Chapter 17.78
LANDSCAPING AND SCREENING

Sections:

17.78.010    Intent.

17.78.020    Applicability.

17.78.030    Landscape plans.

17.78.040    Overlapping requirements.

17.78.045    General provisions.

17.78.050    Preservation of significant trees and native vegetation.

17.78.060    Requirements for residential landscaping.

17.78.070    Requirements for nonresidential uses.

17.78.080    Parking lot and service area landscaping and screening.

17.78.090    Screening/buffering from SR-16, Tacoma Power Cushman transmission line property and SR‑16 interchanges.

17.78.095    Waterfront view corridor landscaping.

17.78.100    Alternative landscaping plans.

17.78.105    Phased projects.

17.78.110    Performance assurance.

17.78.120    Maintenance.

17.78.010 Intent.

The intent of this chapter is to establish standards for landscaping and screening, to maintain or replace existing vegetation, provide physical and visual buffers between differing land uses, lessen environmental and improve aesthetic impacts of development and to enhance the overall appearance of the city. Notwithstanding any other provision of this chapter, trees and shrubs planted pursuant to the provisions of this chapter shall be types and ultimate sizes at maturity that will not impair scenic vistas. (Ord. 573 § 2, 1990).

17.78.020 Applicability.

The standards as required by this chapter shall apply to all uses of land which are subject to site plan review, a land clearing permit, and to any new subdivision plat. GHMC 17.78.095 applies to all development in the waterfront view corridor. (Ord. 1197 § 44, 2010; Ord. 710 § 75, 1996; Ord. 652 § 5, 1993; Ord. 573 § 2, 1990).

17.78.030 Landscape plans.

A plan of the proposed landscaping and screening shall be incorporated into plans submitted for site plan review or projects which require hearing examiner review. The plans shall be drawn to scale and contain the following, in addition to the significant vegetation plan and tree retention plan required by GHMC 17.98.040:

A. Parking and vehicle use areas, driveways and walkways;

B. Buildings or structures, existing and proposed;

C. All proposed new landscaping. Landscape plan shall include the location, species, diameter or size of materials using both botanical and common names. Drawings shall reflect the ultimate size of plant materials. Alternatively, a schematic landscape plan can be submitted showing planting zones. Each planting zone shall include typical shrub and groundcover species and typical size and spacing at planting. All landscape plans shall include the location, species, and diameter or size of all proposed trees;

D. Schematic irrigation plan showing irrigation zones and proposed irrigation techniques within each zone or a xeriscape plan as set forth in GHMC 17.78.045(B);

E. Identification of tree protection techniques. (Ord. 1093 § 1, 2007; Ord. 573 § 2, 1990).

17.78.040 Overlapping requirements.

In the event of a conflict between the standards for individual uses and other general requirements of this chapter, the more stringent shall apply. Determination of the appropriate standards shall be made by the planning director. (Ord. 573 § 2, 1990).

17.78.045 General provisions.

A. Plant Compatibility. All new plantings must be of a type which will thrive amid existing vegetation without killing or overtaking it. Incompatible plants which require different planting environments or microclimates shall not be mixed. Haphazard mixture of textures, colors and plant types should be avoided. Invasive, nuisance plants on the noxious weed list (state and Pierce County) are prohibited.

B. Irrigation. Planting areas with nursery stock or transplanted vegetation shall include an automatic mechanical irrigation system designed for full coverage of the planting area. Exceptions may be granted for xeriscape plans which require little or no supplemental irrigation. Xeriscape plans shall be prepared by a licensed landscape architect and shall be approved by the planning director.

C. Wall Coverage. Blank walls shall include a narrow planting area, where feasible, with shrubs or vines (espaliers) giving coverage to the wall.

D. Preservation of Significant Views. Views and vistas from public rights-of-way shall be considered when determining placement of vegetation. While it is not the intent to avoid all trees in the foreground of a view, consideration should be given to the expected height of tree and how they might be located to “frame” the view. (Ord. 1086 § 4, 2007).

17.78.050 Preservation of significant trees and native vegetation.

A. Retention. In the required perimeter landscaping area, applicants shall retain all significant vegetation as defined in GHMC 17.99.590. The city encourages retention of trees on the remaining portions of the project sites as well.

If the grade level adjoining a tree to be retained is to be altered to a degree that would endanger the viability of a tree or trees, then the applicant shall construct a dry rock wall or rock well around the tree. The diameter of this wall or well must be capable of protecting the tree. Proof of professional design may be required.

