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Chapter 18.40
DEVELOPMENT STANDARDS

Sections:

18.40.010    Purpose.

18.40.020    Interpretations of tables.

18.40.030    Densities and dimensions – Residential zones.

18.40.040    Densities and dimensions – Commercial, Office and Business Park zones.

18.40.050    Fences.

18.40.060    Parking, storage and habitation of recreational vehicles.

18.40.070    Parking and storage of vehicles.

18.40.080    Recreation or open space required.

18.40.090    Sight distance triangle requirements.

18.40.100    Trash and recycling enclosures.

18.40.110    Mechanical and other equipment screening.

18.40.120    Off-street parking standards.

18.40.130    Landscaping and tree retention.

18.40.140    Repealed.

18.40.150    Large commercial use requirements.

 

18.40.010 Purpose.

The purpose of this chapter is to establish dimensional standards, density limits, and parking, landscaping and other requirements of general application to new development. (Ord. O-00-133 § 1; Ord. O-99-109 § 1).

18.40.020 Interpretations of tables.

A. MVMC 18.40.030 and 18.40.040 contain the general density and dimensional standards for the various zones and the limitations specific to a particular zoning district. MVMC 18.40.050 through 18.40.100 contain additional rules, exceptions and methodologies that apply to development in the City of Maple Valley.

B. The density and dimension tables are arranged in a matrix format on two separate tables and are delineated in two general land use categories:

1. Residential; and

2. Commercial and Business Park land.

C. Development standards are listed down the left side of both matrices and the zones are listed at the top. The matrix cells contain the minimum or maximum dimensional requirements of the zone. The superscript numbers in the matrix identify specific requirements applicable either to a specific use or zone. A blank cell indicates that there are no specific requirements. If more than one standard appears in a cell, each standard will be subject to any applicable superscript footnote following the standard. (Ord. O-00-133 § 1; Ord. O-99-109 § 1).

18.40.030 Densities and dimensions – Residential zones.

A. Table.

Density and
Dimensional Standards

 

Zones

 

R-4

R-6

R-8

R-12

R-18

R-24

Maximum Density

4 du/acre

6 du/acre

8 du/acre

12 du/acre

18 du/acre

24 du/acre

Minimum Lot Width3

30 feet

30 feet

30 feet

30 feet

30 feet

30 feet

Minimum Front Setback2

10 feet1

10 feet1

10 feet1

10 feet1

10 feet1

10 feet1

Minimum Side Setback2, 3

5 feet

5 feet

10 feet

10 feet

10 feet

10 feet

Minimum Rear Setback2, 3

10 feet

10 feet

20 feet5

20 feet5

20 feet5

20 feet5

Maximum Height4

35 feet

35 feet

35 feet

35 feet

35 feet

35 feet

Maximum Impervious Surface Coverage

55%

70%

75%5

80%5

80%5

80%5

B. Specifications.

1. At least 20 linear feet of driveway shall be provided between any garage, carport, or other fenced parking area and the street property line. The linear distance shall be measured along the centerline of the driveway from the access point to such garage, carport or fenced area to the street property line.

2. Projections may extend into required setbacks as follows:

a. Fireplace structures, bay or garden windows, enclosed stair landings, closets, utility meters or similar architectural features may project into any setback, provided such projections are:

i. Limited to two per facade;

ii. Not wider than 10 feet; and

iii. Not more than 18 inches into an interior setback or 24 inches into a street setback.

b. Uncovered porches and decks which exceed 18 inches above the finished grade may project 18 inches into interior setbacks and five feet into the street setback.

c. Uncovered porches and decks not exceeding 18 inches above the finished grade may project to the property line.

d. Eaves may not project more than 18 inches into an interior setback or 24 inches into a street setback.

e. Residential accessory structures, trellises, sheds, play equipment and similar structures totaling less than 200 square feet per site may be located in the required rear or side yard setback areas when:

i. Located in the rear yard; or the rear or side yard of pipestem or alley load lots; and

ii. No portion of the building or structure may be located closer than 40 inches to the property line, except that roof eaves may be located no closer than 36 inches; and

iii. The total amount of all such structures on site is limited to 25 percent or less of the length of the property line within the rear yard area or applicable side yard area, for which the structure is abutting; and

iv. The height of buildings, sheds and similar structures is limited to eight and one-half feet, the height of play structures containing no enclosed areas is limited to 10.5 feet.

3. These standards may be modified under the provisions for zero-lot-line and townhouse developments. Interior side setbacks may be eliminated in zero-lot-line and townhouse developments. Rear setbacks may be reduced by up to 50 percent; provided, that any portion of a structure located in the standard (prereduction) rear setback area shall not exceed a height of 15 feet.

4. The maximum height allowed may be increased pursuant to incentives in MVMC 18.40.130(J)(9).

5. Single-family detached developments in R-8 through R-24 zones shall be subject to the development standards applicable to the R-6 zone (MVMC 18.30.030(B)(12)). (Ord. O-07-351 § 9; Ord. O-00-133 § 1; Ord. O-99-109 § 1).

18.40.040 Densities and dimensions – Commercial, Office and Business Park zones.

A. Table.

Density and Dimensional Standards

Zones

 

Office

Neighborhood

Business

Community

Business

Multiple Use

Business Park

Public

Park Recreational

Open Space

Master Planned

Community

Service

Commercial

Central Commerce

Maximum Density

12 du/ac1

12 du/ac1

12 du/ac1

12 du/ac7

N/A

N/A

N/A

N/A10

N/A

N/A

Minimum Street Setback5, 9

10 feet

10 feet2

10 feet2

10 feet8

25 feet

20 feet

20 feet

N/A10

10 feet2

10 feet2

Minimum Interior Setback5

20 feet3

20 feet3

20 feet3

20 feet3

20 feet3

20 feet

20 feet

N/A10

20 feet3

20 feet3

Maximum Height6

45 feet

35 feet

35 feet

45 feet4

35 feet

35 feet

35 feet

65 feet10

45 feet11

85 feet12

35 feet

Maximum Impervious Surface Coverage

80%

80%

80%

80%

80%

80%

80%

70%

80%

80%

B. Specific Requirements.

1. These densities are allowed only in conjunction with a permitted principal use and not for stand-alone residential development.

2. Service station pump islands shall be placed no closer than 25 feet from the right-of-way.

3. This setback is required only from property lines abutting Residential zones. No interior setback is required from property lines in Commercial zones that abut nonresidential zones. Building code and fire code setback or building separation requirements may apply.

4. Structures, or those portions of structures, within 50 feet of property lines adjoining Residential zones shall not exceed 35 feet in height. An additional 10 feet of building height may be earned through the amenity incentive system, for a total of 55 feet for buildings greater than 100 feet from property lines adjoining Residential zones.

5. Projections may extend into required setbacks as follows:

a. Fireplace structures, bay or garden windows, enclosed stair landings, closets, utility meters and vaults or similar architectural features may project into any setback, provided such projections are:

i. Limited to two per facade;

ii. Not wider than 10 feet; and

iii. Not more than 18 inches into an interior setback or 24 inches into a street setback.

b. Uncovered porches and decks which exceed 18 inches above the finished grade may project 18 inches into interior setbacks and five feet into the street setback.

c. Uncovered porches and decks not exceeding 18 inches above the finished grade may project to the property line.

d. Eaves may not project more than 18 inches into an interior setback or 24 inches into a street setback.

6. The maximum height allowed may be increased pursuant to incentives in MVMC 18.40.130(J)(9).

7. Transfer of residential density is allowed, up to four units per acre, from portions of a “multiple use” site dedicated to open space uses, and also from other community service uses that do not have a residential component. Residential development may not exceed 16 dwelling units per acre.

8. The street setback in a “multiple use” site is zero for commercial buildings, except a 20-foot setback applies along the Maple Valley Highway frontage.

9. Street setbacks may be reduced or modified in accordance with the commercial design standards in MVMC 18.70.030.

10. Refer to MVMC 18.120.080(B) for density, setback and height standards.

11. Structures, or those portions of structures, within 50 feet of Residential zones shall not exceed 35 feet in height.

12. Structures dedicated to manufacturing, educational/vocational, and office uses may be allowed up to 85 feet in height subject to the following restrictions:

a. On sites of 10 acres or more; and

b. The required setbacks from residentially zoned properties shall be 20 feet and increased three feet horizontally for each foot of building height exceeding 35 feet; and

c. The required landscape buffers in MVMC 18.40.130(F)(4) shall be increased 0.25 feet (three inches) for each foot of building height exceeding 35 feet. (Ord. O-12-513 § 1; Ord. O-12-499 § 7; Ord. O-12-490 § 7; Ord. O-11-440 § 1; Ord. O-07-351 § 10; Ord. O-03-235 § 1; Ord. O-00-133 § 1; Ord. O-99-109 § 1).

18.40.050 Fences.

Fences can be installed and maintained in accordance with the following requirements:

A. In all residentially zoned areas, fences may be installed up to four feet in height around or in the required front setback area, except as modified to 42 inches by the sight triangle requirements of MVMC 18.40.090. Fences up to six feet in height may be installed on side and rear property lines (outside the required front setback area).

B. In all other zones, fences may be installed up to eight feet in height; provided, that the following requirements are met:

1. Along street frontages, all fences shall be set back one foot for every foot of fence height. This setback shall be landscaped according to Type II landscaping requirements of this code;

2. A setback area shall not be required for fences along interior property lines if the Commercial or Business Park zoned property is adjacent to or abuts nonresidentially zoned property. A landscaped setback area as set forth in subsection (B)(1) of this section is otherwise required.

