Chapter 17.145 LANDSCAPE PERFORMANCE STANDARDS

Chapter 17.145
LANDSCAPE PERFORMANCE STANDARDS

Sections:

17.145.010 Objectives.

17.145.020 Application of standards.

17.145.030 Required landscape plan.

17.145.040 Tree retention required.

17.145.050 Installation.

17.145.060 Plant material and general planting standards.

17.145.070 Landscape design standards.

17.145.080 Standards for street frontages.

17.145.090 Required landscaping for off-street parking or other vehicular use areas adjacent to public rights-of-way.

17.145.100 Perimeter landscaping relating to abutting properties.

17.145.110 Parking area interior landscaping.

17.145.120 Landscaping standards for new development in the light industrial zone.

17.145.130 Sight distance for landscaping adjacent to public rights-of-way and points of access.

17.145.140 Maintenance standards for cultivated landscape areas.

17.145.150 Maintenance bonds required.

17.145.160 Adjustments of standards.

17.145.170 Other applicable requirements.

17.145.010 Objectives.

The objectives of this chapter are to improve the appearance of certain setback and yard areas, including off-street vehicular parking and open lot sales and service areas; to protect and preserve the appearance, character, and value of the surrounding neighborhoods; and to protect and improve the environment by preserving and planting more trees; and thereby to promote the general welfare since the city of Stanwood finds that the characteristics and qualities of the city justify such requirements to perpetuate its aesthetic appeal and protect its environment. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(1), 1995).

17.145.020 Application of standards.

These standards shall be considered as minimum requirements and shall apply to all new development (except for single-family detached dwelling units or duplexes to be built on their own lot and not part of a subdivision application) in the city. These standards shall also apply when application is made for any building permit that involves an expansion of an existing use, as well as development of any new or expanded parking area. For change of use, the planning director may require sections of this landscaping code be met when the change is from a less intense use to a more intense use, or when landscaping is severely out of compliance. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(2), 1995).

17.145.030 Required landscape plan.

(1) General. Prior to the issuance of any building or site development permit for any development other than a single or two-family home on its own lot, a landscape plan consistent with this chapter shall be submitted to the planning director for review and approval, according to SMC 17.145.020.

(2) Contents of Landscape Plans. Landscape plans shall:

(a) Be drawn to scale and include dimensions and distances;

(b) Delineate existing and proposed parking spaces and/or other vehicular use areas;

(c) Designate by name and location all plant material to be installed or preserved in accordance with these or any other applicable standards;

(d) Identify and describe all other landscape material and elements proposed to be used;

(e) Show all landscape features, including areas of vegetation to be preserved in relationship to all existing or proposed building and/or any other improvements to the site;

(f) Include a tabular summary clearly indicating the relevant statistical information necessary for the planning director to determine compliance with the provisions of these standards. This information shall include gross acreage, square footage of vegetation, preservation areas, the number of trees to be planted or preserved, square footage of paved areas, and such other information as the planning director may require;

(g) Include irrigation plans, including location and coverage of sprinkler heads, if an irrigation system is proposed. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(3)(f), 1995. Formerly 17.145.090).

17.145.040 Tree retention required.

(1) For all new construction or additions requiring a permit (excluding tenant improvements and single-family homes that are not part of a subdivision given final plat approval within the last three years), no less than 50 percent of significant trees shall be preserved.

(2) Any application for a grading permit, building permit, site development permit, or SEPA for any project not exempted by subsection (1) of this section shall include a tree retention plan that locates all existing significant trees on the site, and delineates which trees are to be retained. A site that contains no significant trees shall not be required to submit a tree retention plan.

(3) In the event that enough significant trees cannot be preserved and accommodate a reasonable development plan as determined by the planning director, the applicant may meet the 50 percent tree retention requirement by one or both of the following methods:

(a) Move a significant tree to a perimeter location; and/or

(b) Plant one new tree for each tree removed. Each new tree shall have a minimum diameter of five inches at breast height (4.5 feet above grade). If the replaced trees will be used as street trees to meet the requirements of SMC 17.145.080, two three-inch diameter trees may be planted for each significant tree removed. New trees may either be planted on-site or off site at a location approved by the planning director. All species of new trees shall be native or approved by the planning director.

