Chapter 18.12
LANDSCAPING
Sections:
18.12.010 Purpose and intent.
18.12.020 Applicability.
18.12.030 Definitions.
General Provisions
18.12.040 Site evaluation, existing conditions and design considerations.
18.12.050 Landscape and irrigation plans.
18.12.060 Schedule – Landscape types by land use district.
18.12.070 Schedule – General requirements by landscape type.
18.12.100 Additional landscape requirements for parking areas.
18.12.110 Additional landscape requirements for outdoor storage.
18.12.115 Additional landscape requirements for outdoor sales display areas.
18.12.120 Additional landscape requirements for landscaping adjacent to critical areas and their associated buffers.
18.12.125 Additional landscape requirement for temporary landscaping.
18.12.130 Additional landscape requirements for fences, hedges, trash enclosures and mechanical equipment.
18.12.135 Additional landscape requirements for blank walls abutting public right-of-way and retaining walls.
18.12.136 Use of pesticides, herbicides and fertilizers.
Standards and Specifications
18.12.140 Landscape standards and specifications.
18.12.145 Irrigation water budgeting requirements.
18.12.150 Landscape requirements on public properties and rights-of-way.
18.12.160 Maintenance – Bond required and procedures.
Administration and Enforcement
18.12.170 Administrative adjustment of standards – Landscaping.
18.12.175 Enforcement.
18.12.010 Purpose and intent.
The purpose of this chapter is to establish standards for the regulation of landscaping within the City of Issaquah. The intent is to establish general minimum landscape standards to provide beautification of the community by requiring well-designed green spaces that buffer high intensity urban uses and integrate good landscaping design principles. The plans shall address:
A. The Environment: Protect and enhance the environment including:
1. Improve and protect water quality and aesthetics of streams and wetlands;
2. Retain significant trees and preserve the natural forested character of Issaquah;
3. Minimize erosion and stormwater runoff;
4. Provide adequate spacing for proper growth and root development of trees and other vegetation;
5. Promote wise and efficient use of water;
6. Require retention of native vegetation and associated soils where appropriate and ensure that other required pervious surfaces include properly amended soils; and
7. Minimize the use of pesticides and other landscape chemicals in order to protect public health and the environment.
B. Safety: Provide the minimum requirements and standards to promote safety, including:
1. Promote pedestrian and vehicular safety;
2. Require adequate access for Fire and Police Departments; and
3. Require proper landscape maintenance practices to minimize landscape hazards; for example, proper tree pruning.
C. Aesthetics: Protect and enhance the aesthetic assets of the community, including:
1. Encourage healthy, attractive year-round landscapes throughout Issaquah;
2. Provide visual relief from large expanses of parking areas and reduction of perceived building scale;
3. Diminish impacts of noise, glare and heat;
4. Provide screening between incompatible land uses to reduce conflicts and to safeguard privacy;
5. Provide visual screens and barriers as a transition between differing land uses to protect the aesthetic assets of the dissimilar land uses;
6. Maintain and protect property values and enhance the general appearance of Issaquah; and
7. Provide shade in urban heat islands, filter air and reduce stormwater runoff. (Ord. 2497 § 7, 2007; Ord. 2481 § 7, 2006; Ord. 2383 § 6, 2004; Ord. 2108 § 12.1, 1996; Ord. 1877 § 1, 1991; Ord. 1859 §§ 1, 2, 1990; Ord. 1333 § 2, 1978).
18.12.020 Applicability.
A. Application of Provisions: The provisions of this chapter shall apply to all zoned property and public rights-of-way in the City. Landscaping, irrigation, tree and vegetation resource plans are required for all public and private projects except for existing lots in individual single family use; provided, that developer-installed landscaping in common areas of residential projects shall not be exempt. (See IMC 18.12.135 for additional landscape requirements for all zones regarding blank walls abutting public right-of-way and retaining walls.)
B. Site Modifications: When an addition, alteration, or repair of any existing building or structure exceeds fifty (50) percent of the value of an existing building or structure, such building or structure shall be made to conform to the requirements of this chapter. The Planning Director/Manager may approve exceptions to the regulations when all of the following are met:
1. The applicant can document that meeting the requirements would cause undue hardship due to pre-existing conditions on site, such as existing location of structures or vegetation.
