Chapter 20.106
LANDSCAPING AND SCREENING
Sections:
20.106.010 Purpose and intent.
20.106.020 Applicability.
20.106.030 Landscaping development standards.
20.106.035 Table of minimum planting standards for new development.
20.106.040 Landscape plans/approval.
20.106.050 Performance surety.
20.106.060 Maintenance requirements.
20.106.070 Landscaping of parking areas.
20.106.080 Screening requirements.
20.106.090 Clearview triangle.
20.106.100 Existing vegetation.
20.106.110 Street trees.
20.106.120 Preservation and protection of trees.
20.106.130 Removal of trees from private property in connection with new development.
20.106.010 Purpose and intent.
The purpose of this Chapter is to carry out the Conservation and Natural Environment Element objectives and policies of the Comprehensive Plan with respect to “Critical Areas and the Natural Environment” and “Preservation and Enhancement of Trees”; to maintain and enhance the urban forest as an important asset to the community as expressed in the Comprehensive Plan; to provide landscaping and screening regulations which will promote a well balanced, healthy, aesthetically pleasing environment for city residents and visitors. Specifically, the regulations contained in this Chapter are intended to accomplish the following:
A. Maintain and enhance property values;
B. Enhance air quality by preserving tree quality and planting new trees;
C. Provide adequate buffers between differing land uses;
D. Mitigate the effects of noise, light, glare, heat, wind and other adverse impacts;
E. Improve the character and appearance of the City;
F. Reduce erosion and stormwater runoff;
G. Increase opportunities to provide a balanced habitat for wildlife which can be maintained in an urban setting;
H. Promote public health, safety and comfort through the retention and planting of trees;
I. Work in harmony with the Shoreline Master Program and Critical Areas Ordinance; and
J. Soften the visual impacts of paved surfaces.
20.106.020 Applicability.
The provisions of this Chapter shall apply to all new developments within the City of Walla Walla as specified in Section 20.106.035 “Table of Minimum Planting Standards for New Development.”
20.106.030 Landscaping development standards.
A. The landscape development standards contained in this Chapter shall be administered by the Director. The City Arborist shall be responsible for reviewing and approving planting specifications in the implementation of this Chapter. The Director, with the concurrence of the City Arborist, is authorized to make modifications when reviewing site plans based on topographical conditions or other factors unique to the site.
B. Credit may be given against the requirements of Section 20.106.035 “Table of Minimum Planting Standards for New Development” for certain existing trees that are preserved in accordance with Section 20.106.110(B), “Preservation and Protection of Existing Trees.”
C. Ornamental trees at least 6 feet in height may be substituted for no more than 30% of the required deciduous trees.
D. All required plant materials shall be compatible with the USDA Hardiness Zone for Walla Walla and shall not have characteristics detrimental to the public welfare such as susceptibility to disease and wind damage or a tendency to interfere with utilities or public right-of-ways.
E. No tree shall be planted where the soil is too poor to ensure growth. An adequate sized hole shall be excavated with the unsuitable soil removed and replaced with suitable soil.
F. Irrigation systems, root barriers and other mechanical devices may be required to assure planting viability.
20.106.035 Table of minimum planting standards for new development.
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Table of Minimum Planting Standards for New Development |
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Type of Development (1) |
Deciduous Trees |
Evergreen Trees Min. 3 ft. Height |
Street Trees (2) |
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Single-family/Duplex |
Not required – on site |
Not required – on site |
Required |
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Multi-family/Cluster Housing (3 units or more) |
24 in. total caliper per gross acre |
24 ft. total height per gross acre |
Required |
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Retail/Service Commercial (excluding CC Zone) |
18 in. total caliper per gross acre |
18 ft. total height per gross acre |
Required |
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Professional Offices Commercial/Light Industrial |
24 in. total caliper per gross acre |
24 ft. total height per gross acre |
Required |
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Industrial Development |
18 in. total caliper per gross acre |
18 ft. total height per gross acre |
Required |
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(1) Does not include parking lots governed by Section 20.126.100. (“Per gross acre” excludes a parking lot when landscaped under Chapter 20.126.) (2) Standards as applied to all types of new development – Required as provided in Section 20.106.110. Largest class of tree appropriate to the site shall be planted. Density of planting shall provide 100% canopy coverage of parking strip and adjacent sidewalk at tree maturity. |
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Example – Deciduous Tree Calculation: Multi-family project in RM Zone / Lot size – 21,000 sq. ft. Lot Size (21,000 sq. ft.) X 24 in. caliper = 12 in. total clpr (equiv. to six trees @ 2 in. clpr each, for example) Acre (43,560 sq. ft.) per gross acre |
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All materials shall be certified nursery stock. |
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20.106.040 Landscape plans/approval.