C. Special regulations for all zones are as follows:

1. Fences over six feet in height shall be subject to the requirements of the applicable building codes;

2. Fence height shall be measured from the elevation of the finished grade at the base of the fence, on the exterior side of the fence;

3. No fence may be constructed if it creates a hazard to users of the public right-of-way or to nearby property;

4. All fences shall comply with the sight distance triangle requirements contained in MVMC 18.40.090;

5. Electrical fences are not permitted, except for livestock fencing. (Ord. O-10-415 § 3; Ord. O-99-109 § 1).

18.40.060 Parking, storage and habitation of recreational vehicles.

Recreational vehicles (including watercraft) shall not be parked in required front or side-street setbacks. Recreational vehicles shall not be used for living purposes. (Ord. O-99-109 § 1).

18.40.070 Parking and storage of vehicles.

No more than one vehicle of any kind in an inoperable condition (includes vehicles not currently licensed) shall be stored or parked outside on any residentially zoned property for more than 30 days. (Ord. O-99-109 § 1).

18.40.080 Recreation or open space required.

A. Residential developments including subdivisions, multifamily uses of more than four lots or units, and mixed residential-commercial developments in the CB, NB, O, MPC and MU zones of more than four residential units shall provide on-site recreation space for leisure, play and sport activities. This requirement applies to:

1. Residential subdivisions and townhouses developed at a density of eight units or fewer per acre – 435 square feet per unit, except as provided in subsection (F) of this section;

2. Multifamily uses developed at a density of greater than eight units per acre, and mixed residential-commercial developments in the CB, NB, O, MPC and MU zones:

a. Studio and one bedroom – 100 square feet per unit;

b. Two bedroom – 285 square feet per unit;

c. Three or more bedroom – 435 square feet per unit;

d. Except as provided in subsection (F) of this section.

B. Residential developments, including subdivisions, multifamily or mixed use developments of more than four lots or units, where demonstrated that recreation space is not as beneficial or serves its intended purpose, shall provide open space in lieu of recreation areas according to the following guidelines:

1. Developments consisting of a lower density and number of units will generally demonstrate less need for recreational areas and include more open space dedication for meeting these provisions;

2. As development increases in the number of units and density, they will generally necessitate more recreational area and include more recreational area dedication for meeting these provisions;

3. Site-specific circumstances, such as proximity to existing recreational areas, adjacent land uses, and presence of environmentally sensitive areas, may be considered when demonstrating an acceptable amount of recreational or open space area;

4. Adopted City policies and goals related to recreational and open space areas may be considered when demonstrating an acceptable amount of recreational or open space area.

C. Any outdoor recreation or open space shall be developed as follows:

1. At least 80 percent of the recreation space will be flat and usable for either active and/or passive recreation uses;

2. Recreation space and open space must be located on the site of the proposed development;

3. Recreation space and open space will have no dimensions less than 20 feet (except pathways);

4. Recreation space will be reasonably central, accessible, and convenient to the residents of residential development it serves;

5. Recreation space and open space must provide access by street frontage, trail, or walkway to any existing or planned public community park, public open space or trail system, which may be located on adjoining property;

6. Where possible, pathways will be developed to provide off-street access to the recreation space or open space. The minimum width of these pathways will be no less than eight feet and will be landscaped, and, if the recreation space or open space is located on a street classified as neighborhood collector or above, it shall incorporate buffers and/or barriers necessary to reduce hazards from passing vehicles.

D. Indoor recreation areas may be credited toward the total recreation or open space requirement when the City determines that such areas are located, designed and improved in a manner that provides recreational opportunities that are functionally equivalent to recreational opportunities available outdoors. For senior citizen assisted housing, indoor recreation areas need not be functionally equivalent but may include social areas, game and craft rooms, and other multipurpose entertainment and education areas.

E. Stormwater runoff vaults may be designed and used as recreation space for activities including, but not limited to, tennis courts and sports courts.

F. Recreation Space – Fees in Lieu of Park Dedication. Fees provided in lieu of on-site recreation or open space may be accepted under exceptional circumstances as determined by special criteria set forth by the Director of Community Development. Such fees-in-lieu shall be the least desirable method, and shall be based on the value of the improved land at the time of application review.

1. Subdivisions, multifamily uses, and mixed residential-commercial developments of greater than four units and fewer than 25 units may pay a partial fee-in-lieu of on-site recreation or open space.

2. When determined by the Director of Community Development that less on-site recreation or open space may be possible as per subsections (A)(1) and (A)(2) of this section, a fee-in-lieu may be accepted for the balance of the requirement.

G. On-Site Recreation – Play Areas Required.

1. All subdivisions, multifamily uses, and mixed residential-commercial developments with 25 or more units, excluding age-restricted senior citizen housing, shall provide tot/children play areas within the required recreation space on site, except when facilities are available within one-quarter mile that are developed as public parks or playgrounds and are accessible without crossing of arterial streets.

2. If any play apparatus is provided in the play area, the apparatus shall meet consumer product safety standards for equipment, soft surfacing and spacing, and shall be located in an area that is:

a. At least 400 square feet in size with no dimension less than 20 feet; and

b. Adjacent to main pedestrian paths or near building entrances.

H. On-Site Recreation – Maintenance of Recreation Space or Dedication.

1. At the sole discretion of the City and subject to approval from the City Council, recreation space as defined in MVMC 18.20.020(R), and meeting the requirements of subsections (A) and (B) of this section, may be dedicated as a public park in lieu of providing the on-site recreation space required above when the following criteria are met:

a. The dedicated land provides one or more of the following:

i. Shoreline access;

ii. Regional trail linkages;

iii. Habitat linkages;

iv. Recreation facilities; or

v. Heritage sites; and

b. The dedicated area is located within the Maple Valley City limits.

2. Unless the recreation space is dedicated to the City pursuant to subsection (H)(1) of this section, maintenance of any recreation space retained in private ownership shall be the responsibility of the owner or other separate entity capable of long-term maintenance and operation in a manner acceptable to the parks division. (Ord. O-11-440 § 2; Ord. O-06-328 § 4).

18.40.090 Sight distance triangle requirements.

Except for utility poles and traffic control signs, the following sight distance provisions shall apply to all intersections and site access points in Multifamily and Commercial zones:

A. A sight distance triangle area as determined below, shall contain no fence, berm, vegetation, on-site vehicle parking area, signs or other physical obstruction between 42 inches and eight feet above the existing grade:

1. Trees, overhangs, eaves cannot extend below eight feet;

2. Hedges, shrubs, retaining walls, fences are limited to 42 inches in height;

B. The sight distance triangle shall be as follows:

1. A street intersection shall be determined by measuring 15 feet along both street property lines beginning at their point of intersection. The third side of the triangle shall be a line connecting the endpoints of the first two sides of the triangle; or

2. A site access point shall be determined by measuring 15 feet along the street lines and 15 feet along the edges of the driveway beginning at the respective points of the intersection. The third side of each triangle shall be a line connecting the endpoints of the first two sides of each triangle; and

C. The Director may require modification or removal of structures or landscaping located in a required sight triangle, if:

1. Such improvements prevent adequate sight distance to drivers entering or leaving a driveway; and

2. No reasonable driveway relocation alternative for an adjoining lot is feasible. (Ord. O-99-109 § 1).

18.40.100 Trash and recycling enclosures.

Developments shall provide storage space for the collection of trash and recyclables as follows:

A. The storage space for multifamily residential developments shall be located in collection points as follows:

1. The required storage areas shall be dispersed in collection points throughout the site when a residential development comprises more than one building;

2. Collection points may be located within residential buildings, in separate buildings/structures without dwelling units or outdoors;

3. Collection points shall be located in a manner so that the swing of any collection point gate does not obstruct pedestrian or vehicle traffic or access to parking or that the gate or any hauling truck does not project into any public right-of-way;

4. Trash and recycling enclosures shall meet the requirements of the Community Design Guidelines.

B. The storage space for nonresidential developments shall be located in collection points as follows:

1. Storage space may be allocated to a centralized collection point;

2. Outdoor collection points shall be located in a required setback or landscaped area;

3. Collection points shall be located in a manner so that the swing of any collection point gate does not obstruct pedestrian or vehicle traffic or access to parking or that the gate or any hauling truck does not project into any public right-of-way;

4. Dimensions of the collection points shall be sufficient width and depth to enclose containers for trash and recyclables;

5. Architectural design of any structure enclosing an outdoor collection point or any building primarily used to contain a collection point shall be consistent with the design of the primary structure(s) on the site;

6. A six-foot wall or sight-obscuring fence shall enclose any outdoor collection point. Appropriate landscaping shall also be required as determined by the Director;

7. Enclosures for collection points and buildings used primarily to contain a collection point shall have appropriate width and clearance to accommodate the hauler’s equipment. (Ord. O-99-109 § 1).

18.40.110 Mechanical and other equipment screening.

A. Applicability. The requirements of this section shall be imposed for all new development, and construction or placement of new mechanical equipment, other equipment, dumpsters, or recycling bins in or on existing or new buildings. Mechanical equipment should be installed so as not to detract from the appearance of the building or development.

B. Mechanical equipment or other equipment shall be screened from view by a solid, nonreflective visual barrier equal to or exceeding the height, including mounting, of the item being screened.

1. Locate and/or screen roof-mounted and ground level mechanical equipment so as not to be visible from the street, from the ground level of adjacent properties or from adjacent residential areas at higher elevations.

2. Where equipment is exposed to views from a higher elevation, it shall be painted with a nonreflective paint to blend with the roof or background, or be screened.