(4) Trees located in sensitive areas or their buffers shall not count toward the 50 percent tree retention requirement and shall be left intact.

(5) Significant trees that are located on land to be dedicated to the city as right-of-way shall may be removed and shall not be counted as significant trees needing replacement for the purposes of this section.

(6) Significant trees shall be protected during development by placing protective fencing around the drip line of the tree.

(7) Significant trees that are retained may be counted toward landscaping requirements. (Ord. 1110 § 3, 2002).

17.145.050 Installation.

All landscaping shall be installed in a sound, professional manner with the quality of plant materials as hereinafter described. All elements of landscaping shall be installed so as to meet all other applicable code requirements. Landscaped areas shall require protection from vehicular encroachment as hereinafter provided in SMC 17.145.110 and 17.145.130. The planning director shall approve all landscaping, and no certificates of occupancy shall be issued until the landscaping meets the requirements provided herein. In such cases where all other conditions have been met as a condition for receiving a certificate of occupancy, but, because of either weather conditions or the time of year being inappropriate for planting, the developer may post a bond, the terms of which shall be approved by the planning director, to ensure that landscaping will be installed as shown on the approved plans. In such cases, temporary certificates of occupancy may be issued. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(3)(a), 1995. Formerly 17.145.040).

17.145.060 Plant material and general planting standards.

(1) Quality. Plant materials used in conformance with the provisions of these standards shall be free of any disease at the time of planting. All plant materials may be examined by the planning department one year from the date of their installation. Any ground cover, shrubs, or trees found to be in a less than acceptable condition will be documented and a written notice for replacement of said material will be sent to the owner, developer, or their agent. If the documented material is not replaced within the time specified, the planning director may abate the same and render a bill covering the cost of such abatement.

(2) Trees.

(a) All plant material designated as “trees” on an approved site plan shall be species that are rated as having an average mature spread of crown of greater than 10 feet in the state of Washington. Immediately upon planting, trees shall be a minimum of seven feet in trunk height and shall have a minimum caliper of two inches measured from a height of four feet above the ground after installation.

(b) Trees of species whose roots are known to cause damage to roadways or other public works shall not be planted closer than 12 feet to any roadway, water line or sewer line. Other varieties may be submitted for approval as a street tree with at least two sources regarding growing. A combination of street trees, planter boxes or other landscaping may be substituted for street trees upon approval by the planning director. Such trees shall be planted using manufactured root barriers or equivalents approved by the public works director.

(c) Trees shall not be placed so as to interfere with site drainage, or where they shall require frequent pruning to avoid interference with power and utility lines.

(d) Tree Species Mix. When more than 10 trees are required to be planted, a mix of species shall be provided. The number of species to be planted shall vary according to the total number of trees required. The minimum number of species to be planted are indicated in the following table. Species shall be planted in proportion to the required mix. This species mix shall not apply to areas of vegetation required to be preserved by law.

Required Species Mix
Required Number of Trees	Minimum of Species
11 – 20	2
21 – 30	3
31 – 40	4
41 or more	5

(3) Shrubs and Hedges.

(a) Shrubs shall be a minimum of 24 inches in height when measured at the time of planting.

(b) Shrubs shall be planted in all interior and perimeter landscape areas, although are not required for street frontages, except as provided in SMC 17.145.080. Required shrub plantings shall be spaced 18 to 36 inches on center. Spacing of individual plants shall depend on the types of shrubs that are to be installed. Exceptions and/or substitutions from this requirement may be approved by the planning director to promote the use of slow growing or native plant material.

(c) Hedges, where required, shall be planted and maintained so as to establish a continuous, unbroken, solid visual screen within a maximum of two years from the date of installation.

