Chapter 20.70
LANDSCAPING
Sections:
20.70.010 Findings and intent.
20.70.020 Purpose of provisions.
20.70.030 Authority.
20.70.040 Landscape plan approval.
20.70.045 Repealed.
20.70.050 Landscape performance requirements.
20.70.060 General landscaping requirements.
20.70.070 Types of landscaping.
20.70.080 Parking lots.
20.70.090 Maintenance.
20.70.100 Repealed.
20.70.110 Regulations by zoning district.
20.70.120 Protection of significant trees.
20.70.130 Restoration of significant trees.
20.70.140 Installation requirements.
20.70.150 Alternative landscape options.
20.70.160 Bonds/security requirements.
20.70.010 Findings and intent.
Landscaping in urban and industrial areas provides an opportunity for a balanced and harmonious environment for both the local citizens of a community as well as the resident wildlife species of an area. Man has the ability to shape and mold his environment to meet his needs, but often foregoes the need of other species sharing his environment. Proper selection and arrangement of landscaping can emphasize the buildings it surrounds, be pleasing to the eye and still be useful to the birds with a surprising rate of success. By providing a diversity of trees, shrubs and grasses, one can increase the chances of providing a balanced habitat for a greater variety of wildlife, while at the same time provide an aesthetic, pleasing, visual environment in the urbanized areas for man. A large variety of trees and shrubs are available to meet the needs of well-balanced landscape plans. It is recommended that 50 percent of all landscape plans be comprised of trees and shrubs indigenous to the Pacific Northwest. (Ord. 1361 § 13, 1998; Ord. 985 § 1, 1986).
20.70.020 Purpose of provisions.
The purpose of this chapter is to achieve the following:
A. Provide an opportunity for the development of a pleasing visual environment in the city from the viewpoint of the local resident and the visitor passing through the city;
B. Insure the preservation of land values;
C. Encourage the preservation of existing topographic patterns that contribute to the beauty and utility of a development;
D. Provide not only for the health, safety and general welfare of the citizens and minimize discordant and unsightly surroundings, but also to provide for the beauty and balance of the city, as are the proper and necessary concerns of local government;
E. Provide adequate control over the application of landscaping standards so the above objectives are accomplished in the most effective manner; and
F. Break up visual blight created by large expanses of barren asphalt which makes up a typical parking lot. (Ord. 1361 § 13, 1998; Ord. 985 § 2, 1986).
20.70.030 Authority.
The director shall have the authority to waive specific requirements or impose additional requirements in unique or special circumstances to assure the fulfillment of the stated purpose of this chapter and to allow for flexibility and innovation of design. Special circumstances or unique conditions shall be reviewed with the director prior to submittal of a landscape plan. Examples of special conditions might include:
A. Preservation of unique wildlife habitat;
B. Preservation of natural or native areas;
C. Compliance with special easements;
D. Renovation of existing landscaping;
E. Unique site uses. (Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998; Ord. 985 § 3, 1986).
20.70.040 Landscape plan approval.
A building permit shall not be issued until the landscaping plan, when applicable, has been approved. At the time of plan review, the director shall review specific landscape requirements with the owner or the owner’s representative and shall designate the type of landscaping required for the specific site plan proposed. (Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998; Ord. 985 § 4, 1986).
20.70.045 Landscape plan review – Fee and deposit.
Repealed by 1505. (Ord. 1375 § 67, 1998).
20.70.050 Landscape performance requirements.
A. Failure to complete all of the required landscaping shall be cause for nonissuance of the certificate of occupancy.
B. It shall be the responsibility of the project manager or business owner to contact the building inspector upon completion of the landscaping work and request an inspection. The building inspector shall be provided nursery receipts to confirm species and quantities of plants planted prior to inspection. (Ord. 1361 § 13, 1998; Ord. 985 § 5, 1986).