3. Locate and/or screen utility meters, electrical conduit and other service and utilities apparatus so as not to be visible from the street where feasible. This is intended to include public utilities along the street, where feasible.

4. Garbage, recycling collection and utility areas visible from a public right-of-way, public parking area, walkway, or public open space shall be screened around their perimeter by a wall or fence at least six feet high. Fences should be made of masonry, ornamental metal or wood, or some combination of the three so that they blend with the architecture of the building. The use of chain link, plastic or wire fencing is prohibited. (Ord. O-05-304 § 2; Ord. O-99-109 § 1).

18.40.120 Off-street parking standards.

A. Parking Requirements Generally.

1. Off-street parking facilities shall be required for all land uses in accordance with the standards and requirements of this section. Where existing buildings do not now meet these requirements, the provisions of this code in MVMC 18.80.010 through 18.80.090 relating to nonconforming uses, structures, and sites shall apply if proposals for enlarging or increasing capacity of the building or use are made.

2. Off-street parking spaces, when provided in accordance with these regulations, shall be paved with a durable, dust-free surface for vehicle parking, maneuvering and storage.

3. All off-street parking shall be located on the premises except as provided for in this section.

4. Lighting of areas provided for off-street parking shall be full cutoff and installed horizontally or shielded so it does not constitute a nuisance or hazard to adjoining property or passing traffic. Where property used for off-street parking shares a common boundary with any residentially zoned property, the illumination devices shall be directed away from the residentially zoned property.

5. Parking requirements shall be rounded to whole numbers. Fractional requirements less than one-half shall be rounded down. Fractions of one-half or more shall be rounded up.

6. For parking areas with more than 200 spaces, the total number of parking spaces, including reserved employee parking, shall not exceed five percent more than the minimum necessary under this code, except for parking spaces located within a structured parking facility or parking spaces that also serve as park and ride/transit/carpool spaces.

7. Commercial buildings over 5,000 gross square feet shall provide four permanent bicycle spaces and one space for every additional 10,000 gross square feet. For multifamily residential, one space for every two dwelling units. Bicycle parking spaces shall be located within 50 feet of primary entrances; the final location, type and color of bicycle rack shall be determined by the Community Development Department.

8. The Community Development Director may approve modifications to this section based upon a parking analysis by a qualified professional which demonstrates that adequate parking for the proposal is provided. Review criteria include but are not limited to: land uses, provided parking, landscaping, pedestrian connectivity, ingress and egress, traffic flow, proximity to transit facilities and hours of business operation.

B. The following minimum parking standards shall apply as follows for listed uses:

1. Dwellings.

a. Single-family and townhouse: two parking spaces per single-family dwelling unit.

b. Two-family: two parking spaces per dwelling unit.

c. Multifamily: one parking space per studio or efficiency unit in all sized development. Two parking spaces for each dwelling unit for developments with 49 or fewer dwelling units. For developments of more than 50 units, 1.8 parking stalls per unit.

d. Mobile homes: two parking spaces per mobile home site.

e. Hotels/motels: one parking space for each guest room.

2. Commercial Activities.

a. Banks: five spaces per 1,000 square feet of gross floor area except when part of a shopping center.

b. Professional and business offices: four spaces per 1,000 square feet of gross floor area except when part of a shopping center.

c. Shopping centers: four and one-half spaces per 1,000 square feet of gross floor area except that restaurants, taverns, and lounges are counted as separate uses when total of such establishments exceeds 15 percent of the shopping center gross floor area.

d. Restaurants, taverns and lounges: 10 spaces per 1,000 square feet of gross floor area except when part of a shopping center. For shopping centers exceeding 100,000 square feet, restaurants, taverns and lounges shall be calculated at four parking spaces per 1,000 square feet beyond the 100,000-square-foot threshold.

e. Retail stores, supermarkets, department stores, etc.: four spaces per 1,000 square feet of gross floor area except when part of a shopping center.

f. Other retail establishments; furniture, appliance, hardware stores, etc.: two spaces per 1,000 square feet of gross floor area except when part of a shopping center.

g. Drive-in business: 10 spaces per 1,000 square feet of gross floor area except when part of a shopping center.

h. Motor vehicle repair and services: two and one-half spaces per 1,000 square feet of gross floor area except when part of a shopping center.

i. Recreation instruction/health clubs: 10 spaces per 1,000 square feet of gross floor area.

3. Business Park Activities.

a. Manufacturing, research and testing laboratories, printing, etc.: one space for each 1,000 square feet of gross floor area. For parking requirements for associated office areas, see professional and business office.

b. Warehouses and storage buildings: one-half parking space for each 1,000 square feet of gross floor area.

c. Speculative warehouse and industrial buildings with multiple use or tenant potential: one parking space per 1,000 square feet of gross floor area.

Important Note: This is a minimum requirement and valid for Construction Permit only. Final parking requirements will be based upon actual occupancy and occupancy will be denied for any use that cannot meet the minimum parking requirement.

d. Self-storage facility: a minimum of six parking spaces with additional spaces as required to accommodate accessory uses to the self-storage facility (e.g., office, vehicle rental, caretaker dwelling unit).

4. Recreation and Amusement Activities.

a. Auditoriums, theaters, places of public assembly, stadiums and outdoor sports areas: one parking stall for each four fixed seats or 10 parking stalls for each 1,000 square feet of floor area of main auditorium or of principal place of assembly not containing fixed seats, whichever is greater.

b. Bowling alleys: one parking space for each alley except when part of a shopping center.

c. Dance halls and skating rinks: five parking spaces for each 1,000 square feet of gross floor area, except when located in a shopping center.

d. Golf courses: three parking spaces per hole, plus three and one-half spaces per 1,000 gross square feet of clubhouse facilities.

e. Recreation instruction/health clubs: 10 parking spaces per each 1,000 square feet of gross floor area.

5. Educational Activities.

a. Senior High Schools (Public, Private, and Parochial). The parking requirement shall be determined by the Director based on studies of similar schools. The applicant shall prepare or pay for the preparation of the necessary information and studies. The parameters and required elements of the parking survey and analysis shall be determined on a case-by-case basis by the Director following a preapplication conference.

b. Colleges and Universities, Business and Vocational Schools. The parking requirement shall be determined by the Director based on studies of similar schools. The applicant shall prepare or pay for the preparation of the necessary information and studies. The parameters and required elements of the parking survey and analysis shall be determined on a case-by-case basis by the Director following a preapplication conference.

c. Elementary and Junior High Schools. The parking requirement shall be determined by the Director based on studies of similar schools. The applicant shall prepare or pay for the preparation of the necessary information and studies. The parameters and required elements of the parking survey and analysis shall be determined on a case-by-case basis by the Director following a preapplication conference.

d. Libraries: four spaces per 1,000 gross square feet in office and public use areas.

e. Nursery schools and day care centers: one parking space for each employee plus one space for every five children, plus on-site loading and unloading areas.

6. Medical Activities.

a. Medical and dental offices: five spaces per 1,000 square feet of gross floor area except when part of a shopping center.

b. Convalescent, nursing, and health institutions: one parking space for each two employees plus one space for each three beds.

c. Hospitals: one parking stall for each patient bed.

7. Religious Activities.

a. Religious Facilities. The parking requirement shall be determined by the Director based on studies of similar religious facilities. The applicant shall prepare or pay for the preparation of the necessary information and studies. The parameters and required elements of the parking survey and analysis shall be determined on a case-by-case basis by the Director following a preapplication conference. An applicant may propose to meet peak parking needs through joint parking arrangements or parking management plans.

8. Other Uses. For uses not specifically identified herein, the amount of parking required shall be determined by the Director, based on parking required for similar uses and, if appropriate, documentation provided by the applicant.

9. Mixed Occupancies. In the case of two or more uses in the same building, the total requirements for off-street parking facilities shall be the sum of the requirements for the different uses computed separately, except in shopping centers. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use except as permitted under the shared use provisions of this title.

C. Shared Use. The shared use of parking facilities may be authorized for those uses which have dissimilar peak hour parking demand. The following conditions must be fulfilled before a shared use facility is allowed:

1. The parking lot or facility must be located within a radius of 500 feet of the buildings or use areas it is intended to serve;

2. The lot shall be designed to freely circulate and connect all portions of the shared lot without the need to exit the lot to public right-of-way to reach any other portion of the lot;

3. Documentation of dissimilar peak hour parking demands done by a qualified transportation consultant must be provided by the applicant; and

4. The subject property or properties shall be legally encumbered by a recorded reciprocal parking easement or other appropriate means which provides for continuous shared use of the parking facilities. Documentation shall require review and approval of the City Attorney.

D. Loading Space. For all buildings hereafter erected, reconstructed (see Chapter 18.80 MVMC, Nonconforming Provisions), or enlarged, adequate permanent off-street loading space shall be provided if the activity carried on is such that the building requires deliveries to it or shipments from it. Such space shall be shown on the site plan and submitted for approval with other development plans. No portion of a vehicle taking part in loading, unloading or maneuvering activities shall project into a public street, alley or interior pedestrian area. Loading space or maneuvering areas shall be in addition to required off-street parking spaces.

E. Parking Areas. Parking area design and site layout shall limit the size and dimensions of parking areas, and visual impacts associated with large parking areas shall be mitigated to the extent possible, as set forth herein.

1. The maximum size for a single parking area shall be 300 feet by 250 feet. Multiple parking areas on a single site are allowed as long as parking areas are separated pursuant to subsection (E)(3) of this section.