B. Encroachment into Drip Line. No construction activities shall take place within the drip line of a tree to be retained without extra precautions as recommended by a certified arborist. The applicant may install impervious or compactible surface within the area defined by the drip line if it is demonstrated by a qualified arborist that such activities will not endanger the tree or trees. (See the definition of “drip line” in GHMC 17.99.590.)

C. Other Existing Vegetation. Retention of other existing vegetation for landscaping is strongly encouraged; however, it must be equal to or better than available nursery stock.

D. Areas of native vegetation which are designated as landscape or buffer areas, or which are otherwise retained under the provisions of Chapter 17.99 GHMC, shall be subject to a 10-foot-wide no-construction zone and shall be protected by a barricade as defined in subsection E of this section. Clearing, grading or contour alteration is not permitted within this no-construction area unless a qualified arborist provides written documentation that proposed construction activity within the 10-foot setback will not harm existing vegetation within the designated landscape or buffer area.

E. Tree Protection Barricade. All significant vegetation to be retained must be protected during construction by installation of a protective barricade. This will require preliminary identification of the proposed area of disturbance for staff inspection and approval, then installation of a protective barricade before major excavation with heavy equipment begins. The barricade must be made of cylindrical steel posts or four-inch by four-inch wood posts with chain link fence attached. Fence posts shall be eight feet on center connected with two-inch by four-inch top rails or equivalent support system. Fence height must be a minimum of four feet high. (Ord. 1086 § 5, 2007; Ord. 975 § 67, 2004; Ord. 710 § 76, 1996; Ord. 573 § 2, 1990).

17.78.060 Requirements for residential landscaping.

A. Perimeter Areas.

1. Notwithstanding other regulations found in this chapter, perimeter areas shall be landscaped. The required width of perimeter areas to be landscaped shall be at least the depth of the required yard or setback area. Areas to be landscaped shall be covered with live plant materials which will ultimately cover 75 percent of the ground area, within three years. One deciduous tree a minimum of two-inch caliper or one six-foot evergreen or three shrubs which should attain a height of three and one-half feet within three years shall be provided for every 500 square feet of the area to be landscaped.

2. A minimum of 40 percent of the required plantings shall be evergreen trees a minimum of six feet in height for properties located within the boundaries of the height overlay district referenced in Chapter 17.62 GHMC. Trees shall be of a species that will ultimately grow to the height of the planned building. In the selection of trees and shrubs, consideration should be given to overall aesthetic impacts at maturity.

B. Buffer Areas. All residential plats shall have a minimum 25-foot buffer consisting of a dense vegetated screen, shall be required along the perimeters of the plat, and the buffer shall be established as a covenant on the final plat. The screening may be achieved through any one or a combination of the following methods:

1. A solid row of evergreen trees or shrubs;

2. A solid row of evergreen trees and shrubs planted on an earthen berm;

3. A combination of trees or shrubs and fencing where the amount of fence does not exceed 50 percent of the lineal distance of the side to be buffered as well as other plant materials, planted so that the ground will be covered within three years;

4. Use of existing native vegetation which meets the definition of dense vegetative screen.

C. Parking Areas. Parking areas shall be landscaped subject to the standards for parking lots found in GHMC 17.78.080. (Ord. 1086 § 6, 2007; Ord. 975 § 68, 2004; Ord. 652 § 6, 1993; Ord. 573 § 2, 1990).

17.78.070 Requirements for nonresidential uses.

A. Perimeter Areas.

1. Notwithstanding other regulations found in this chapter, perimeter areas shall be landscaped. The required width of perimeter areas to be landscaped shall be the required yard or setback area or a total area equivalent to the required yards. Areas to be landscaped shall be covered with live plant materials which will ultimately cover 75 percent of the ground area within three years. One deciduous tree of a minimum of two-inch caliper or one six-foot-high evergreen tree or three shrubs which will attain a height of three and one-half feet within three years shall be provided for every 300 square feet of area to be landscaped.

2. A minimum of 40 percent of the required plantings shall be evergreen trees a minimum of six feet in height. For properties located within the boundaries of the height overlay district referenced in Chapter 17.62 GHMC, trees shall be of a species that will ultimately grow to the height of the planned building.

B. Buffer Areas. Where a development subject to these standards is contiguous to a residential zoning district, the zone transition standards of GHMC 17.99.180 shall be met. Where a nonresidential development abuts a residential development in the same zone, then that required perimeter area shall be landscaped the full width of the setback areas as follows:

1. A solid screen of evergreen trees or shrubs;

2. A solid screen of evergreen trees and shrubs planted on an earthen berm an average of three feet high along its midline;

3. A combination of trees or shrubs and fencing where the amount of fence does not exceed 50 percent of the lineal distance of the side to be buffered as well as other plant materials, planted so that the ground will be covered within three years.