A. A plan of the proposed landscaping and screening shall be provided, which may be incorporated into plans submitted for preliminary plat, site plan or building permit review.
B. At a minimum, landscaping plans shall identify:
1. The common name and variety (“Bradford Flowering Pear” for example), the quantity and the location of proposed plant material. Both the common name and the scientific name may be required for larger projects as determined by the Director.
2. The location, species and size of all existing trees 6 inches or more in diameter (measured at 41/2 feet above ground level) and any such trees proposed to be removed.
3. The location, type, size and height of existing or proposed fencing.
4. The location of outdoor storage areas and trash receptacles and the type and size of screening.
5. The location and type of irrigation system.
6. In addition to basic site information and tree identification, the City Arborist may require the applicant to specify the methods used to preserve existing trees including the means of providing water to and protection of the root system during the construction period. A survey of relevant elevations, before and after, may also be required if development will result in a change of elevation within 10 feet of the drip line of such trees.
C. No permits are required for normal maintenance or the replacement of dead or diseased plants.
20.106.050 Performance surety.
A. No Certificate of Occupancy shall be issued until the required landscaping is in place. If, however, landscaping installation is incomplete at the time of formal application for occupancy due to weather related reasons or other unforeseeable circumstance, the City may authorize a Certificate of Occupancy subject to submitting a bond or other surety acceptable to the City at a value of 150% of the estimated cost of installation.
B. Upon completion of the landscape installation, the City shall promptly release the performance surety. If the required landscaping improvements are not made within six
months of occupancy of the building, the City will use the surety to install the landscaping.
20.106.060 Maintenance requirements.
A. All shrubs, trees and vegetative material used in the screening or landscaping shall be perpetually maintained in a healthy, growing condition. Irrigation systems shall be kept operational. Dead, diseased or dying plant material shall be replaced immediately, and planting areas shall be maintained reasonably free of trash and weeds.
B. Fences used in screening and landscaping shall be perpetually maintained in an attractive and structurally sound condition.
C. A maintenance surety in the form of a bond, cash deposit, or other security acceptable to the City covering 20% of the cost of the original plant materials in place may be required for one year following installation to insure compliance with this Code.
1. If a maintenance surety is required under this Section, the property owner shall provide the City with a non-revocable notarized agreement granting the City and its agents the right to enter the property and perform any necessary work.
2. The maintenance surety may be used by the City to perform any maintenance, and to reimburse the City for documented administrative costs associated with the maintenance activity.
3. Upon completion of the one year maintenance period, the City shall promptly release the maintenance surety or any remaining portion thereof.
20.106.070 Landscaping of parking areas.
Landscaping of parking areas shall be as provided for in Chapter 20.126 and Section 20.106.100.
20.106.080 Screening requirements.
A. At a minimum, all developments except single family residences and duplexes shall provide a sight obscuring fence (6 feet in height minimum) or a dense evergreen hedge designed to constitute a solid planting to a minimum height of 6 feet in the following situations:
1. On common property lines which abut residential districts.
2. On common property lines which abut districts designated for less intensive uses.
3. On property lines in commercial or industrial districts, the Director shall evaluate the need for screening between uses, and may require screening on a case by case basis.
4. Around the perimeter of any parking area abutting residential districts.
5. To meet the screening requirements for permitted outside storage as specified in Sections 20.134.060 through 20.134.080.