2. The deviation from the standards meets the landscape requirements to the highest degree possible and is the minimum variation needed.
3. Other measures to meet the purpose and intent of this Landscape Code may be required to substitute for the required landscaping, such as decorative fencing, walls, arbors, trellises, with appropriate vegetation.
4. The proposed landscaping represents an equal or better result than that which could be achieved by strictly following the requirements of this chapter. (Ord. 2497 § 7, 2007; Ord. 2481 § 8, 2006; Ord. 2383 § 6, 2004; Ord. 2108 § 12.2, 1996; Ord. 1859 § 3, 1990; Ord. 1333 § 3, 1978).
18.12.030 Definitions.
For the purposes of this chapter, the following definitions shall apply:
ANLA: American Nursery and Landscape Association formerly the American Association of Nurserymen.
ANSI: American Standard for Nursery Stock (ANSI Z60.1-2004 or the most recent edition) published by the ANLA.
Arborist, certified: An individual who is trained in the art and science of planting, caring for and maintaining individual trees and certified by the International Society of Arboriculture (ISA) and with at least three (3) years of experience.
Berm: An earthen mound designed to be planted and provide visual interest, screen undesirable views, and/or decrease noise.
Buffer: See IMC 18.02.040, Definitions – B.
Caliper: The American Nursery and Landscape Association standard for tree trunk measurement of nursery stock. Caliper of the trunk shall be the trunk diameter measured six (6) inches above the ground.
Certified applicator: See WAC 16-228-1010, Definitions, “Certified Applicator.”
Certified Irrigation Designer (CID): The certified irrigation designer prepares professional irrigation designs. They evaluate site conditions and determine net irrigation requirements based on the needs of the project and establish specifications and design drawings for the construction of an irrigation project. (Irrigation Association Water Management Committee, 2001, or the most recent edition).
Certified Landscape Irrigation Auditor (CLIA): The certified landscape irrigation auditor analyzes landscape irrigation water usage. Auditors collect site data, make maintenance recommendations and perform water audits to develop irrigation base schedules. (Irrigation Association Water Management Committee, 2001, or the most recent edition).
City Horticulturist: City employee designated by the Mayor with a degree or extensive training in horticulture or a related field.
Clearing: See critical area regulations, IMC 18.10.390, Definitions – Clearing.
Contractor: That person or persons responsible for the installation of landscape designs.
CPTED: Crime prevention through environmental design.
Critical root zone: An area extending one (1) foot beyond the trunk for each inch of d.b.h.
Development: See IMC 18.02.060, Definitions – D.
Development impacts: Site development and building construction related actions that damage trees directly, such as severing roots and branches, or indirectly, such as soil compaction.
Diameter/diameter-breast-height (d.b.h.): The diameter of any tree trunk, measured at four and one-half (4.5) feet above average grade. For species of trees whose normal growth habit is characterized by multiple stems or lower canopy branching (e.g., hazelnut, vine maple), diameter shall mean the average diameter of all stems of the tree, measured at a point six (6) inches from the point where the stems digress from the main trunk. In no case shall a branch more than six (6) inches above average grade be considered a stem. For the purposes of code enforcement, if a tree has been removed and only the stump remains, the size of the tree shall be the diameter of the top of the stump.
Dripline: An area encircling the base of a tree, the minimum extent of which is delineated by a vertical line extending from the outer limit of a tree’s branch tips down to the ground. (ANLA – A boundary on the soil surface delineated by the branch spread of a single plant or group of plants.)
Drought-tolerant plants: Plants that, once established, can survive with little or no supplemental water other than that from annual rainfall.
Ground cover: One (1) or a number of low spreading planting(s) used in massed with the intent of total ground coverage within three (3) years of planting. Rocks, pebbles, sand and similar materials may be used as ground cover substitutes if approved by the Planning Director/Manager.
Hedge: A landscape barrier consisting of a continuous, dense planting of shrubs.
Herbicide: A chemical weed or plant killer, applied to leaves, foliage, roots or soil.