(4) Vines. Vines may be used in conjunction with fences, screens, or walls.

(5) Ground Covers.

(a) All landscape areas, including interior, perimeter, and street frontage planting areas, shall utilize ground cover in between trees and shrubs.

(b) Ground covers used in lieu of grass shall be planted in such a manner as to present a finished appearance and reasonably complete coverage within one year after installation.

(c) Ground cover shall be planted every 18 inches on center. If one-gallon pots are used, ground cover may be planted every 24 inches on center.

(6) Turf Grass. Grass may be used as ground cover where existing or amended soil assure adequate growth. Grass areas may be sodded, plugged, sprigged, or seeded, except that solid sod shall be used in areas subject to erosion. Grasses should be selected that are suitable to the climate, location, and physical conditions of the site so they can be reasonably expected to survive.

(7) Native Plant Materials Selection Criteria. Trees and other vegetation shall be planted in soil and climatic conditions which are appropriate for their growth habits and characteristics. Plants used in landscape design pursuant to this chapter shall, to the greatest extent possible, be:

(a) Appropriate to the conditions in which they are to be planted;

(b) Have noninvasive growth habits;

(d) Otherwise consistent with the intent of these standards.

(8) Irrigation Systems. Temporary irrigation systems are encouraged to be used for any new development in the city as part of a proper maintenance program for landscaped areas. Permanent irrigation systems may be used, but are not encouraged. It is important to ensure that the watering of all plant materials is done in the most efficient manner possible. To this end, it shall be mandatory that where any new development proposes to utilize an irrigation system (either piped or soaker hoses), plans for such a system that shows the location of all lines and sprinkler heads shall be submitted for approval to the public works department.

(9) In instances where healthy plant material exists on a site prior to its development, the planning director may adjust the application of these standards to allow credit for such plant material if, in his or her written opinion, such an adjustment is in keeping with and will preserve the intent of these standards. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(3)(c), 1995).

17.145.070 Landscape design standards.

The following standards shall be considered the minimum requirements for the installation of all plant materials in the city of Stanwood. Unless otherwise provided in these standards, a minimum number of trees shall be planted or preserved on each site, as follows:

(1) Single-Family Residential Lots.

(a) Residential Lots Where Rear Yards Abut Roads. A six-foot solid wall, constructed of wood or concrete or other opaque material approved by the planning director, shall be installed along the rear property line of any new residence, where the rear yard of such residence abuts a roadway and is exposed to public view. Additionally, for each 25 linear feet of rear property line along any roadway, one tree with a spread of at least 20 feet at maturity shall be planted.

(b) Street Frontage. All single-family residential lots or subdivisions abutting existing streets, or creating new public or private streets shall be subject to the standards of SMC 17.145.080.

(2) Multifamily Residential or Nonresidential Lots.

(a) One tree shall be planted or preserved for every 2,000 square feet of lot area of either a multifamily residential or nonresidential lot, or fraction thereof.

(i) Trees required to be planted or preserved by these standards may be used to satisfy the following requirements of other sections of this code, including:

(A) Interior of parking or other vehicular use areas;

(B) Perimeter of parking or other vehicular use areas; and

(ii) Trees required to be planted or preserved by these standards that lie outside the property lines of the subject site may not be credited in the tabulation of the required number of trees to be provided unless approved by the planning director.

(iii) Allocation of Trees to Subareas within a Site Development.

(A) General. In enacting this minimum tree planting requirement, it is the intent to require that a canopy of trees be developed throughout any given site development. This subsection establishes a formula for allocating a certain number of trees to each subarea in a site development. Preservation areas are excluded from the total area in calculating the tree planting requirements as an incentive to preserve significant vegetation. Site development plans must indicate the minimum number of trees to be planted in any given subarea. This figure is intended to be suggestive of the total number of trees to be planted in a subarea. The actual number of trees to be planted or preserved will be established on the individual site development plans.