B. Screening requirements for loading areas for commercial and industrial uses shall be determined on a case by case basis by the Director.
C. Blank building walls that are forty (40) feet or more in length and not located on a property line, shall be buffered by landscaping including trees planted in front of the wall.
20.106.090 Clearview triangle.
All screening and landscaping established in association with land development activities shall comply with the height and location requirements for Clearview Triangles in Chapter 20.114 of this Code.
20.106.100 Existing vegetation.
A. The applicant may be required to retain significant vegetation on the subject property to the maximum extent possible where such vegetation is considered equal to or better than that required by ordinance. Significant existing vegetation shall include but is not limited to:
1. Significant trees: Any trees in good condition at least 6 inches in diameter (DBH). Any tree removal shall comply with Section 20.106.110 C.
2. Riparian vegetation within a critical water course or wetland site, subject to the City’s Critical Areas Ordinance.
20.106.110 Street trees.
Street trees shall be provided in all new developments specified in Section 20.106.035 and shall conform to Chapter 12.49 of the Walla Walla Municipal Code.
20.106.120 Preservation and protection of trees.
A. Every development shall retain all existing trees 6 inches or more in DBH (measured at 4-1/2 feet from ground level), which are healthy trees appropriate to the location, unless the retention of such trees would unreasonably burden the development. (See Section 20.106.130(B).) The site plan submitted with a Development Authorization application shall include the location, size and plant name of all existing trees 6 inches or more in DBH.
B. No type of construction activity shall occur within 10 feet of the drip line of any tree retained on the site and no impervious surface (including but not limited to, paving or buildings) may be located within 10 feet of the drip line unless compliance with this subsection would unreasonably burden the development. For purposes of this subsection, drip line is defined as a perimeter formed by the points on the ground directly beneath the tips of the outermost branches of the tree.
C. An unreasonable burden to a development may exist if the retention or protection of trees 6 inches or more in diameter as provided in Subsections (1) and (2) substantially alters the desired location of improvements on a lot or the proposed activities on a lot and such alteration would work an unreasonable hardship on the developer. (See tree removal provisions of Section 20.106.130.)
D. If space that would otherwise be devoted to parking cannot be used because of the requirements of Subsections (1) and (2), and, as a result, the parking requirements set forth in Chapter 20.126 cannot be satisfied, the number of required spaces may be reduced, as determined by the Director, by the number of spaces “lost” because of the provisions of Subsections (1) and (2) up to a maximum of 15 percent of the required spaces.
20.106.130 Removal of trees from private property in connection with new development.
Any person desiring to remove a tree in connection with any new development shall first obtain approval from the City Arborist as provided in this Section. (See Section 20.106.040 for required information when making an application for development authorization.)
A. For purposes of this Section, “Tree” is any self supporting woody plant together with its root system, usually with one trunk of at least six (6) inches in diameter at a height of four and one half (4-1/2) feet above the ground or at the point of major branching, if lower, or a multi-stemmed trunk system with a combined DBH of nine (9) inches.
B. The following considerations shall be used as criteria in determining when to approve tree removal:
1. The condition of the tree(s) with respect to disease, insect attack, danger of falling, proximity to existing or proposed structures, fences and interference with utility facilities.
2. Removal of no more trees than are reasonably necessary to achieve the proposed development.
3. Whether any tree in question is a “Potential Heritage Tree” defined in Chapter 12.50 of the Walla Walla Municipal Code worthy of preservation as determined by the City Arborist.
4. The ease with which the applicant can alter or revise the proposed development to accommodate existing trees.
C. These provisions shall not apply to the following:
1. The removal of trees from horticultural properties such as nurseries, orchards, or public parks.
2. The removal of trees on public right-of-ways conducted by or on behalf of a federal, state, county, municipal or other governmental agency in pursuance of its lawful activities within the public rights-of-way, except as provided in Chapter 12.49 of the Municipal Code.
3. The removal of diseased, dangerous or dead trees as determined by the City Arborist.