20.70.060 General landscaping requirements.
The following general and minimum site screening standards shall be required in all districts where landscaping is mandatory:
A. Landscaped areas shall include liberal use of evergreen or deciduous trees and shrubs, perennial or annual flowers, gravel, river rock, driftwood, rockeries, lawn, or a combination of such materials. Native shrubs and vegetation shall be used wherever possible and practical.
B. Bark mulch, gravel, or other nonvegetative material shall only be used in conjunction with landscaping to assist vegetative growth and maintenance or to visually complement plant material and shall not exceed 35 percent of the landscape area. Calculation of the nonvegetative area shall be shown on the landscape plan. Nonvegetative material is not a substitute for plant material. No artificial lawn or shrubbery will be permitted in landscaped areas.
C. Landscaping shall not conflict with the safety of those using adjacent sidewalks or with traffic safety. Safety features of landscaping shall be discussed at the time of plan review, if necessary.
D. Quantity, arrangement and types of plants installed shall be appropriate to the size of the required landscape area and purpose of planting area as noted in PMC 20.70.070.
E. Required landscape areas shall be provided with adequate drainage.
F. Slopes shall not exceed a three to one ratio (width to height) in order to decrease erosion potential and assist in ease of maintenance.
G. All portions of a lot not devoted to building, parking, storage or accessory uses shall be landscaped in a manner appropriate to the stated purpose of this chapter.
H. All required landscaping depths shall be measured from the property line into the property. All required landscaping areas shall extend to the curb line or the street edge. A crushed rock, bark mulch, or paved path or trail in lieu of landscaping shall be required where appropriate as determined by the director.
I. Required landscape areas which are inappropriate to landscape due to the existence of railroad facilities or other features on-site shall be relocated first to another lot line, or second, to an equal-sized area in another portion of the lot to be determined by the director upon review with the owner or developer.
J. Each individual landscaped area between 40 square feet and 100 square feet or less shall include at least one tree a minimum of six feet in height. Where more than one tree is required for an individual landscaping area in excess of 100 square feet, the number of trees may be dispersed throughout the area or clustered together.
K. Where a fire hydrant is located, shrubs 18 inches in height or less must be placed a minimum of five feet away from the hydrant. Shrubs or trees larger than 18 inches in height must be placed a minimum of 20 feet away from a hydrant.
L. All ingress/egress easements which provide corridors to the subject lot not adjacent to a public right-of-way shall be considered the same as public right-of-way. Landscape requirements for easement corridors shall be the same as those required adjacent to public rights-of-way.
M. All trash containers shall be screened from abutting properties and/or streets by a 100 percent sight-obscuring fence or wall and appropriate landscaping.
N. Landscaping shall be placed outside of sight-obscuring or 100 percent sight-obscuring fences unless determined by the community development department that such arrangement would be detrimental to the stated purpose of this chapter.
O. All property abutting SR 167 shall be landscaped to a minimum depth of 10 feet with Type III landscaping unless a larger area is required elsewhere in this chapter.
P. Potentially tall trees shall not be planted under power lines. (Ord. 1505 § 13, 2001; Ord. 1489 § 1, 2001; Ord. 1361 § 13, 1998; Ord. 985 § 6, 1986).
20.70.070 Types of landscaping.
The four types of landscaping are described below and depicted in the sketches at the end of this chapter.
A. Type I Landscaping – Solid Screen.
1. Intent. This subsection is intended to provide the requirements for a physical and visual separator between incompatible uses or intensities/densities. Examples of use: where office park zone borders a residential zone.