2. Parking Lot Diagram. (Not drawn to scale)

3. Parking Area Separation. Parking area separation and visual buffering shall include the placement of buildings, landscape areas or pedestrian-oriented areas, or any combination thereof, with a linear distance at least equal to 80 percent of the parking area dimension abutting the separation area. Landscape areas must be at least 20 feet in width or 15 feet in width if the landscape area contains at least a three-foot-high berm as depicted in MVMC 18.70.030(B)(3)(a)(i)(B). Landscape areas may be located within an interior parking area or innovative stormwater treatment and management facilities such as rain gardens (as defined by the City-adopted KCSWDM).

F. Size and Design Standards.

1. Standard: nine feet by 19 feet.

2. Compact: eight feet by 17 feet.

3. Parallel: nine feet by 23 feet.

4. Any parking spaces abutting a landscaped area on the driver or passenger side of the vehicle shall provide an additional 18 inches above the minimum space width requirement to provide a place to step other than in the landscaped area. The additional width shall be separated from the adjacent parking space by a parking space division stripe. The parking space depth may be reduced when vehicles overhang a walkway under the following conditions:

a. Wheelstops or curbs are installed; and

b. The remaining walkway provides a minimum of 60 inches of unimpeded passageway for pedestrians.

5. Compact Car Parking.

a. Compact car parking spaces shall be clearly marked or signed.

b. Compact car parking spaces shall not exceed 30 percent of the total spaces in the lot.

6. Reserved Employee Parking.

a. Parking in excess of the minimum number of spaces required by subsection (B) of this section may be reserved for employees.

b. Reserved employee parking shall be clearly identified as such and shall not be used for general public parking.

c. Minimum stall size for reserved employee parking shall be eight and one-half feet by 17 feet.

G. Parking Dimensional Table.

Off-Street Parking Bay Width Dimensional Standards

Double Loaded Aisle

Min. Total Width

Min. Paved Width

Single Loaded Aisle

Min. Total Width

Min. Paved Width

Standard

60.0

58.0

Standard

42.0

40.0

Compact 1-side

56.5

53.0

Compact

40.0

38.5

Compact 2-sides

52.0

50.0

Reductions

Min. Total Width

Min. Paved Width

Reductions

Min. Total Width

Min. Paved Width

One-way traffic

-2.0

-2.0

One-way traffic

-1.0

-1.0

80-degree

-0.5

-0.5

80-degree

-0.0

-0.0

70-degree

-1.0

-1.0

70-degree

-0.5

-0.5

60-degree

-1.5

-1.5

60-degree

-1.0

-1.0

45-degree

-3.0

-3.0

45-degree

-1.5

-1.5

30-degree

-5.0

-5.0

30-degree

-2.5

-2.5

Back-in only

0.0

-2.0

Back-in only

0.0

-2.0

Off-Street Bay Width for Parallel Parking

Both sides

36.0

36.0

One side

28.0

28.0

One-way traffic

-4.0

-4.0

One-way traffic

-4.0

-4.0

H. Paving. All vehicular maneuvering areas, including but not limited to off-street parking, truck and mobile equipment loading, unloading, storage and maneuvering areas, and related accesses to and from public rights-of-way, shall be paved with asphalt or equivalent material, to be approved by the City.

I. Lighting. Lighting of a parking lot or storage area shall illuminate only the parking lot or storage area. All lighting shall be full cutoff installed horizontally and/or shielded to prevent glare or light trespass onto adjoining properties or public rights-of-way. Light standards shall not be located so as to interfere with parking stalls, maneuvering areas, or ingress and egress areas. Lighting shall be a minimum of 1.1 foot-candles and a maximum of eight foot-candles to provide a reasonable level of safety for vehicles and pedestrians, including sufficient light for vision-impaired pedestrians on walkways connecting the building entrances to the street and handicapped parking stalls. (Ord. O-12-492 § 4; Ord. O-10-411 §§ 1, 2; Ord. O-09-378 § 2; Ord. O-99-109 § 1).

18.40.130 Landscaping and tree retention.

A. Purpose. The purpose of this section is to:

1. Provide minimum standards for landscaping in order to maintain and protect property values, preserve significant native vegetation, particularly along major transportation corridors, and enhance the general appearance of the City.

2. Encourage creative landscaping designs that utilize native vegetative species and drought-tolerant species, and retain natural vegetation, in order to reduce the impact of development on the water resources of the City.

3. Respond to State-level mandates for action in such areas as water conservation, energy conservation, enhancement of water quality, and improvement of air quality.

4. Reflect City planning goals, urban design standards, and ecological awareness.

5. Provide an appropriate amount and quality of landscaping related to all land use in the City.

6. Establish a minimum level of regulation that reflects the purposes of this code.

7. Provide for design flexibility.

B. Applicability.

1. These provisions shall apply to all development applications in the City, with the exception of individual single-family residential and minor or local utility infrastructure; provided, that single-family residential complies with the soil amendments requirements in subsection (B)(2) of this section, and that when the installation of minor and local utility infrastructure requires the removal of significant trees, those trees shall be replaced on a one-to-one basis with trees meeting the requirements of subsection (J)(19) of this section.

2. All portions of a disturbed site not used for buildings, future buildings, parking and storage or accessory uses shall be amended with a City of Maple Valley approved soil amendment.

C. Landscape Plan Approval.

1. Except as set forth in subsection (B) of this section, no permit shall be issued to erect, construct or undertake any development project resulting in a new structure or expanding the footprint of an existing structure without prior approval of a landscape plan by the City.

2. Required landscape plans shall be prepared by a landscape design professional (landscape architect, certified landscaper, certified nursery professional, etc.), certified or registered by the State of Washington.

D. General Landscaping Requirements – All Zones.

1. All portions of a lot not used for buildings, future buildings, parking, storage or accessory uses, and proposed landscaped areas shall be retained in a “native” or predeveloped state or restored to such state with appropriate enhanced plantings as determined by the Director.

2. Slopes in areas that have been landscaped with lawn shall generally be a three-to-one ratio or less, width to height (horizontal to vertical), to assist in maintenance and to allow irrigation systems to function efficiently.

3. Type III landscaping, defined in subsection (E)(3) of this section, shall be placed outside of sight-obscuring fences abutting public rights-of-way and/or access easements.

4. With the exception of lawn areas, at least 50 percent of new landscaping materials (i.e., trees, shrubs and groundcover) shall consist of drought-tolerant species. All developments are required to include native Pacific Northwest and drought-tolerant plant materials for all projects.

5. Deciduous trees shall have a caliper of at least two inches at the time of planting measured four and one-half feet above the root ball or root.

6. Evergreen trees shall be a minimum six feet in height measured from treetop to the ground at the time of planting.

7. Shrubs shall be a minimum of 12 to 24 inches in height (measured from top of shrub to the ground) at the time of planting.

8. Groundcover shall be planted and spaced to result in total coverage of a landscaped area within three years of planting.

9. Areas planted with grass/lawn shall:

a. Constitute no more than 40 percent of landscaped areas; provided, there shall be an exception for biofiltration swales; and

b. Be a minimum of five feet wide at the smallest dimension.

10. Grass and required landscaping areas shall contain at least three inches of compacted topsoil at finish grade.

11. Existing clay or sandy soils where landscaping is to be installed shall be augmented with an organic supplement.

12. Landscape areas shall be covered with at least three inches of mulch to minimize evaporation.

13. Mulch shall be used in conjunction with landscaping in all planting areas to assist vegetative growth and maintenance or to visually complement plant material, except that undisturbed native vegetation need not be mulched. Nonvegetative material shall not be an allowable substitute for plant material.

14. Landscaping and fencing shall not violate the sight distance safety requirements at street intersections and points of ingress/egress for the development.

15. All tree types shall be spaced appropriately for the compatibility of the planting area and the canopy and root characteristics of the tree.

16. All permanent lawn or sod areas shall have permanent irrigation systems.

17. Foundation landscaping is encouraged to minimize impacts of the scale, bulk and height of structures.

18. All loading areas shall be fully screened from public rights-of-way or nonindustrial/manufacturing uses with Type I landscaping.

19. Use of products made from post-consumer waste is encouraged whenever possible.

20. Walkways, decorative paving, fountains, benches, picnic tables and other features or amenities are encouraged in landscaping areas. These features are in addition to the landscaping requirement, not in lieu of such requirement.

E. Landscaping Types.

1. Type I – Solid Screen.

a. Purpose. Type I landscaping is intended to provide a solid sight barrier to totally separate incompatible land uses. This landscaping is typically found between residential and incompatible nonresidential land use zones (e.g., Business Park and Residential, etc.), and around outdoor storage yards, service yards, loading areas, mechanical or electrical equipment, utility installations, trash receptacles, etc.

b. Description. Type I landscaping shall consist of evergreen trees planted no more than 20 feet on center in a triangular pattern; shrubs and groundcover, which will provide a 100 percent sight-obscuring screen within three years from the time of planting; or a combination of approximately 75 percent evergreen and 25 percent deciduous trees (with an allowable five percent variance), planted no more than 20 feet on center in a triangular pattern, with shrubs, and groundcover backed by a sight-obscuring fence. Shrub and groundcover spacing shall be appropriate for the species type, and consistent with the intent of this section.

2. Type II – Visual Screen.

a. Purpose. Type II landscaping is intended to create a visual separation that may be less than sight-obscuring between incompatible land use zones. This landscaping is typically found between Commercial and Business Park zones; High Density Multifamily and Single-Family Residential zones; Commercial/Office and Residential zones; and to screen Business Park uses from the street.

b. Description. Type II landscaping shall be evergreen or a combination of approximately 60 percent evergreen and 40 percent deciduous trees, with an allowable five percent variance, planted no more than 20 feet on center in a triangular pattern, interspersed with large shrubs and groundcover. A sight-obscuring fence may be required if it is determined by the City that such a fence is necessary to reduce site-specific adverse impacts to the adjacent land use. Shrub and groundcover spacing shall be appropriate for the species type and the intent of this section.