(B) Allocation Formula. The minimum number of trees required to be planted or preserved within a site shall be determined by applying the formula established in these standards in subsection (1)(a) of this section. The minimum number of trees required to be planted in a subarea or phase shall be in proportion to the total number of trees required to be planted in the overall site development. This proportion shall be determined by calculating the percent of the subarea or phase relative to the total site proposed for development. Only areas of vegetation required to be preserved by law shall be excluded from the calculation of the area of a subarea or phase of the site development.

(b) Required Landscaping for Streets. All new multifamily and nonresidential projects abutting existing streets, or creating new public or private streets, shall be subject to the standards of SMC 17.145.080.

(c) Required Landscaping for Parking Areas. All new multifamily and nonresidential projects with parking areas shall meet the standards of SMC 17.145.090 and 17.145.110.

(d) Required Landscaping for Perimeter Lot Lines. All new multifamily and nonresidential projects shall meet the standards of SMC 17.145.100. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(3)(d), 1995).

17.145.080 Standards for street frontages.

(1) All new single-family residential subdivisions, multifamily projects, or nonresidential projects shall provide a five-foot landscape strip with street trees along all existing abutting streets or new public or private streets provided with the development. Where possible, the landscaping strip should be located between the right-of-way and the sidewalk. Landscaping strips shall be provided in the public or private right-of-way or on private property. Strips located on private property shall be located in a permanent landscaping easement recorded with the property.

(2) Street trees of a species approved by the planning director shall be planted at a rate of no less than one tree for every 40 linear feet or fraction thereof.

(3) New trees shall have a minimum diameter of two inches at four and one-half feet above the ground.

(4) Ground cover shall be provided between the street trees per SMC 17.145.060 (5).

(5) Landscaping strips located within the public right-of-way shall be maintained by the city of Stanwood. Landscaping strips located on private property shall be maintained by the property owner. Landscape strips on private streets shall be maintained by the homeowners’ association or the adjacent landowner.

(6) New street trees shall conform to the city’s list of approved street trees as maintained by the planning department. (Ord. 1110 § 3, 2002).

17.145.090 Required landscaping for off-street parking or other vehicular use areas adjacent to public rights-of-way.

On the site of a building providing an off-street parking area or other vehicular use area, where such area will not be entirely screened visually by an intervening building or structure from any abutting right-of-way, there shall be provided landscaping between such area and such right-of-way, as follows:

(1) A strip of land at least five feet in width, located between the abutting right-of-way and the off-street parking areas or other vehicular use area, which is exposed to an abutting right-of-way, shall be landscaped. Such landscaping shall include one tree for each 30 lineal feet or fraction thereof. Such trees shall be located between the abutting right-of-way and off-street parking or other vehicular use area and shall be installed in a planting area of at least 25 square feet, with one dimension being at least five feet. In addition, a hedge at least two feet in height shall be placed along the perimeter of such landscaped strip. The remainder of the required landscaped areas shall be planted with grass, ground cover, or other landscape treatment, excluding paving, except for necessary accessways.

(2) All property abutting a right-of-way that is at least five feet wide, other than the required landscaped strip lying between the right-of-way and off-street parking or other vehicular use areas, shall be landscaped with, at a minimum, grass or other ground cover.

(3) Necessary accessways for pedestrians and motor vehicles from the public right-of-way through all such landscaping shall be permitted to service the parking or other vehicular use area. Such accessways, however, may not be subtracted from the lineal dimension used to determine the number of trees required. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(3)(g), 1995. Formerly 17.145.100).

17.145.100 Perimeter landscaping relating to abutting properties.

(1) Where any lot is proposed for commercial, institutional, or multiple-family housing (not including duplexes) and such development would abut adjacent single-family residential development, a landscaped buffer shall be required along all common property lines, within the new development’s lands. The buffer shall be no less than 15 feet wide and consist of at least three rows of plantings that shall be installed in a staggered manner, 10 feet on center. The plant species selected shall attain a height of at least 10 feet at maturity.