Hydrozone: A grouping of plant species used in a landscape that have similar irrigation watering needs.
Invasive plants: Plants (such as English ivy, Himalayan blackberry, Japanese knotweed, morning glory, and Scotch broom) that are exotic species and are able to gain dominance over other plants. Invasive plants include noxious weeds per the King County Noxious Weed Control Board as they are required to carry out the mandates of the State Weed Control Law, Chapter 17.10 RCW.
Irrigation plan: See “Plan, irrigation.”
Landscape: The presence of plant material, including lawn, ground covers, trees and shrubs. Landscape can also include decorative outdoor landscape elements such as rock, wood and other natural materials, land berming, pools, benches, fountains, sculptures, lighting and decorative paving surfaces. The intent is that these elements shall work together to create a landscaped environment which is both attractive and promotes the efficient use of natural resources, such as water.
Landscape architect: A person licensed by the State of Washington to engage in the practice of landscape architecture as defined by RCW 18.96.030.
Landscape coverage, one hundred (100) percent: Means that trees and shrubs have grown and filled in so that the planting space appears full, not sparsely planted, and meets the appropriate buffer planting standards. One hundred (100) percent ground cover coverage shall mean that all areas within the planting space shall have ground cover planting and appear full, but that minor areas of mulch material may be visible.
Landscape plan: See “Plan, landscape.”
Landscape substitutions: Other methods to meet the purpose and intent of the Landscape Code shall be allowed to substitute such as decorative fencing, walls, arbors, trellises with appropriate vegetation, paving, patios, outdoor seating areas, pedestrian spaces and pedestrian walkways.
Landscaping: See IMC 18.02.140, Definitions – L.
LID Technical Guidance Manual: “Low Impact Development Technical Guidance Manual for Puget Sound,” prepared by the Puget Sound Action Team and the Washington State University Pierce County Extension Services, January 2005, as amended or subsequent guidance as authorized by the Public Works Engineering Director.
Low impact development (LID): Low impact development is a stormwater management strategy that emphasizes conservation and use of existing natural site features integrated with distributed, small-scale stormwater controls to more closely mimic natural hydrologic patterns in residential, commercial and industrial settings.
Low volume irrigation: A type of water system in which a precise amount of water is applied directly to the root zones of plants, typically measured in gallons per hour.
Mulch: An organic material such as bark, sawdust, wood shavings, straw or compost used on the soil surface for moisture retention, weed suppression, soil insulation, or decoration. Water permeable synthetic materials may be substituted as weed barriers but will generally be covered with organic mulch. Impermeable materials shall not be used as mulch or underneath mulch.
Native Growth Protection Easement (NGPE): See critical areas regulations, IMC 18.10.390, Definitions, Native Growth Protection Easement.
Native vegetation: See critical areas regulations, IMC 18.10.390, Definitions, Native vegetation.
Nursery stock: Plant material that meets the general specifications of the American Nursery and Landscape Association (ANLA).
Parking lot: For the purpose of this chapter, a parking lot is defined as an area not within or under a building where motor vehicles may be stored for the purposes of temporary, daily, or overnight off-street parking. The following does not constitute a parking lot:
A. Parking within the public street right-of-way.
B. Parking between the curbs of a private street.
C. On-site vehicular circulation which has parallel parking.
Pervious areas: See Chapter 18.02 IMC, Definitions, “Pervious surface” and IMC 18.07.050, Impervious surface.
Pesticide: Any substance used for the control of insects, mites, mollusks, nematodes, weeds, fungi, bacteria, or rodents, or any substance used as a defoliant, desiccant or growth regulator.
Plan, irrigation: A plan which includes all pertinent irrigation and landscape components, including but not limited to irrigation zones, hydrozones, points of connection, valves, controllers, irrigation component specifications and other elements necessary to evaluate the irrigation plans.
Plan, landscape: A plan, drawn to scale, which clearly delineates existing and proposed landscape features and structures. Plant materials used shall be listed with common and botanical names and sizes given and all pertinent above ground features such as detention vaults and ponds, fire hydrants, parking areas, light poles, utility boxes, etc.