C. Areas Without Setbacks.

1. In those areas where there is no required front yard setback or where buildings are built to the property line, development subject to this chapter shall provide street trees at an interval of one every 20 feet or planter boxes at the same interval or some combination of trees and boxes, or an alternative.

2. Street trees shall be a minimum caliper of two inches and be a species approved by the city and installed to city standards. Planter boxes shall be maintained by the property owners and shall be of a type approved by the city.

D. Parking Area. Parking areas shall be landscaped subject to the standards for parking lots found in GHMC 17.78.080. (Ord. 1086 § 7, 2007; Ord. 975 § 69, 2004; Ord. 710 § 77, 1996; Ord. 573 § 2, 1990).

17.78.080 Parking lot and service area landscaping and screening.

The standards of this section shall apply to public and private parking lots, paved service areas, residential parking areas providing spaces for more than 10 cars and all nonresidential uses of land and development.

A. Perimeter Landscaping. In order to soften the visual effects or separate one parking area or paved service area from another or from other uses, the following standards apply:

1. Adjacent to a street or road, the minimum width shall be equal to the required yard for the underlying land use or a strip 10 feet wide, whichever is greater. On all other perimeters the depth shall be a minimum of five feet.

2. Visual screening through one or any of a combination of the following methods:

a. Planting of living ground cover as well as shrubs or small trees which will form a solid vegetative screen at least three feet in height; or

b. Construction of a barrier fence or wall to a height of three feet combined with low-planting or wall-clinging plant materials. Materials should be complementary to building design; or

c. Earth mounding or berms having a minimum height of three feet and covered with shrubs and trees.

3. A continuous canopy of trees shall be planted around the perimeter spaced 20 feet on-center.

B. Interior Parking Lot Landscaping. A continuous canopy of trees shall be planted within the interior of a parking lot as follows:

1. A continuous row of trees, spaced 20 feet on-center, located between each parking row in a minimum five-foot-wide continuous landscape strip; or

2. Two trees at each end of parking rows and between every nine single-loaded parking stalls, or 18 for double-loaded parking stalls, in planted areas of at least 125 square feet each for single-loaded, or 250 square feet each for double-loaded parking stalls.

3. For buildings eligible for an industrial building exemption, as defined in GHMC 17.99.040, a continuous canopy of interior parking lot trees is not required if the number of trees otherwise required under subsection (B)(1) or (B)(2) of this section are provided around the perimeter of the parking lot, along with any other required perimeter landscaping.

C. Downtown Parking Lots. In addition to the standards of subsection B of this section, parking lots located within the downtown area shall conform to the following:

1. Provision of a minimum of five-foot-wide landscaping strip intended to screen and soften the visual impacts of parking lots. Screening may be accomplished through any of the methods described under subsection (A)(2) of this section. In addition to screening, street trees a minimum of two-inch caliper shall be provided at 20-foot intervals.

2. In those instances where parking areas are bordered by more than one street, the strip required in subsection (C)(1) of this section shall only apply to the longest side. All other sides must be screened with a wall, fence, vegetative buffer or combination of these elements at a minimum height of three and one-half feet. The street tree requirements will pertain.

3. In order to protect vision clearances, areas around driveways and other access points are not required to comply with the full screening height standards. The specific horizontal distance exempt from this standard shall be as established in the city of Gig Harbor public works standards.

D. Tree Size and Placement. Trees required under the provisions of subsections (A)(3) and (B) of this section shall have a clear trunk to a height of at least six feet above the ground and shall have a minimum of a two-inch caliper at planting. Trees shall be planted no closer than four feet from pavement edges where vehicles overhang planted areas.

E. Shrubs and Ground Cover. Required landscaped areas remaining after tree planting shall be planted in shrubs and/or ground cover. The distribution of plants shall be adequate to ultimately achieve 75 percent ground coverage within three years of plantings.

F. Vehicle Overhang. Parked vehicles may overhang landscaped areas up to two feet by wheel stops or curbing. (Ord. 1086 § 8, 2007; Ord. 975 § 70, 2004; Ord. 710 § 78, 1996; Ord. 573 § 2, 1990).

17.78.090 Screening/buffering from SR-16, Tacoma Power Cushman transmission line property and SR‑16 interchanges.

A. All development of properties adjacent to SR-16, the Tacoma Power Cushman transmission line property, and SR-16 interchange ramps shall be required to leave a buffer between the property line and any development. This buffer shall be a minimum of 30 feet in depth and shall only apply when the property is also within the enhancement corridor. The buffer shall conform to all enhancement corridor standards defined in GHMC 17.99.160.