3. Type III – Visual Buffer.

a. Purpose. Type III landscaping is intended to provide partial visual separation of uses from streets, and between compatible uses so as to soften the appearance of parking areas and building elevations.

b. Description. Type III landscaping shall be a mixture of evergreen and deciduous trees planted no more than 30 feet on center in a triangular pattern and interspersed with shrubs and groundcover. Shrub and groundcover spacing shall be appropriate for the species type and the intent of this section.

4. Type IV – Open Area Landscaping.

a. Purpose. Type IV landscaping is primarily intended to provide visual relief and shading while maintaining clear sight lines, and is typically used within parking areas.

b. Description. Type IV landscaping shall consist of trees planted with supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height, and the lowest tree branches shall be pruned to keep an approximate eight-foot clearance from the ground. Tree, shrub, and groundcover spacing shall be appropriate for the species type and the intent of this section. See subsection (G) of this section for location of Type IV landscaping.

F. Landscaping Requirements by Zoning District.

1. Multifamily Residential, R-8 – R-24.

a. Type III landscaping of a minimum width of 10 feet shall be provided along all perimeter lot lines, except as provided in subsection (F)(1)(b) of this section.

b. Type I landscaping of a minimum width of 10 feet shall be provided along the perimeter abutting single-family zones (R-4 through R-6).

c. The requirements of subsection (G) of this section for parking area and perimeter parking area landscaping shall apply.

2. Office, O.

a. Type III landscaping of a minimum width of not less than 10 feet shall be provided along all property lines abutting public rights-of-way and access easements.

b. Type I landscaping of a minimum width of 20 feet shall be provided along the perimeter of property abutting a Residential zoning district.

c. The requirements of subsection (G) of this section for parking area and perimeter parking area landscaping shall apply.

3. Multiple Use, MU.

a. Reserved.

b. Reserved.

c. Reserved.

4. Community Business, CB, Central Commerce, CC and Service Commercial, SC.

a. Type III landscaping of a minimum width of 10 feet shall be provided along all properties abutting public rights-of-way and ingress/egress easements.

b. Type I landscaping of a minimum width of 20 feet shall be provided along the perimeter of property abutting a Residential zoning district.

c. The requirements of subsection (G) of this section for parking area and perimeter parking area landscaping shall apply.

5. Neighborhood Business, NB.

a. Type III landscaping of a minimum width of 10 feet shall be provided along the perimeter of parking areas abutting public rights-of-way.

b. Type I landscaping of a minimum width of 20 feet shall be provided along the perimeter of the property abutting a Residential zoning district.

c. The requirements of subsection (G) of this section for parking area and perimeter parking area landscaping shall apply.

6. Business Park, BP.

a. Type II landscaping of a minimum width of 20 feet shall be provided along all property lines abutting public rights-of-way and access easements. An additional five feet of Type II landscaping is required on all Business Park zoned sites north of Lake Wilderness that abut the Cedar River Pipeline Trail and the Lake Wilderness Trail. Reference to this condition is made by placing a “/c” next to the Business Park zoning designation of the zoning map (BP/c).

b. Type I landscaping of a minimum width of 25 feet shall be provided along the perimeter of the property abutting a Residential zoning district.

c. The requirements of subsection (G) of this section for parking area and perimeter parking area landscaping shall apply.

7. Public/Open Space, P/OS. Landscaping requirements are to be determined by the City on a project-by-project basis dependent on the proposed use and surrounding zoning districts.

8. Master Planned Community, MPC – Perimeter Landscape Buffers.

a. The applicant must demonstrate the ability to provide a Type I landscape buffer as defined in MVMC 18.40.130 of at least 20 feet in width along the perimeter of the MPC boundary wherever:

i. The applicant proposes to locate a use other than that allowed within a single-family residential zone; and

ii. Such use is within 50 feet of the MPC boundary; and

iii. Adjacent to a single-family or PUB zoning district not separated from the MPC site by a public right-of-way.

b. The applicant must demonstrate the ability to provide a Type III landscape buffer of at least 10 feet in width along the perimeter of the MPC boundary wherever it abuts an existing public right-of-way.

G. Parking Lot Landscaping.

1. Purpose. The purpose of this section is to mitigate adverse impacts created by parking lots which include noise, glare and increased heat, and to improve the physical appearance of parking lots.

2. Type IV Landscaping. Type IV landscaping shall be provided within surface parking areas as follows:

a. All new Commercial, Business Park, Multiple Use, Public/Open Space, MPC and multifamily developments with parking for five or more vehicles, and subdivisions or PUDs with common parking areas for five or more vehicles, shall provide 25 square feet per parking stall.

b. Landscaping along driveways and at building entrances may be counted toward the Type IV landscaping requirement, even if not fully within the parking area.

c. Landscape Islands. Landscape islands shall be a minimum size of 100 square feet, with a minimum width of six feet at the narrowest point. At least one tree shall be planted in each landscape island. Islands shall be provided at the ends of all rows of parking, between loading doors or maneuvering areas and parking areas or stalls.

i. Any remaining required landscaping shall be dispersed throughout the interior parking area to create shade, reduce the visual impact of the parking lot, and meet applicable design requirements and guidelines.

ii. Deciduous trees are preferred for landscape islands within interior vehicle use areas.

iii. Lawn shall not be permitted in landscape islands less than 200 square feet in size and shall be used only as an accessory planting material to required trees, shrubs, and groundcover.

d. Curbing. Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Based upon appropriate surface water considerations, other structural barriers may be substituted for curbing, such as concrete wheelstops.

e. Parking Areas/Screening for Rights-of-Way.

i. Parking areas adjacent to public rights-of-way shall incorporate berms at least three feet in height within perimeter landscape areas. Alternatively, the Director may allow the addition of shrub plantings to the required perimeter landscape type, and/or the provision of architectural features of appropriate height with trees, shrubs and groundcover, in a number sufficient to act as an efficient substitute for the three-foot berm. Any such substitution must reduce the visual impact of parking areas and screen the automobiles from public view; provided, that vehicle display areas at automobile sales lots need not be fully screened.

ii. Parking adjacent to Residential zones shall reduce the visual impact of parking areas and buffer dwelling units from light, glare, and other environmental intrusions by providing Type I landscaping within required perimeter landscape areas.

f. Vehicular Overhang.

i. Vehicular overhang into any landscaping area shall not exceed two feet.

ii. No plant material greater than 12 inches in height shall be located within two feet of the curb or other protective barrier in landscape areas adjacent to parking spaces and vehicle use areas.

H. Performance and Maintenance Standards.

1. Performance.

a. All required landscaping shall be installed prior to final inspection or the issuance of a Certificate of Occupancy (CO), except as provided in subsection (H)(1)(d) of this section.

b. When landscaping is required pursuant to this code, an inspection shall be performed to verify that the landscaping has been installed pursuant to the standards of this code.

c. Upon completion of the landscaping work, the City shall inspect the installation upon request by the applicant.

d. A Temporary Certificate of Occupancy may be issued prior to completion of required landscaping, provided the following criteria are met:

i. An applicant or property owner files a written request with the City prior to a final inspection;

ii. The request shall explain why factors either beyond the applicant’s control, or which would create a significant hardship, prevent the installation of the required landscaping prior to issuance of the CO;

iii. The property owner has demonstrated a good faith effort to complete all required landscaping;

iv. The applicant files a performance security in the form of an assignment of savings with the Department in an amount equal to 150 percent of the cost of completing the landscaping work;

v. The applicant files a consent to access form signed by the property owner allowing a City-hired landscaping contractor access to the property to complete the landscaping work in the event of a default by the applicant.

e. The time period extension for completion of the landscaping shall not exceed 90 days after issuance of a Temporary Certificate of Occupancy.

f. Failure to complete landscape installation by an established 90-day extension date shall constitute cause for retrieval of funds by the City from the assigned savings account in order to have the landscaping completed by a City-hired landscaping contractor.

2. Maintenance.

a. Continual maintenance of planted areas shall be the responsibility of the property owner.

b. All portions of any irrigation system shall be continuously maintained in a working condition.

c. The property owner shall also maintain all other aspects of landscaped areas including the removal of trash and debris.

I. Landscape Modification Provisions. The following alternative landscape options may be allowed, subject to approval by the Director, if they accomplish equal or better levels of screening and if they provide an equal or better visual result:

1. The width of the perimeter landscape strip may be reduced up to 25 percent along any portion where:

a. Berms at least three feet in height or architectural barriers at least six feet in height are incorporated into the landscape design; and

b. The landscape materials are incorporated elsewhere on site;

2. When an existing structure precludes installation of the total amount of required site perimeter landscaping, such landscaping material shall be incorporated on another portion of the site;

3. The width of any required perimeter landscaping may be averaged along any individual property line, provided the minimum width is not less than five feet and the landscape area and materials are incorporated elsewhere on site;

4. The width of the perimeter landscaping may be reduced up to 10 percent when a development retains 10 percent of significant trees or 10 significant trees per acre on site, whichever is greater;

5. The landscaping requirement may be modified when existing conditions on or adjacent to the site, such as significant topographic differences, vegetation, structures or utilities, would render application of this chapter ineffective or result in scenic view obstruction.