Plant factor values (PF): PF represents the rate of evapotranspiration demand a particular plant species, or hydrozone, has in comparison to reference turf-grass. (PF is also known as “crop coefficient.”)
Planting area: An area of land to be planted such that it will be fully utilized under the conditions of this chapter.
Protected area: Includes all land within and surrounding the critical root zone of any trees to be preserved.
Protection measures: A temporary fence or other structural barrier installed to prevent permitted clearing or construction activity from adversely affecting vegetation which is approved for retention in a Tree Removal Permit.
Pruning: The proper selective removal of plant parts, including dead, damaged and diseased wood as well as any weak crossing branches per ANSI standards.
Screen, visual: A method of reducing the impact of visual intrusions with less offensive or more harmonious elements, such as plants, berms, fences, walls, or any appropriate combination thereof.
Screening: See IMC 18.02.210, Definitions – S.
Shrubs: Woody plants often multistemmed, generally less than fifteen (15) feet at maximum height, evergreen or deciduous.
Sight area: An area whose dimensions are a linear length by eight (8) feet in height or another unobstructed line of sight as determined by the City’s Street Standards.
Sight barrier, dense: The horizontal sight area to be of no less than ninety (90) percent obscured in three (3) years by the outline of the trees and shrubs during the winter months.
Snag: Standing dead tree often providing wildlife habitat.
Subgrade: The soil levels to support a structure, paving area or the landscape area.
Sustainable forestry: Management practices prioritizing the long-term health of a forest system.
Topsoil: The uppermost layer of soil, usually the top six (6) to eight (8) inches. It has the highest concentration of organic matter and microorganisms, and is where most of the Earth’s biological soil activity occurs. Plants generally concentrate their roots in, and obtain most of their nutrients from, this layer. Topsoil can be measured as the depth from the surface to the subgrade.
Tree: A large, woody plant having one (1) or several self-supporting stems or trunks and numerous branches and a potential minimum height of twenty (20) feet. May be classified as deciduous or evergreen. Trees include standing dead trees, also called snags.
Tree and vegetation evaluation: An evaluation or site plan describing the tree and vegetation resources existing on the site, with information provided such as tree species, size, location, condition, plant community, health, and population estimate.
Tree, conifer: A cone-bearing tree in the division Coniferophyta.
Tree, hazardous: A tree that is so affected by a significant structural defect or disease or in permanent decline that falling or failure appears imminent, and that otherwise currently poses a threat to life or property and is certified in writing by an arborist.
Tree pit: An excavated hole dug so that the dimensions are three (3) times the diameter of the rootball of the tree to be planted and back-filled with appropriate soil amendment per the guidelines set forth in this chapter and adopted administrative rules available at the Permit Center.
Tree professional: A professional horticulturist or certified arborist with at least five (5) years of professional experience.
Tree, protected: Any tree in a greenbelt, Native Growth Protection Easement (NGPE), environmentally critical area, common area, approved landscape plan, right-of-way, City-owned property or protected by any other measure.
Tree, public: A tree located in a greenbelt, Native Growth Protection Easement (NGPE), environmentally critical areas on City property, including street rights-of-way, City parks, landscaped areas of City public buildings, and City-owned greenbelts and open space areas.
Tree, shade: Usually a broad-leafed deciduous tree – rarely an evergreen – planted primarily for its high crown of foliage or overhead canopy.
Tree, significant: A tree at least thirty (30) feet tall or six (6) inches or greater at d.b.h.
Tree, specimen: A particularly impressive or unusual example of a species due to its size, shade, age, or any other trait that epitomizes the character of the species, including Issaquah’s Centennial Tree, “Eddie’s White Wonder” Dogwood.
Tree stand: A group of three (3) or more trees of any size or species, whose driplines touch. A “significant tree stand” is a tree stand that contains three (3) or more significant trees.
Tree topping: The significant cutting back of the leader stem or major branches, resulting in severely altering the growth potential of a tree as defined by the City Horticulturist or City Arborist. This definition does not apply when the sole purpose is to create a snag or snags for wildlife habitat.