2. Description. Type I landscaping is a “full screen,” which functions as a visual barrier. Minimum design requirements are:
a. An earthen berm a minimum of 3.5 feet high, measured from street curb or the crown of the adjacent paved way for road frontages or existing grade for interior lot lines. Mounds of earth used for berming should not exceed a slope of three horizontal feet to one vertical foot and a minimum of five feet wide. The berm shall be planted in the following manner:
i. Vegetative ground cover shall cover a minimum of 50 percent of the landscape strip area at maturity. Inert ground cover such as wood chips, bark, decorative rock or other appropriate inert organic material shall be used between plantings. Lawns seeded and sodded are prohibited from use on earthen berms.
ii. A solid wall of trees and/or dense hedge with a mix of deciduous and evergreen trees placed to form a continuous screen within five years, with a minimum depth of 10 feet.
iii. At least 70 percent evergreen plants.
iv. Coniferous and broadleaf trees may include a mixture of sizes but shall not be less then four feet in height at time of planting. Tree material at time of planting shall be of mature size within five years of installation. Maximum mature height shall be 10 feet. Evergreen trees shall be spaced no more than 15 feet on center.
v. Deciduous trees may include a mixture of sizes but shall be fully branched, have a minimum caliper of two inches and a minimum height of eight feet at time of planting. Tree material at time of planting shall be of sufficient size to meet the minimum height and screening requirements of the landscape level within five years of installation. Minimum mature height shall be 10 feet. Deciduous trees shall be spaced no more than 20 feet on center.
vi. Shrubs may include a mixture of sizes but shall not be less than gallon size containers at time of planting. Evergreen shrubs shall be spaced no more than four feet apart and to achieve a height of six feet within five years.
b. Street Frontage Landscaping. Street trees shall be planted behind the utility easement (back of the sidewalk) along the property frontage. Shrubs, and/or groundcover shall be planted along the property frontage within city right-of-way adjacent to the subject property. The type and location of plantings shall be determined by the city. Vegetative ground cover shall cover a minimum of 50 percent of the landscaping strip area at three years and attain 100 percent coverage within five years. The type and location of plantings shall be determined by the director. Street trees located back of the utility easement shall be planted on a maximum of 30 feet on center and to be a minimum two and one-half-inch caliper upon planting. Upon review and approval by the director, street frontage landscaping may vary in width, with a minimum of five feet, provided the total required amount is provided on site. Applicants are strongly encouraged to utilize plant material native to the Pacific Northwest and introduced plants common to the Pacific Northwest, in order to retain the natural character of the region and to use plants that are best suited to the climate of the Pacific Northwest. Applicants are strongly encouraged to utilize drought tolerant plants that do not require regular irrigation after the planting season.
B. Type II Landscaping – Filtered Screen.
1. Intent. Type II landscaping is a “filtered screen” which functions as a visual separator. Filtered screening is intended to reduce incompatibility between uses, for example, between utility facilities and residences.
2. Description. Type II landscaping shall consist of:
a. A mix of evergreen and deciduous trees and shrubs spaced to create a filtered screen within three years;
b. At least 50 percent deciduous trees and at least 30 percent evergreen trees;
c. Evergreen trees spaced no more than 15 feet on center;
d. Deciduous trees spaced no more than 20 feet on center;
e. Evergreen shrubs spaced no more than five feet apart and that achieve a height of six feet within three years; and
f. Ground cover.
Street frontage landscaping shall be located behind the sidewalk, with a minimum depth of 10 feet.
C. Type III Landscaping – See-Through Buffer.
1. Intent. Type III landscaping is a “see-through buffer” which functions as a partial visual separator to soften the appearance of streets, parking areas and building elevations. See-through buffering is intended for use between streets and a land use, for example, along streets in the neighborhood business district.
2. Description. Type III landscaping shall consist of:
a. A mix of evergreen and deciduous trees spaced to create a continuous canopy within 10 years;
b. At least 50 percent deciduous trees and no more than 65 percent;
c. Trees spaced no more than 25 feet on center;
d. Evergreen shrubs spaced no more than four feet apart that do not exceed a height of four feet at maturity; and
e. Ground cover.
Street frontage landscaping can be located in front or behind the sidewalk, with a minimum depth of 10 feet, and with street areas located behind the utility easement.