J. Tree Retention and Replacement.

1. Purpose. The purpose of this subsection is to preserve and enhance the valuable natural resources and aesthetic character and image of Maple Valley. The intent is to provide incentives for retaining existing trees, to discourage unnecessary clearing and disturbance of land, and to maintain tree-lined corridors along the major arterials.

2. Definitions.

a. “Coverage” is defined as the ratio of the dripline area to the lot area expressed as a percentage.

b. “Dripline area” is the area under the outermost circumference of branches of the tree.

c. “Landmark significant tree” is defined as any significant tree other than alder or cottonwood that is (i) at least 24 inches in diameter at four and one-half feet from grade, or (ii) of specimen quality, i.e., large, well shaped, and healthy for the species.

d. “Large nursery stock” is defined as commercially grown material available at the time of planting that is required to be moved by hydraulic spade and is a minimum size of at least four inches in diameter measured four and one-half feet above grade.

e. “Live crown ratio” is the proportion of length of main stem supporting live branches to the height of the tree.

f. “Planted significant tree” is defined as any of a number of species of trees, defined herein, planted in a landscaping area of sufficient size to support a trunk size at maturity growth of at least 12 inches in diameter following the minimum standards for planted significant trees in this section.

g. “Qualified professional” is defined as an individual who through any combination of knowledge, experience, education, and training demonstrates a professional level of understanding in tree care, arboricultural sciences and urban forestry. Qualified professionals must possess the ability to evaluate the health and hazard potential of existing trees, and the ability to prescribe appropriate measures necessary for the preservation of trees during land development. Qualified professionals may include licensed landscape architects, certified consulting arborists, certified arborists, and certified foresters.

h. “Retained significant tree” is defined as an existing significant tree that is designated for retention in a Tree Preservation and/or Protection Plan and used for demonstrating compliance with canopy coverage requirements or incentives.

i. “Retained tree” is defined as an existing tree designated for retention, excluding cottonwood and alders, that is less than 12 inches in diameter measured four and one-half feet above grade, but greater than six feet tall if evergreen, or two inches in diameter if deciduous, and located in a landscaping area of sufficient size to support a trunk size at maturity growth of at least 12 inches in diameter following the minimum standards for planted significant trees in this section. Retained trees must have a live crown ratio of greater than or equal to 50 percent.

j. “Significant tree” is defined as an existing evergreen or deciduous tree, excluding cottonwoods and alders, that is at least 12 inches in diameter measured four and one-half feet above grade and in good health.

k. “Tree Protection Area (TPA)” is the land area intended to be set aside with limitations running with the title of the land that prevent activities that will harm the tree or trees within that area.

3. Applicability. There shall be no cutting of significant trees – retained, planted, or landmark – without prior authorization from the Director of Community Development unless specifically exempted herein. The provisions of this section apply to all new developments, subdivisions, site redevelopments, or clearing and grading activity on sites two or more acres in size. Development or installation of utilities and other public facilities also is subject to these provisions whether on private or public property or public right-of-way. The requirements and regulations pertaining to trees located in critical areas and related buffers shall be subject to the requirements for protection of critical areas contained in Chapter 18.60 MVMC.

4. Permits Required. Unless specifically exempted herein, application for and prior approval of a Clearing and Grading Permit is required for cutting or removal of any significant tree. To the extent possible, review of a Clearing and Grading Permit shall be integrated into review of any other permit or land use approval required for a proposal, in order to minimize review time required for conformance with this subsection (J).

5. Exemptions. The provisions of this section shall not apply to the following circumstances:

a. Cutting or removal of significant trees on existing single-family lots of two acres or less, provided such trees are not subject to a Tree Retention Plan or Tree Protection Area;

b. Removal of any tree with obvious flaws or disease, or one that is judged to be hazardous by a qualified professional at the owner’s expense;

c. Removal of any tree during an emergency. No limitation on tree removal shall exist during storm conditions when imminent danger exists from trees falling on structures, children’s play areas, or where clear hazard to life is apparent;

d. On existing single-family lots: removal of any existing tree judged to be a hazard or any tree within one and one-half tree lengths of an existing or proposed permitted building on site. A planted significant tree may be required by the Director as a replacement.

6. Timber Management under Forest Practices Act. Applicants for Forest Practice Permits (Class IV – General Permit) for the conversion of forested sites to developed sites are also required to apply for appropriate permits through the City, and are subject to the provisions of this subsection (J). For all other Forest Practice Permits (Class II, III, or IV – Special Permit) issued by the DNR for the purpose of commercial timber operations, no Clearing and Grading Permit application is required, but no Development Permits will be issued for six years following tree removal under such DNR permit.

7. Application Requires Tree Retention Plan. All development or redevelopment proposals subject to this section that are not specifically exempt shall include a Tree Retention Plan at the time of application for any required Development Permit. Preparation and submittal of the Plan shall conform to specifications provided by the Director. Tree Retention Plans may be prepared by a qualified professional. An owner may submit for a Clearing and Grading Permit without having a qualified professional prepare a significant Tree Retention Plan, provided the Plan clearly locates the trees and provides sufficient information for City staff to review the proposal as determined by the Director. The Tree Retention Plan shall analyze:

a. The number of trees and canopy coverage calculation of trees existing on the site;

b. The location and species type of existing significant trees or clusters of trees within and adjacent to the proposed area to be cleared and/or graded, including utility corridors;

c. The species type, size, location, and spot elevation at the base of any landmark tree within the site, unless the requirement is waived by the Director;

d. Critical areas; and

e. Areas not proposed for clearing or grading, provided such areas do not require a specific survey location of trees.

8. Canopy Coverage Calculation Requirements and Tree Retention Guidelines.

a. A canopy coverage calculation shall be prepared by the applicant for the proposal. The canopy coverage calculation may be merged with the Tree Retention Plan and/or landscaping plan for the proposal. The canopy coverage calculation shall show retention and planting of trees at mature canopy coverage of the total site area to equal or exceed: 10 percent for commercial developments within the CB, CC, SC, NB, O, BP, MPC and MU zones meeting the landscape requirements contained in subsection (F) of this section, and 20 percent for all other developments, calculated as follows:

i. Retained landmark trees shall be calculated at 1,650 square feet each, regardless of canopy coverage or dripline area, or as marked in the field and measured by the proponent;

ii. Retained significant trees shall be calculated at 1,100 square feet each, regardless of canopy coverage or dripline area, or as marked in the field and measured by the proponent;

iii. Retained trees shall be calculated at 900 square feet each, regardless of canopy coverage or dripline area;

iv. Planted significant trees meeting the minimum planting standard (subsections (J)(19)(b) and (c) of this section) shall be calculated at 300 square feet each;

v. Planted significant trees exceeding the minimum planting standard (subsections (J)(19)(b) and (c) of this section) by 50 percent shall be calculated at 550 square feet each; and

vi. Planted significant trees meeting the definition of large nursery stock and exceeding the minimum planting standard (subsections (J)(19)(b) and (c) of this section) by 100 percent shall be calculated at 750 square feet each.

b. For the purposes of meeting the minimum required canopy coverage calculation, trees shall be retained pursuant to the following unranked guidelines, except where determined to be exempt or to constitute a hazard by a qualified professional pursuant to subsection (J)(5) of this section:

i. All trees within critical areas or critical area buffers;

ii. Landmark significant trees, unless a 25 percent canopy coverage calculation is achieved;

iii. Retained trees within the required perimeter landscape buffer width or building setback, whichever is greater;

iv. Retained trees inside the site within an area no less than 20 feet of the right-of-way line of Maple Valley Highway SR-169, Kent-Kangley Road SR-516, and Witte Road arterial corridors except for site access requirements;

v. Trees within required open space; and

vi. For subdivisions during site development, all trees that are not within cut or fill areas, parking areas or streets, utility corridors, site development requirements imposed by the City, or 20 feet distant of any proposed structure, provided permanent Tree Protection Areas are not mandated within single-family lots.

c. Where demonstrated that a site cannot achieve the minimum canopy coverage through retention pursuant to subsection (J)(8)(b) of this section, planted significant trees may be utilized in Tree Protection Areas pursuant to the following guidelines in order of preference where applicable:

i. Inside the site within a distance of 20 feet or greater of the right-of-way line of Maple Valley Highway SR-169, Kent-Kangley Road SR-516, and Witte Road arterial corridors except for site access requirements. At least 25 percent of replanted trees along these arterial corridors must consist of large nursery stock;

ii. Within required perimeter buffers or setback areas;

iii. Within designated recreation and/or open space areas;

iv. Within critical areas or critical area buffers; and

v. Any other locations within the development site.

9. Incentive for Retention of Existing Trees and Increased Canopy Coverage. For development proposals subject to tree retention requirements in any zone, and where the proposal contains greater than 15 percent canopy coverage by retained existing trees; provided, that trees retained in protected critical areas or related buffers may not apply towards the required percentages, the following incentives are available individually or in combination:

a. For any retained landmark tree, the actual dripline area of the tree may be credited toward open space or recreational space requirements irrespective of tree location; or

b. For retained significant trees in excess of 15 percent canopy coverage, one additional dwelling unit is permitted for each additional 10 retained significant trees on the total site; or

c. Additional building height of 10 feet is permitted up to a maximum height of 45 feet; provided, trees must be retained proximate to the proposed building location(s).

d. If any tree that is saved in conjunction with these bonus provisions is lost in the future for whatever reason, it shall be replaced with large nursery stock approved by the Director.