Tree well: A tree pit in a paved sidewalk area with grating or other measure to prevent pedestrian traffic from damaging the root area.
Trees, deciduous: Woody plants with a minimum height generally greater than fifteen (15) feet which go dormant in winder and shed their foliage.
Trees, evergreen: Woody plants with a minimum height generally greater than fifteen (15) feet which retain at least one (1) year’s foliage during their winter dormant period.
Vegetation, protected tree/vegetation: A tree or area of understory vegetation identified on an approved Tree Protection and Replacement Plan to be retained and protected during construction and/or permanently protected by easement, tract, or covenant restriction. A protected tree may be located outside or within an NGPE, critical area or critical area buffer.
Vegetation, removal: Removal of a tree(s) or vegetation, through either direct or indirect actions including, but not limited to:
A. Clearing, cutting, causing irreversible damage to roots or trunks;
B. Poisoning; destroying the structural integrity; and/or
C. Any filling, excavation, compaction, grading, or trenching in the dripline area of a tree which has the potential to cause irreversible damage to the tree, or relocation of an existing tree.
Vegetation, understory: Small trees, shrubs, and ground cover plants, growing beneath and shaded by a significant tree which affect and are affected by the soil and hydrology of the area surrounding the significant tree roots.
Waterwise: Planting and irrigation practices that conserve water usage and protect the aquifer by employing water quality measures.
Woodlands, existing: Existing trees and shrubs of a number, size, and species that accomplish the same general function as new plantings.
Xeriscape: Landscape methods that conserve water through the use of drought-tolerant plants and planting techniques and efficient irrigation strategies.
Year-round sight barrier: The horizontal sight area to be of no less than sixty (60) percent obscured in five (5) years by the outline of the trees and shrubs during the winter months. (Ord. 2497 § 7, 2007; Ord. 2383 § 6, 2004; Ord. 2108 § 12.3, 1996; Ord. 1877 §§ 2, 3, 1991; Ord. 1859 §§ 4 – 19, 1990; Ord. 1333 § 5, 1978).
General Provisions
18.12.040 Site evaluation, existing conditions and design considerations.
Information necessary to provide adequate design review and landscape plan evaluation shall be submitted with or before submittal of the landscape plan. This information is necessary to determine how to provide the most efficient use of the existing and proposed landscape elements. Landscape review and analysis shall be required for all projects and shall include the following site evaluations:
A. Tree and Vegetation Evaluation: A document and/or site plan shall be provided, describing the tree and vegetation resources on the site, with information provided from an inventory such as tree species, size, location, condition, plant community, structure, health, and population estimate.
B. Soil Analysis and Proposed Use of Existing Soil: A laboratory analysis of topsoil conditions with an evaluation of the practical use of the soil and/or proposed retention for use in the final landscape design shall be prepared and submitted with the tree and vegetation evaluation and landscape plan.
C. Low Impact Stormwater Development (LID): Developments choosing the use LID techniques shall follow the guidelines of the LID Technical Guidance Manual, as amended. (Ord. 2497 § 7, 2007).
18.12.050 Landscape and irrigation plans.
Landscape and irrigation plans are required for all projects except as required in IMC 18.12.020, Applicability.
A. Preparation and Submittal:
1. The landscape plan shall be designed or approved by a landscape architect, Washington certified nurseryman/landscaper or other qualified landscape designer as authorized by the City, signed by the party accepting responsibility and liability for the proposed plan, and be submitted to the Permit Center at the time of initial project submittal.
2. The irrigation plan shall be designed or reviewed and approved by a certified irrigation designer, or other qualified irrigation designer as approved by the City and submitted for review to the Permit Center with the building plans.