D. Type IV Landscaping – Parking Area Landscaping.
1. Intent. Type IV landscaping is “parking area landscaping” which provides shade and visual relief, and maintains clear sight lines within parking areas.
2. Description. Type IV landscaping shall consist of:
a. Canopy-type deciduous trees or broadleaf evergreen trees, evergreen shrubs and a mix of evergreen and deciduous ground covers planted in wells or strips;
b. Shrubs that do not exceed a height of four feet at maturity;
c. Plantings contained in planting wells or strips having an area of at least 100 square feet and with narrowest dimensions of at least five feet in width;
d. Planting wells or strips which each contain at least one tree; and
e. Ground cover.
3. Street frontage landscaping can be located in front of or behind the sidewalk with the street trees located behind the utility easement. Stormwater management control structures, including detention ponds and biofiltration swales, may be permitted in landscape areas subject to approval of the director.
4. All tree species planted under Puget Sound Energy (PSE) power lines shall be in accordance with PSE planning trees guidelines. (Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998; Ord. 985 § 7, 1986).
20.70.080 Parking lots.
Parking areas shall comply with requirements for Type IV landscaping under PMC 20.70.070. (Ord. 1361 § 13, 1998; Ord. 985 § 8, 1986).
20.70.090 Maintenance.
A. All landscaping and screening areas shall be maintained in a healthy, growing condition. Broken, dead, or dying trees, shrubs, or plants shall be replaced immediately. All landscaping and screening areas shall be maintained reasonably free of weeds and trash.
B. Sprinkling systems for watering landscaped areas will be encouraged.
C. Any trees, shrubs, or plants which are susceptible to injury by pedestrian or motor traffic should be protected by appropriate curbs, tree guards, or other protective devices.
D. The building inspector or his designated representative is authorized and empowered to notify the owner of any property required to be landscaped or the agent, tenant, lessee, or assignee of any such owner that said landscaping is not being adequately maintained and the specific nature of such failure to maintain. The notice shall specify the date by which said maintenance must be accomplished and shall be sent by certified mail, addressed to the owner at the owner’s last known address. Noncompliance with this notice by the specified date shall constitute authorization by the property owner for the building inspector to use the necessary resources to bring the landscaping into compliance with this chapter. Cost for this work will be billed to the property owner. (Ord. 1361 § 13, 1998; Ord. 985 § 9, 1986).
20.70.100 Appeals.
Repealed by Ord. 1505. (Ord. 1361 § 13, 1998; Ord. 985 § 10, 1986).
20.70.110 Regulations by zoning district.
A. Residential Open Space, RO. All uses, with the exception of single-family residences and minor utility facilities, shall provide Type III landscaping. Minor utility facilities shall provide Type II landscaping.
B. Single-Family Residential, RS-6 and RS-11. All uses, with the exception of single-family residences and minor utility facilities, shall provide Type III landscaping. Minor utility facilities shall provide Type II landscaping.
C. Limited Multiple-Family Residential, RML, and Multiple-Family Residential, RMH. Type III landscaping shall be provided along streets a minimum of 10 feet abutting public right-of-way. Type IV landscaping shall be provided for parking areas. Open green area shall occupy no less than 25 percent of the area of the parking lot.
D. Neighborhood Business District, NB. Type III landscaping shall be provided along streets. A planting strip not less than five feet in depth of Type IV landscaping shall be provided for parking areas. The perimeter of properties abutting a residential district shall be landscaped to a minimum depth of 10 feet.
E. Highway Commercial District, HC. Type IV landscaping shall be provided, except bordering residential districts, where Type I landscaping shall be provided. A 10-foot strip of Type III landscaping shall be provided adjacent to freeway rights-of-way.
F. Office Park District, OP. Type I landscaping shall be provided where bordering residential districts. Type III landscaping shall be provided along streets and where abutting other districts. Type IV landscaping shall be provided for parking areas. A minimum of 20 feet of Type I landscaping shall be provided where abutting residential districts.