10. Phased Development Plans. For redevelopment and/or phased new development sites, the Director may approve a partial Tree Retention Plan that is applicable only to a phase of development or redevelopment. A Plan based on phased development does not require a full amount of required trees per acre for each phase individually, provided the Plan for the entire development or proposal meets, or will meet, requirements; provided, however, no incentives may be approved for early phases of construction that rely on trees to be retained in future phases unless the significant Tree Retention Plan is recorded such that future phases are bound by the Plan.

11. Alternative Landscape Option. At the Director’s sole discretion, the Director may approve an alternative landscape option for a high-quality landscape design containing native and ornamental species of landscape materials on sites where the proponent demonstrates to the satisfaction of the Director that planting trees at the required canopy coverage would not be feasible given the proposed use of the property, and/or would require planting at a density that would probably require removal of trees in the future due to the ultimate size of required species.

a. The proponent must show that the alternative landscape plan is of a better quality compared to a plan that would meet the requirements in the above subsections, and retains significant trees or provides planted significant trees in accordance with the following:

i. Existing trees in critical areas and critical area buffers must be retained and/or augmented with trees as appropriate;

ii. Existing trees in required perimeter landscape buffers must be preserved;

iii. Street trees are provided on streets adjacent to the site;

iv. Perimeter buffer areas without existing significant trees include planted significant trees;

v. Significant trees are provided around any open stormwater detention or pollution control ponding or swale areas;

vi. Significant tree equivalents are provided internally to parking lot areas;

vii. Significant trees are planted adjacent to the structure(s);

viii. Street trees are planted within the development; and

ix. Street trees are planted in cul-de-sac islands as applicable.

b. Alternative landscape plans must emphasize native plant material and large-scale shrub and small tree species, such as vine maple, as well as ornamental material appropriate and complementary to the proposed use of the site.

12. Utility and Street Easements and Rights-of-Way.

a. For installation or maintenance of major overhead and major underground utilities, such as electrical transmission lines, water or sewer mains or stormwater lines, no tree retention or planting requirements shall be imposed within the easement or right-of-way area.

b. For installation or maintenance of minor overhead and underground utilities, including overhead power distribution lines, water or sewer mains, or stormwater lines, no number of trees per acre of land shall apply for the easement or right-of-way area; provided, however, for each significant tree removed due to installation or maintenance of lines, one planted significant tree is required. The Director shall give consideration to the approval of planted species so as not to create future conflicts with the overhead or underground utilities.

c. For private properties with easements for overhead utilities, no tree retention or significant tree equivalent planting requirements shall apply for the private land area affected by the utility easement.

d. For public and private road construction and maintenance within the right-of-way or grading easements, no tree retention requirement shall apply; provided, retained trees within and along the right-of-way of Maple Valley Highway SR-169, Kent-Kangley Road SR-516, and Witte Road arterial corridors shall be accommodated and provided as a requirement of the design engineering for and maintenance of the road.

13. Decision Criteria. The Director shall review the application for a Tree Retention Plan and/or Clearing and Grading Permit and approve the permit, deny the permit, or approve the permit with conditions based on the following criteria:

a. The site design implements the intent of this subsection (J); and

b. The Tree Retention Plan conforms to the specific requirements of this subsection (J); and

c. The proposal complies with and conforms to all standards and requirements of the underlying permit, if such permit is in addition to the Clearing and Grading Permit.

14. Tree Retention Plan Recording Required. For all nonexempt development and redevelopment sites (except for trees planted or retained within platted single-family residential lots), the Tree Retention Plan shall show Tree Protection Areas (TPAs). Upon approval of the Tree Retention Plan, the Plan shall be recorded together with the following restriction upon the land:

Trees indicated on this property within Tree Protection Areas are to be preserved for environmental, aesthetic, and other purposes. No activities are allowed within the Tree Protection Area that could damage or harm the tree, such as storage of material, disposal of drainage, or filling or grading. Tree removal, or site work or landscaping resulting in the loss of a tree, is subject to fines and tree replacement requirements by order of the City of Maple Valley.

15. Tree Retention Standards.

a. Site Design Standards.

i. To qualify as an existing retained tree, a minimum of two-thirds of the dripline area shall be a no disturbance area, and shall be undisturbed by grading, soil disturbance, impervious surfacing, storage of materials, or activity that may compact the soil surface, such as pedestrian use.

ii. Any work within the one-third of the dripline area shall be planned to be done by hand and by methods least disruptive to the tree.

iii. For retained trees where the grade in the vicinity of the tree will be either raised or lowered such that surface or subsurface water flow to the tree will be altered, specific provisions for additional irrigation or drainage shall be included in the tree protection notes and details.

iv. Tree retention details, including protection notes and fencing or staking installation details, shall be included on the applicable site development plans, and reviewed and approved by the Director prior to approval of the Tree Retention Plan.

b. Construction Standards.

i. Tree protection details, dripline fencing, and no disturbance areas shall be part of all construction plans issued for permit.

ii. All dripline areas of retained trees shall be located in the field and confirmed by a City Inspector prior to commencement of construction.

iii. Work within dripline areas specifically authorized by approved construction plans shall be done separately from mechanized mass clearing and grading of the site and shall be fenced to exclude the area from mechanized clearing or grading. Methods for work within such areas shall be detailed on the clearing and grading plans, civil engineering plans, utility plans and landscape plans as may be needed to clarify the methods and responsibilities for construction within the dripline area.

iv. Dripline areas shall be fenced prior to construction with orange plastic mesh fencing or approved equivalent.

16. Maintenance Standards. Maintenance in the form of irrigation, fertilization, clearing of vines and other requirements necessary to assure survival of the retained and planted significant trees is required on the private property in perpetuity. The City may inspect and order maintenance at any time. The property owner is responsible for the replacement of any required trees or approved landscape material due to loss or disease after an initial maintenance period of one year. The developer is responsible for replacement of any dead or dying material within the initial maintenance period of one year or until released. An assurance device for the initial maintenance period is required in one of the following forms:

a. A signed maintenance contract for a minimum period of one year from the time of occupancy that includes replacement of any dead or dying material observed at the end of one year; or

b. A maintenance security in the form of an assigned savings deposit statement from a financial institution in the amount of 20 percent of the landscape installation contract. The security device shall state it may be released after one year only by the City after inspection of the site and replacement of materials as ordered.

17. Contractor Requirements. The contractor shall sign a statement on the significant Tree Retention Plan acknowledging the requirements of the plan prior to commencement of construction. Proof of signature shall be shown to the City at or before the preconstruction meeting. The acknowledgement statement shall provide that the contractor is aware of the tree preservation and retention requirements shown on the plans and in this subsection (J); that it is the responsibility of the contractor to preserve the trees if field conditions show additional measures to assure the survival of the trees may be necessary and to alert the City Inspector to those conditions; and that the contractor is jointly responsible with the developer for any restitution required due to damage to or loss of trees as a result of the construction activities.

18. Preconstruction Meeting. Prior to the commencement of any permitted clearing and grading activity, a preconstruction meeting with the City Inspector shall be held on site with the permittee and contractor. The project site shall be marked in the field as follows:

a. Limits of clearing and grading;

b. Location of tree protection fencing;

c. Delineation of any critical areas and critical area buffers;

d. Individual trees to be retained;

e. Property lines.

19. Planting Standards.

a. Planted significant trees shall be a mix of species approved by the Director for the specific application or proposal. A minimum of 60 percent of the planted significant trees shall be native evergreen coniferous species. Species allowable for planting significant trees shall be selected from the following two lists at a ratio of no less than 70 percent from List 1, and no more than 30 percent from List 2:

List 1:

Western Red Cedar (native evergreen coniferous)

Douglas Fir (native evergreen coniferous)

Western Hemlock (native evergreen coniferous)

Alaskan Yellow Cedar

Port Orford Cedar (native evergreen coniferous)

Norway Spruce

Sitka Spruce (native evergreen coniferous)

Incense Cedar (native evergreen coniferous)

Lodgepole Pine (native evergreen coniferous)

Ponderosa Pine (native evergreen coniferous)

Western White Pine (native evergreen coniferous)

Giant Sequoia (native evergreen coniferous)

Big Leaf Maple

Norway Maple, both rounded and columnar forms

Red Maple, both rounded and columnar forms

Other native species as approved by the Director

List 2:

Birch “Jacquemontii”

Sweetgum

Honeylocust

Hornbeam

Marshal Seedless Ash

Summit Ash

Flowering Pear

Pin Oak

Other nonnative ornamental species as approved by the Director

b. Evergreen coniferous trees shall be six feet in height from the top of the root ball, and balled and burlapped in healthy condition at time of planting. Alternatively, trees that are four or more inches in diameter measured at four and one-half feet from planting grade may be transplanted from on site; provided, that an approved method directed by a qualified professional is used. Pruned or sheared evergreen trees intended for Christmas tree use are not acceptable if the leader has been cut.

c. Deciduous trees, evergreen broadleaved trees, or deciduous coniferous trees shall be a minimum two inches in diameter measured four feet above planting ground level, and with the lowest branch no lower than four feet from grade.

d. Staking, soil amendments, and planting details shall be specified by a qualified professional.

e. Planting areas and no disturbance areas shall be free from structures or impervious surfaces a minimum of seven feet in radius from the point the tree is planted, or as designed by a qualified professional to support a minimum size at maturity of 12 inches of trunk diameter measured four and one-half feet above planting ground level. Such designs shall contain a statement signed by the designer estimating the mature size of the tree in the planter area provided.

20. Loss and Replacement. Loss of any retained tree due to wind, disease, or other natural causes shall be replaced by one planted significant tree. Damage to a retained landmark tree shall be documented by a qualified professional at the expense of the owner, and the recommendations of the qualified professional regarding repair or replacement shall be followed. The existing planting area may be used if the tree is replaced in the same location. If the tree is relocated, the standards for a planted significant tree shall be followed and the Tree Retention Plan modified accordingly.