B. Adjacent to SR-16 interchange ramps landscape buffering shall be done according to the standards for perimeter landscaping for residential and nonresidential development. The buffer area shall be covered with live plant materials which will ultimately cover 75 percent of the ground cover within three years. One deciduous tree of a minimum of two-inch caliper or one six-foot evergreen or three shrubs which will attain a height of three and one-half feet within three years shall be provided for every 500 square feet of the area to be landscaped. Forty percent of the required planting shall be evergreen trees a minimum of six feet in height and of a species that will grow to the height of the buildings in the development. All significant vegetation as defined in GHMC 17.99.590 shall be retained.

C. Parking lots designed for more than 16 cars shall either be completely screened from SR-16 or be partially screened under the provisions of the enhancement corridor standards in GHMC 17.99.160. (Ord. 1086 § 9, 2007; Ord. 975 § 71, 2004; Ord. 710 § 79, 1996; Ord. 573 § 2, 1990).

17.78.095 Waterfront view corridor landscaping.

Within the waterfront view corridor, hedges shall conform to the height limits for fences defined in GHMC 17.99.340. (Ord. 1086 § 10, 2007; Ord. 995 § 3, 2005).

17.78.100 Alternative landscaping plans.

The planning director may authorize modification of the landscape requirements when alternative plans comply with the intent of this chapter and:

A. The proposed landscaping represents a superior result than that which would be achieved by strictly following requirements of this chapter; or

B. Incorporates the increased retention of significant trees and naturally occurring undergrowth; or

C. Incorporates unique, historic or architectural features such as fountains, sculptures, structures and the like; or

D. The proposed landscaping provides additional waterview and/or harbor access opportunities in a waterfront commercial zone. (Ord. 573 § 2, 1990).

17.78.105 Phased projects.

All portions of a site must either be landscaped at the time of first-phase development, or in accordance with one of the following options:

A. Perimeter area landscaping as required under GHMC 17.78.070 is installed around the entire first-phase portion of the site, as though the first-phase portion constituted the entire site. In this situation, phasing lines shall be considered property lines for purposes of determining required landscaping; or

B. The second-phase portion of a site is completed within three years of completion of the first phase as per an approved site plan, or as per a nondevelopment landscape plan. The nondevelopment landscape plan shall be submitted to and approved by the city prior to issuance of any certificates of occupancy on the site. The nondevelopment landscape plan will be required in addition to a second-phase site plan, and shall include a performance assurance device as specified under GHMC 17.78.110. (Ord. 1086 § 11, 2007).

17.78.110 Performance assurance.

A. Landscaping required pursuant to an approved project permit application shall be installed prior to the issuance of certificate of occupancy or final inspection, unless the property owner submits a performance assurance equal to not less than 110 percent of a contractor’s bid and which commits to install the landscaping within one year.

B. Performance assurance devices shall take the form of one of the following:

1. A surety bond executed by a surety company authorized to transact business in the state in a form approved by the city attorney;

2. Cash;

3. A letter of credit approved by the city attorney from a financial institution stating that the money is held for the purpose of development of the landscaping;

4. Assigned savings pursuant to an agreement approved by the city attorney.

C. If a performance assurance device is employed, the property owner shall provide the city with a nonrevocable notarized agreement granting the city and its agents the right to enter the property and perform any required work remaining undone at the expiration of the assurance device.

D. If the developer/property owner fails to carry out provisions of the agreement and the city has incurred costs or expenses resulting from such failure, the city shall call on the bond or cash deposit for reimbursement. If the amount of the bond or cash deposit is less than the cost and expense incurred by the city, the developer shall be liable to the city for the difference. If the amount of the bond or cash deposit exceeds the cost and expense incurred by the city, the remainder shall be released. (Ord. 1197 § 45, 2010; Ord. 710 § 80, 1996; Ord. 573 § 2, 1990).

17.78.120 Maintenance.

A. Whenever landscaping is required under the provisions of this chapter, shrubs and trees in the landscaping and planting areas shall be maintained in a healthy growing condition. Planting beds shall not be located over impervious surfaces. Dead or dying trees or shrubs shall be replaced immediately, and the planting area shall be maintained reasonably free of noxious weeds and trash.

B. Similarly, if necessary, the trees or shrubs shall receive pruning or removal to avoid the creation of a safety hazard or nuisance through excessive shading, overhanging adjacent properties or to preserve a view or scenic vista, subject to the provisions of GHMC 17.99.240. (Ord. 1086 § 12, 2007; Ord. 975 § 72, 2004; Ord. 573 § 2, 1990).