G. Commercial District, C. Type I landscaping shall be provided where bordering residential districts. Type III landscaping shall be provided along streets and where abutting other districts. Type IV landscaping shall be provided for parking areas.
H. Light Industrial District, LI. Type I landscaping shall be provided where bordering residential districts. Type III landscaping shall be provided along streets and where abutting other districts. Type IV landscaping shall be provided for parking areas.
I. Heavy Industrial District, HI. A minimum of 20 feet of Type III landscaping within the front yard and a minimum of 15 feet of Type III landscaping within the side yard shall be provided. Type I landscaping shall be provided where bordering the residential districts. Type III landscaping shall be provided along streets and where abutting other districts. Type IV landscaping shall be provided for parking areas. (Ord. 1578 § 6, 2004; Ord. 1505 § 13, 2001; Ord. 1382 § 1, 1998; Ord. 1361 § 13, 1998; Ord. 985 § 11, 1986).
20.70.120 Protection of significant trees.
To provide the best protection for significant trees, applicants:
A. Shall provide during the construction stage either:
1. A temporary five-foot-high fence; or
2. A line of five-foot-high, orange colored, two-by-four stakes placed no more than 10 feet apart.
B. Shall place the fence or stakes in a line generally corresponding to the drip line of any significant tree(s) to be retained.
C. Shall construct a rock well if the grade level around the tree is to be raised by more than one foot. The diameter of the well shall be equal to the diameter of the trunk plus five feet.
D. Shall not install impervious surfaces, excavate, store, or drive equipment within the area defined by such fencing or stakes.
E. Shall not lower the grade level within the larger of the two areas defined as follows:
1. The drip line of the tree(s); or
2. An area around the tree equal to one foot diameter for each inch of tree trunk diameter measured four feet above the ground.
F. May use alternative protection methods if determined by the city to provide equal or greater tree protection. (Ord. 1361 § 13, 1998).
20.70.130 Restoration of significant trees.
Significant trees which would otherwise be retained, but which were damaged or destroyed by fault of the applicant shall be replaced in a manner determined by the director. (Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998).
20.70.140 Installation requirements.
All landscaping and required irrigation shall be installed prior to issuance of a final certificate of occupancy, final inspection or in accordance with the conditions of preliminary plat approval. (Ord. 1361 § 13, 1998).
20.70.150 Alternative landscape options.
The following alternative landscape options are permitted only as approved by the director:
A. Incorporation of existing vegetation to augment new plantings in the planting design.
B. Reduction of Type I landscaping by no more than 20 percent when incorporating solid-screen wood fences, hedges, architectural barriers or berms into the landscape design. The reduced landscaping in such cases shall be reallocated to other portions of the site.
C. Incorporation in the design of berms of at least three feet in height for width reduction. (Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998).
20.70.160 Bonds/security requirements.
A. If landscaping is not installed prior to an application for a temporary or final certificate of occupancy, and the director determines that the landscaping was not or cannot be installed due to weather or other circumstances beyond the control of the applicant, the director may approve deferral of landscaping installation upon the filing of a landscape bond, letter of credit, or other suitable financial guarantee that is approved by the director. The amount of the landscape bond or other financial guarantee shall equal 150 percent of the estimated cost of the required landscaping, irrigation and labor. The cost estimate shall be determined by the director.
B. Prior to issuance of a final certificate of occupancy, a maintenance bond or other acceptable financial guarantee equal to 30 percent of the replacement cost of the required landscaping shall be submitted. The replacement cost shall be determined by the director. The bond shall be maintained for a three-year period, at which point the director shall determine if the bond shall be released or is needed for maintenance within the landscaped areas. (Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998).
TYPE I LANDSCAPING
TYPE II LANDSCAPING
TYPE III LANDSCAPING
TYPE IV LANDSCAPING