21. Enforcement. Any violation of this chapter shall be enforced through the City of Maple Valley Enforcement Code, which is represented by King County Code Title 23 adopted by reference by the City of Maple Valley. In addition to any applicable penalties set forth in KCC 23.32.010, the penalty for the removal of any tree in violation of this chapter shall be up to $1,000 per tree in addition to any required planting or mitigation. Nothing herein shall preclude the City from seeking redress, including abatement and the cost thereof, through any lawful means, including the initiation of any suit in law or in equity, and the City shall be entitled to recover all reasonable costs and attorney’s fees incurred as a result of bringing such action.

K. Stormwater Pond Landscaping Standards.

1. Purpose. The purpose of this standard is to improve water quality for the protection of endangered species and reduce maintenance costs for stormwater facilities located in residential developments and make them attractive amenities within the neighborhood and the City.

2. Applicability. These provisions shall apply to all development applications within the City, with the exception of individual single-family residential.

3. Landscape Plan Approval. A landscape design professional (landscape architect, certified landscaper, certified nursery professional, etc.), certified or registered by the State of Washington, shall prepare required landscape plans.

4. Guidelines and Design Requirements. An evergreen environment of trees and groundcover will be developed surrounding the water quality and settlement elements of the stormwater pond in compliance with the following guidelines and design standards:

a. The entire area within the drainage facility above the 10-year storm event elevations, outside the water quality and settlement elements, shall be planted with trees and groundcover.

b. The number of trees required within the drainage facility shall be calculated by dividing the perimeter distance of the storm drainage tract by 30.

c. Trees to be planted within the drainage facility shall be a mix of sizes and species comprised approximately of 80 percent evergreen and 20 percent deciduous trees.

d. Placement of trees within the drainage facility shall be grouped in clusters around the drainage facility to provide view corridors into the pond on all sides and not to impair traffic sight distance.

e. Groundcover is to be planted in all bed areas above the 10-year storm event elevation and shall be spaced such that all areas will be covered within five years.

f. Settlement and infiltration cells of the drainage facility shall be planted with a wildflower mix up to the 10-year storm event elevations. This does not include wet cells.

g. Mulch will be provided in all bed areas above the 10-year storm event elevation to assist vegetative growth and maintenance.

h. Wet ponds and stormwater wetlands shall be planted in accordance with the City-adopted surface water manual.

5. Maintenance of the landscaping in the drainage facility shall be the responsibility of the developer or homeowners’ association for two years following facility acceptance by the City of Maple Valley. This includes but is not limited to watering, maintenance, replacement and grooming of all plantings. (Ord. O-12-499 § 8; Ord. O-12-492 § 5; Ord. O-12-490 § 8; Ord. O-11-440 § 3; Ord. O-10-415 § 5; Ord. O-06-328 § 3; Ord. O-02-198 § 1; Ord. O-00-143 § 1; Ord. O-99-109 § 1).

18.40.140 Maple Valley stormwater ponds – Master plant list.

Repealed by Ord. O-10-415. (Ord. O-02-198 § 2).

18.40.150 Large commercial use requirements.

The intent of this section is to provide for the appropriate regulation and mitigation of impacts associated with development containing large commercial uses. Large commercial uses shall serve as an anchor to attract and facilitate a range of commercial uses. Site developments utilizing a large commercial use as an anchor shall provide a mix of building sizes and uses. The standards contained herein supplement City development standards contained in other sections of the code.

A. Commercial Uses Exceeding 60,000 Square Feet. Individual commercial uses exceeding 60,000 square feet shall be subject to the standards of this section.

B. Exceptions – Uses Not Exceeding 100,000 Square Feet. The following commercial uses, when not exceeding 100,000 square feet, are exempt from the use and floor area ratios contained in subsections (C)(1)(a) and (C)(1)(b) of this section and must comply with all other applicable development regulations. Up to 50,000 square feet of an exception floor area may be used for the calculation in subsection (E)(2)(a) of this section.

1. Recreational and sporting uses and areas of buildings dedicated toward recreational uses. These include but are not limited to such uses as: sporting venues, arenas, gymnasiums, swimming pools, dance studios, indoor sport facilities (batting cages, archery ranges, etc.), climbing walls and similar uses.

2. Entertainment uses and areas of buildings dedicated to entertainment uses. These include: concert venues, live performance and movie theaters, bowling alleys, arcades, entertainment and recreation oriented activity centers, and similar uses.

3. Educational, instructive and vocational uses providing educational or professional training such as schools, colleges, technical institutes consistent with the characterization of “professional office” as described in MVMC 18.20.020(P)(4).

4. Medical treatment facilities, clinics and hospitals that provide on-site medical care, diagnosis and treatment with only related and complementary research uses.

5. Residential uses contained within a vertical mixed-use development.

6. Temporary lodging such as hotels and motels.

7. Public facilities and uses.

8. The square footage of floor area located on the second and third stories of buildings with a footprint less than 60,000 square feet.

9. Professional office uses.

C. Use and Floor Area Ratios. Large individual commercial uses between 60,000 square feet and 100,000 square feet shall facilitate and anchor a variety of allowed uses as follows:

1. Sites with uses between 60,000 square feet and 100,000 square feet shall accommodate and include floor area dedicated to at least two additional commercial uses and a minimum of two additional buildings that:

a. Cumulatively equal at least 40 percent of the floor area proposed for and dedicated to the large individual use; and

b. Each additional use is no more than 50,000 square feet.

2. Large individual commercial uses exceeding 100,000 square feet shall comply with subsection (E) of this section.

D. Design Elements. Sites developed with large commercial uses shall demonstrate compliance with City design standards and shall provide:

1. Parking structures that constitute vertical above grade or below grade parking garages that provide for at least 30 percent of the site’s parking needs; or

2. Provide three of the following:

a. Tree retention and/or planting equal to at least 15 percent canopy coverage as provided in MVMC 18.40.130(J).

b. Maximum impervious surface coverage not to exceed 70 percent of the site area. The use of approved permeable pavement surfaces is encouraged and credited toward nonpermeable surfaces.

c. Leadership in Energy and Environmental Design (LEED) certification through the U.S. Green Building Council in the following manner:

i. Certified for buildings totaling at least 50 percent of the gross floor area;

ii. Certified “Silver” for buildings totaling at least 40 percent of the gross floor area;

iii. Certified “Gold” for buildings totaling at least 30 percent of the gross floor area; or

iv. Certified “Platinum” for buildings totaling at least 25 percent of the gross floor area.

d. Innovative stormwater treatment and management facilities such as rain gardens or reuse for irrigation of landscape areas for at least 50 percent of calculated stormwater volumes as approved or determined by the City.

e. A park and ride/transit facility that includes a covered waiting area, transit stop and at least 10 percent of the project’s parking spaces available under agreement for transit, carpool or park and ride users. Parking areas provided under and subject to this provision shall not count toward maximum stalls allowed under MVMC 18.40.120(A)(6).

E. Commercial Uses Exceeding 100,000 Square Feet.

1. Use and floor area ratios:

a. Sites with uses between 100,000 square feet and 130,000 square feet shall accommodate and include floor area dedicated to at least three additional commercial uses in addition to the anchor;

b. Sites with uses between 130,000 square feet and 150,000 square feet shall accommodate and include floor area dedicated to at least four additional commercial uses in addition to the anchor;

c. Sites with uses between 150,000 square feet and 200,000 square feet shall accommodate and include floor area dedicated to at least five additional commercial uses in addition to the anchor.

2. Additional commercial uses shall comply with the following:

a. Cumulatively equal at least 40 percent of the floor area proposed for and dedicated to the large individual use; and

b. Each additional use is no more than 50,000 square feet and contained in at least three separate buildings subject to the provisions of subsection (B) of this section.

3. In addition to subsection (D) of this section, the following design elements shall be incorporated:

a. The site shall consist of not less than 20 acres of net developable property.

b. Large building setbacks: 150 feet from arterial roadways; 150 feet from street rights-of-way abutting residential zones.

c. Require main public entrances and/or exits on at least two sides of the building containing a large user (facing parking area and street).

d. Provide one of the following:

i. Increase the required landscaping area requirements by 25 percent.

ii. Increase the minimum planting standard for planted significant tree sizes by 50 percent. (Example: requiring nine-foot evergreen coniferous trees instead of six-foot trees or three-inch diameter for deciduous instead of two-inch.)

e. The site shall be bordered by two arterials capable of serving as access and frontage for the development site, providing sufficient opportunities for access for the purpose of minimizing impacts on neighboring residential properties.

f. The site shall be bordered on at least two sides with commercial zoning.

g. All exterior mechanical equipment, utility meters and valves, refuse storage and containers, and above ground storage tanks shall be located and screened from public roadways and private properties in a manner which is compatible with the design of the project and nearby development.

h. Sites containing large uses shall have a master sign program establishing standards for all exterior signs to ensure continuity. The sign standards shall provide clear regulations for the design, location, size, modification, prohibitions, use, maintenance and removal of signs.

i. Lighting plan incorporating cutoff and full-cutoff specifications for all external fixtures. (Ord. O-11-440 § 4; Ord. O-09-378 § 3).

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The Maple Valley Municipal Code is current through Ordinance O-14-557, passed July 28, 2014.

Disclaimer: The City Clerk's Office has the official version of the Maple Valley Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above.

City Website: http://www.maplevalleywa.gov/
City Telephone: (425) 413-8800

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