(2) Where any lot is proposed for commercial, institutional, or multiple-family housing (not including duplexes) and such development would abut adjacent multifamily housing, the off-street parking or other vehicular use area, where not entirely visually screened by an intervening building or structure from any abutting property, that portion of such area not so screened shall be provided with a hedge that is determined to attain, at maturity, not greater than eight feet nor less than three and one-half feet in height, to form a continuous screen between the off-street parking or other vehicular use areas and such abutting property. This landscaped barrier shall be located between the common lot line and the off-street parking or other vehicular use area exposed to the abutting property. All plant materials shall be installed in a planting strip not less than five feet in width.

(3) Additionally, one tree shall be provided for each 75 lineal feet of landscape barrier, or fractional part thereof. Such trees shall be located between the common lot line and the off-street parking or vehicular use area. Each tree shall be installed within a 25-square-foot planting area, and no dimension of this area shall be less than five feet. Each such planting area shall be landscaped with turf grass, ground cover or other landscape material, excluding paving, in addition to the required tree.

(4) Where the abutting property is zoned or used for nonresidential activities, only the tree provision of subsection (3) of this section with its planting areas as prescribed in this section shall be required.

(5) Not withstanding subsections (1) through (4) of this section, any industrial development shall provide a landscape screen of evergreen trees and groundcover that runs the length of any affected property line as follows:

(a) For property lines abutting residential development, the width of the buffer shall be 20 feet with at least three rows of trees planted in a staggered fashion no more that 20 feet apart on center.

(b) For property lines abutting commercial or institutional development, the width of the buffer shall be 10 feet with at least two rows of trees planted in a staggered fashion no more that 20 feet apart on center.

(6) See also SMC 17.102.050(3) for developments adjacent to registered farms. (Ord. 1032 § 5, 2002; Ord. 1118 § 3, 2002; Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(3)(h), 1995. Formerly 17.145.110).

17.145.110 Parking area interior landscaping.

(1) Off-street parking areas shall have at least 10 square feet of interior landscaping for each parking space, excluding those spaces abutting a perimeter for which landscaping is required by any other section of this code, and excluding all parking spaces that are directly served by an aisle abutting and running parallel to such a perimeter. Additionally, other vehicular use areas shall have one square foot of landscaped area for each 100 square feet of paved area or fraction thereof. Where the property contains both parking and other vehicular use areas (off-street loading space, for example), the two types of areas may be separated for the purpose of determining the landscape requirements of the other vehicular use area. Each separate landscaped area shall contain a minimum of 50 square feet and shall have a minimum dimension along any one side of five feet. Each separate landscaped area shall include at least one tree having a clear trunk of at least five feet, with the remaining area landscaped with shrubs, ground cover, or other vegetative material not to exceed three feet in height.

(2) The total number of trees shall be not less than one for each 100 square feet or fraction thereof of required interior landscaped area. Such landscaped areas shall be located in such a manner as to visually divide and break up the expanse of parking.

(3) Where irrigation systems are proposed, the location and coverage of the sprinkler heads shall be carefully considered, so as not to deposit water from the irrigation system directly onto any impervious surface.

(4) In vehicular use areas where the strict application of this section would seriously limit their function, the required landscaping may be located near the perimeter of the paved area. Such required interior landscaping which is so relocated shall be in addition to the perimeter landscaping requirements enumerated in SMC 17.145.100 and this section. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(3)(i), 1995. Formerly 17.145.120).

17.145.120 Landscaping standards for new development in the light industrial zone.

(1) Yard Setback Landscaping. All required minimum yard setback areas indicated in SMC 17.72.100, Table of dimensional and density requirements, shall be landscaped with suitable ground cover and deciduous or evergreen trees. The sum total of the site shall have not less than 15 percent landscaping. Landscaping must be included within the interior of the lot. (Ord. 1110 § 3, 2002).

