to drainage courses may b enecessary to increase drainage .. In all cases, th egoal is to duplicate the native conditions under whic hthe oak has lived . Essentially, if the existin gconditions were dry, leave them dry ; if they were wet ,leave them wet ..

c. Leaf litter is the accumulation of live and decayin gleaves at the base of a tree . In the case of oaks ,this litter contributes to a cool atmosphere for roo tgrowth, and an acid condition resulting from th edecaying of-the leaves . When possible, leave th enatural litter in place ..

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d. Poor drainage caused by a change in grade or compac-tion produces constant moisture at the base of th etrunk. Growing lawns beneath oaks also frequentl yproduces poor drainage . This problem can be avertedby using other ground covers, sloping the natura lgrade away from the tree and diverting sprinklers awayfrom the trunk . A dense turf or compacted soil cangreatly reduce aeration in the soil . Reduced aerationplus excessive water favors development or harmfu lsoil organisms, such as oak root fungus, which may b epresent in an inactive stage until stimulated b yfavorable growing conditions or even mechanical roo tinjury .

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SUMMARY : Native oaks are extremely sensitive plants . Minima lgrade changes within the drip line can drasticall yaffect aeration of the roots and drainage around th eroot crown . Avoid changes of grade, if at all possi -ble . Avoid summer irrigation which would produc econstant moisture at the root crown .

For additional information or reading, please contact :

University of California Cooperative Extension, Natura lResources Program, 163 Mulford Hall, Berkeley, CA 9472 0(415) 642-236 0

Local Resource Conservation District s

California Native Plant Societ y

Publications

Brown, Leland R ., et al, 1979 "Oaks on Home Grounds ." Div . ofAg. Sci ., Univ . of Calif . Leaflet 2783 .

Harris, Richard W . and William B . Davis 1976 . "PlantingLanscape Trees ." Div . of Ag . Sci ., Univ . of Calif . Leaflet2583 .

Koehler, C .S ., et al . 1983 . "Protecting Trees when, Building onForested Land ." Div . of Ag . Sci ., Univ . of Calif. Leaflet2134 8

Lobel, Denice F . and Alan G . George . 1983 . "Plant Your Own OakTree ." Div. of Ag . Sci ., Univ . of Calif . Leaflet 2133 4

.University of California Cooperative Extension, "Living Amon gthe Oaks; A Management Guide for Landowners "

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