B. Content: Both plans shall provide the minimum standards as established by this chapter and shall be drawn to scale and identify the following:
1. Landscape Plan:
a. Total landscape area, topographic elevations and separate hydrozones;
b. Location, size and description of all landscape and hardscape materials (new and existing). Indicate existing significant trees and other landscape features, botanical/common name and applicable size and plant spacing;
c. Property lines including dimensions and distances to all buildings and landscape features;
d. Existing or proposed structures, fences, and retaining walls;
e. Impervious surfaces. Clearly delineating all existing and proposed buildings and parking spaces or other vehicular use areas, access aisles, and driveways;
f. All existing natural features and vegetation. Areas to be left in their natural state are to be delineated on the site plan and identified on the construction site for protection from development impacts. These sites shall be required to be kept natural and free of invasive, exotic plants;
g. Location of lighting and mechanical equipment and vaults;
h. Proposed and existing underground utilities (a utility plan may be shown on a separate plan unless required for clarity);
i. The plan shall also include all permanent above ground features such as utility lines and poles, detention vaults, fire hydrants, roads, etc.; and
j. The use of rock, wood and other natural materials, land berming, pools, fountains, sculptures, benches, lighting and decorative paving shall be identified and described.
2. Irrigation Plan:
a. Location and size of separate water meters for the landscape, if required by the design of thc irrigation plan. A separate water meter is not required per this section, but the irrigation plan and any installed meters must meet the minimum utility requirements;
b. Location, type and size of all required components of the irrigation system, including point(s) of connection, master control valve, automatic controllers, main and lateral lines, valves, sprinkler heads, moisture sensing devices, rain switches, quick couplers, backflow prevention devices and pressure reducing valves;
c. Static water pressure at the point of connection to the public water supply;
d. Flow rate (gallons per minute), application rate (inches per hour) and design operating pressure (pounds per square inch) for each station; and
e. Irrigation water budget and estimated water use calculations (see IMC 18.12.145). Also see IMC 18.12.140(D), Irrigation, for standards and specification details, and IMC 18.12.140(Q), Soil Amendments.
f. The Planning Director/Manager may require outside review of irrigation plans. Sufficient fees shall be charged to the applicant to cover the cost of the review.
C. Planting and Irrigation Details: Planting details are adopted through administrative rules approved by the Planning Director/Manager. All planting and irrigation plans, details and plant materials shall conform to the guidelines set forth in this chapter and administrative rules available at the Permit Center.
D. Landscape and Irrigation Plan Revision: Landscape and irrigation plan revisions shall be approved by the Planning Director/Manager, and installed according to the revised plan. Revised plans shall show all changes including different plant types, sizes, quantities, locations, irrigation, and all other landscape and irrigation elements. All revisions to landscape and irrigation plans shall be approved prior to installation.
E. Certificate of Occupancy: The final landscape and irrigation installation shall be approved prior to temporary or permanent Certificate of Occupancy. (Ord. 2497 § 7, 2007; Ord. 2108 § 12.4, 1996. Formerly 18.12.040).
18.12.060 Schedule – Landscape types by land use district.
The schedule set forth in IMC Table 18.12.060 indicates those areas where landscaping shall be required and maintained and the type of landscaping required to meet the purpose and intent of this section.
|
Land Use District |
Street Frontage |
Perimeter |
Landscaping Buffers Abutting Less Intense Land Use District (Adjacent District) |
Comment/Appropriate Section (Additional requirements as defined in this section shall also apply for all zones) |
|
Low intensity use: C‑Rec and TP-NRCA |
Type 3 |
Type 3 |
NA |
Landscape standards shall be consistent with the Parks, Open Space and Recreation Plan |
|
Community Facilities |
Type 3 |
Type 3 |
NA |
Landscape standards shall be consistent with the most restrictive adjacent zoning |
|
Single Family: SF-E, SF-S, SF-SL, SF‑D, C‑Res |
See comment |
NA |
NA |
Street trees are to be planted and maintained as required in IMC 18.12.150, Landscape requirements on public properties and rights-of-way |