17.145.130 Sight distance for landscaping adjacent to public rights-of-way and points of access.

When an accessway intersects a public right-of-way, or when a subject property abuts the intersection of at least two public rights-of-way, all landscaping within the triangular areas described herein shall provide unobstructed cross-visibility at a level between three and six vertical feet; provided, however, that trees shall have their limbs and/or foliage trimmed in such a manner that no visual impediment exists within the cross-visibility area; and further provided, that any trees are located in such a manner as to create no traffic hazard. Landscaping, except required turf grass or ground cover, shall not be located closer than three feet from the edge of any accessway pavement. The triangular areas referred to above are shown on the following diagram entitled “Sight Triangle Requirements” which indicates the clearances required for the different street types.


Requirements by Street Type (Measured Along ROW Lines)		“B” (Distance in Feet)
		Local Residential	Local Non- Residential	Collector	Arterial

“A” (Distance in Feet)
30	Local Residential	30	80	120	150
80	Local Nonresidential	30	80	120	150
120	Collector	30	80	120	150

(Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(3)(j), 1995).

17.145.140 Maintenance standards for cultivated landscape areas.

(1) The owner, tenant and/or manager or agent of any property that is required to be developed in accordance with these standards shall be jointly and severally responsible for the maintenance of all landscaping which shall be maintained in good condition so as to present a healthy, neat, and orderly appearance, and shall be kept free from refuse and debris.

(2) Replacement Requirements. Vegetation that is required to be planted or preserved by these standards shall be replaced with equivalent vegetation if it is not living within one year of the issuance of an occupancy permit. Preserved trees for which credit was awarded that die within one year from the date of issuance of an occupancy permit shall be replaced by the required number of living trees as established in these standards.

(3) Maintenance. All landscaped areas required by this code shall be planted according to accepted practice, and maintained with respect to pruning, trimming, watering or other requirement to create an attractive appearance and a healthy growing condition. Dead, diseased, stolen or vandalized plantings shall be replaced within three months. Property owners shall keep the planting area reasonably free of weeds and trash. Lack of maintenance shall constitute a violation of this code, enforceable under SMC Title 13. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(3)(e), 1995. Formerly 17.145.080).

17.145.150 Maintenance bonds required.

Prior to issuance of a certificate of occupancy, the applicant shall submit a two-year maintenance bond to the city in the amount of 20 percent of the cost of installation. The bond shall be released after the one-year period and an inspection by planning staff indicates the survival of all required plantings or replanting of dead species. (Ord. 1110 § 3, 2002).

17.145.160 Adjustments of standards.

The planning director, upon receipt of an application for adjustment of the landscaping requirements provided herein, and executed and sworn to by the owner of the property concerned or his authorized agent, shall have the authority and duty to consider and act upon such application. The applicant shall clearly and in detail state what adjustment of requirements are being requested and the reasons that such adjustments are warranted. The application shall be accompanied by supplemental data, such as sketches, surveys, and statistical information, as is deemed necessary to support the adjustment. The planning director may approve, modify, or deny the requested adjustment, but shall approve or modify only if he or she determines that any adjustment would not be contrary to the public interest, would be in keeping with and preserve the intent of this chapter, and literal enforcement of the above standards would be impracticable and would result in an unreasonable and unnecessary hardship. The planning director shall act upon any such application within 30 calendar days of its official submission by the applicant. If the planning director does not take any official action within the aforesaid 30-day period, or if there is no mutually agreed upon extension of the time beyond the 30 days, in writing, between the applicant and the planning director, then the application shall be considered to be approved. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(4), 1995. Formerly 17.145.150).

17.145.170 Other applicable requirements.

When the provisions of these standards conflict with other applicable codes and regulations, the more restrictive shall apply. Where the provision of landscaping as required by these standards conflicts with the requirements of the public works standards, the planning director may adjust landscaping requirements as necessary to accommodate other needed improvements. (Ord. 1110 § 3, 2002; Ord. 1027, 1998; Ord. 929 Ch. 10(K)(5), 1995. Formerly 17.145.160).