|
Multifamily or nonresidential uses in all multifamily and single family zones: (C-Res, SF‑E, SF-S, SF-SL, SF‑D, MUR, MF-M, MF-H) |
Type 3 |
Type 3 |
Type 2 (All single family zones, C-Rec and TP-NRCA) |
Street trees are to be planted and maintained as required in IMC 18.12.150, Landscape requirements on public properties and rights-of-way |
|
Cultural and Business District: CBD |
* |
* |
* |
*Refer to Olde Town Design Standards |
|
Professional Office (PO) and Retail (R) |
Type 2 |
Type 2 |
Type 1 (MF zones, SF zones, or CBD) |
Street trees are to be planted and maintained as required in IMC 18.12.150, Landscape requirements on public properties and rights-of-way |
|
Intensive Commercial (IC) |
Type 2 |
Type 2 |
Type 1 (MFR, SFR, or CBD) |
Street trees are to be planted and maintained as required in IMC 18.12.150, Landscape requirements on public properties and rights-of-way |
|
Land Use |
Street Frontage |
Perimeter |
Landscaping Buffers Abutting Less Intense Land Use District |
Appropriate Section |
|
Parking (IMC 18.12.100) > 25 required spaces |
Parking Type 1 |
Parking Type 2 |
Parking Type 1 |
IMC 18.12.100, Additional landscape requirements for parking areas |
|
Parking (IMC 18.12.100) < 25 required spaces |
Parking Type 2 |
Parking Type 2 |
Parking Type 1 |
IMC 18.12.100, Additional landscape requirements for parking areas |
|
Outdoor storage or loading areas |
Parking Type 1 |
Parking Type 1 |
Parking Type 1 |
IMC 18.12.110, Additional landscape requirements for outdoor storage areas |
|
Outdoor sales or display areas |
Type 3 |
Type 2 |
Type 1 |
IMC 18.12.115, Additional landscape requirements for outdoor sales display areas |
|
Trash enclosures, mechanical/electrical equipment |
NA |
NA |
NA |
IMC 18.12.130, Additional landscape requirements for fences, hedges, trash enclosures and mechanical equipment |
|
Blank walls abutting right-of-way and retaining walls |
Type 1 or Type 2 |
Type 2 |
Type 1 |
IMC 18.12.135, Additional landscape requirements for blank walls abutting public right-of-way and retaining walls |
(Ord. 2497 § 7, 2007).
18.12.070 Schedule – General requirements by landscape type.
A. General regulations, required for all landscape areas, are defined in IMC 18.12.140, Landscape standards and specifications.
B. The following regulations shall apply to all landscape areas based on the type of required landscaping as defined in IMC 18.12.060, Schedule – Landscape types by land use district.
|
Type 1 Dense Year-Round Sight Barrier |
|||
|
|
Kind |
Spacing |
Size |
|
Trees |
Minimum 90% evergreen |
Rows spaced an average of 30 feet on center depending on species |
A minimum of six (6) to eight (8) feet high for conifers and 2.5-inch caliper for deciduous and evergreen broad-leaf trees when planted |
|
Shrubs |
Minimum 80% evergreen |
Triangulated rows: Large shrubs spaced per IMC 18.12.140(G)(2), plant spacing – shrubs |
Large shrubs a minimum of five (5) gallon pot or balled and burlapped equivalent when planted |
|
Ground Cover |
Spacing is dependent on the type and size of the plant material and must be adequate to provide total coverage of the landscape area within three (3) years. See IMC 18.12.140(G)(1). |
||
|
Purpose |
To provide a dense sight barrier to significantly separate uses and land use districts, typically required between residential and nonresidential uses, or for screening of outdoor storage, mechanical equipment, trash receptacles, etc. |
||
|
Description |
A 10-foot-wide planting strip with a combination of large evergreen and deciduous material shall provide a 90% sight-obscuring screen within three (3) years, OR, a combination of approximately 70% evergreen trees backed by a 100% sight-obscuring fence softened or accented with landscaping. |
||
|
Teype 1 Parking Dense Year-Round Sight Barrier also see IMC 18.12.100, Additional landscape requirements for parking areas |
||||
|
Description |
Street Frontage |
Perimeter |
Trees |
Shading |
|
Greater than or equal to 25 stalls – Dense sight barrier |
Medium trees spaced an average of 25 to 30 feet on center and backed by a three (3) foot high wall or solid evergreen hedge with visual access to meet CPTED standards where necessary and landscaping on street side |
Entire setback area shall be landscaped. When parking lots are within 15 feet of less intense land use districts, a six (6) foot high wall is required with Type 2 screening |
Interior: One (1) tree for every six (6) parking spaces – a minimum of 10 feet high and 1.5-inch caliper when planted |
Interior areas shall be 100% large broad canopy trees for shading, minimum two (2) inch caliper when planted |
|
Purpose |
To provide a low dense sight barrier and adequate shade in parking areas to break up large areas of impervious surfaces, mitigate adverse impacts created by vehicle use areas which include noise, glare and increases in heat reflection by buffering uses, screening adjacent properties, providing shade, facilitating movement of traffic and improving the physical appearance of vehicle use areas. |
|||
|
Description |
Perimeter landscaping: Shall include landscaping of the entire setback area. No parking in the setback area is allowed. Trees and shrubs used for screening purposes shall have a predetermined minimum height shown on the landscape plan. Once the desired height is reached they shall not be pruned below that height. Pruning shall not reduce the tree canopy below 25%. Hedges: Planting and pruning of shrubs for hedges shall be adequate to allow the plants to fill in between shrubs to create a screen that reduces headlight glare to surrounding properties and streets. Interior parking lot: 25 square feet of landscaping must be provided for every parking space. Upkeep of the landscaping shall allow the trees to reach a size and shape to provide the intended shading of the parking surface. Island widths shall be a minimum of nine (9) feet wide. |
|||
|
Type 2 Visual Screen |
|||
|
|
Kind |
Spacing |
Size |
|
Trees |
Minimum 50% evergreen |
Medium trees spaced an average of 25 to 30 feet on center depending on species |
Minimum of six (6) to eight (8) feet for conifers and two (2) inch caliper for deciduous and evergreen broad-leaf trees when planted |
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Shrubs |
Minimum 50% evergreen |
Triangulated rows: Medium shrubs spaced per IMC 18.12.140(G)(2), plant spacing – shrubs |
Minimum two (2) to three (3) gallon pot or balled and burlapped equivalent when planted |
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Ground Cover |
Spacing is dependent on the type and size of the plant material and must be adequate to provide total coverage of the landscape area within three (3) years. See IMC 18.12.140(G)(1). |
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Purpose |
To provide a visual screen to separate uses and land use districts, typically found between commercial and industrial zones; multifamily and single family zones; or commercial and residential zones |
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Description |
A 10-foot-wide planting strip with a combination of medium to large evergreen and deciduous material shall provide a visual screen within three (3) years with shrubs and ground cover providing 100% coverage in three (3) years, OR, a combination of approximately 30% evergreen trees backed by a 70% sight-obscuring fence softened or accented with landscaping. |
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Type 2 Parking Visual Screen also see IMC 18.12.100, Additional landscape requirements for parking areas |
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Description |
Street Frontage |
Perimeter |
Trees |
Shading |
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Less than 25 stalls – Visual screen |
Small to medium trees spaced an average of 20 feet on center and backed by a three (3) foot high wall or solid evergreen hedge with visual access to meet CPTED standards where necessary and landscaping on street side |
Entire setback area shall be landscaped. When parking lots are within 15 feet of less intense land use districts, a six (6) foot high wall or evergreen shrubs spaced three (3) feet on center is required |
Interior: One (1) tree for every six (6) parking spaces – a minimum of 10 feet high and 1.5-inch caliper when planted |
Interior areas shall be 100% large broad canopy trees for shading, minimum two (2) inch caliper when planted |
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Purpose |
To provide visual screen and shade in parking areas and to break up large areas of impervious surfaces, mitigate adverse impacts created by vehicle use areas which include noise, glare and increases in heat reflection by buffering uses, screening adjacent properties, providing shade, facilitating movement of traffic and improving the physical appearance of vehicle use areas. |
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Description |
Perimeter landscaping: Shall include landscaping of the entire setback area. No parking in the setback area is allowed. Trees and shrubs used for screening purposes shall have a predetermined minimum height shown on the landscape plan. Once the desired height is reached they shall not be pruned below that height. Pruning shall not reduce the tree canopy below 25%. Hedges: Planting and pruning of shrubs for hedges shall be adequate to allow the plants to fill in between shrubs to create a screen that reduces headlight glare to surrounding | |||