Chapter 18.48 LANDSCAPING STANDARDS

Chapter 18.48
LANDSCAPING STANDARDS

Sections:

18.48.010 Purpose.

18.48.020 Applicability.

18.48.030 Landscape plan requirements.

18.48.040 Tree standards manual.

18.48.050 General landscape requirements – All zones.

18.48.060 Commercial highway, commercial industrial, and mixed-tourist zones.

18.48.070 Parking lots and outdoor automobile sales and repair.

18.48.080 Performance assurance.

18.48.010 Purpose.

The purpose of the landscaping and screening requirements is to enhance the aesthetics of the city of Entiat; provide environmental benefits of landscaping such as shade, reduction of heat, glare, and wind, erosion control, noise abatement, storm-water retention, and cleaner air; increase compatibility between different intensities of land uses through landscaping and screening; provide visual relief to large expanses of parking area; provide visual relief to large expanses of building walls; screen undesirable views; provide a physical and visual separation of pedestrians and bicyclists from vehicular traffic.

It is the intent of this chapter that minimum landscaping standards be implemented for all new development within the city of Entiat, except for single-family and duplex residential units not part of a subdivision or planned development. It is also the intent of this chapter to set standards that reflect both the scale and type of development. Recognizing that “one shoe does not fit all,” this chapter provides for flexibility in meeting the intent of the landscaping standards and the character of the neighborhood. Finally, it is the intent of this chapter that required landscaping is properly installed and maintained. (Ord. 735 § 1 (Exh. A), 2012; Ord. 712 § 1 (Exh. A), 2010; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)

18.48.020 Applicability.

(1) This chapter shall apply to all permitted, accessory, and conditional uses, except as provided for in subsection (2) of this section. Specifically, this chapter shall apply to:

(a) All new development in commercial, mixed use, industrial and overlay zoning districts;

(b) All new multifamily residential development in any zoning classification;

(d) All new residential subdivisions or short subdivisions with double-frontage or through lots;

(e) All new planned developments subject to the requirements of the approved planned development;

(f) Any remodels in any two-year period meeting the criteria in subsections (1)(a) through (d) of this section and representing greater than 50 percent of the assessed building valuation, as determined using the most recent Chelan County assessor’s record at the time of the building permit application, or remodels adding 20 percent or more of gross floor area. Costs of construction shall be determined using the most recent ICC valuation and construction tables;

(g) All parking lots or new outdoor automobile sales areas totaling six or more vehicles.

(2) This chapter does not apply to:

(a) Agriculture and accessory uses associated with agriculture;

(b) Single-family and duplex residential dwellings and their accessory uses except when required as part of an overall development, as required in subsection (1) of this section;

(d) Remodels in any one-year period representing less than 50 percent of the assessed building valuation, as determined using the most recent Chelan County assessor’s record at the time of the building permit application, or remodels adding less than 20 percent of gross floor area. Costs of construction shall be determined using the most recent ICC valuation and construction tables;

(e) A structure destroyed by fire or other natural acts to an extent less than 75 percent of its cost of replacement using new materials shall be exempt from this chapter when the structure is restored to the same condition prior to the destruction.

(3) Pedestrian facilities, transit stops, and barrier-free access may be allowed in required landscaped areas without requiring additional landscaping.

(4) The following terms are used in applying the landscape standards as enumerated within this chapter:

(a) “Landscaping” shall mean an area devoted to or developed and maintained with plantings, lawn, ground cover, gardens, trees, shrubs, and other plant materials, decorative outdoor landscape elements, garden ponds or pools, fountains, water features, paved or decorated surfaces of rock, stone, brick, block, or similar material (excluding driveways, parking, loading, or storage areas), and sculptural elements.

(5) All required landscaping shall be maintained by the landowner or, in the case of streetscape landscaping, by the adjacent landowner, unless it is part of a city maintenance program. (Ord. 735 § 1 (Exh. A), 2012; Ord. 712 § 1 (Exh. A), 2010; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)

18.48.030 Landscape plan requirements.

(1) Landscape plans shall be submitted with development permit applications prior to the issuance of any building permit or other land use action. Landscaping plans shall be approved by the building official prior to issuance of development permits. Preliminary landscape plans with general descriptions of types, locations, and quantities of required landscape elements will be sufficient application for conditional use permits, subdivisions, and planned developments; provided, that final landscape plans shall be approved by the building official prior to the issuance of final development permits.

(2) Final Plan Requirements – General.

(a) All landscaping plans shall be drawings submitted on one sheet of paper and at a scale of one inch equals 10 feet, one inch equals 20 feet, one inch equals 30 feet, or one inch equals 40 feet. All landscaping plans shall be consistent with the provisions of this chapter.

(b) Landscaping plans shall be prepared by a person with appropriate landscape design experience, as determined by the building official.

(d) In limited situations such as size or configuration of lot which prohibit the required landscaping, the building official may approve a fee in lieu of landscaping to be deposited into the city of Entiat beautification fund for off-site landscaping. The fee amount will be determined by the building official based on the cost of purchase and installation of required landscaping elements.

(3) Plan Requirements – Specific.

(a) Plant schedule shall be submitted, including:

(i) All plant materials to be used keyed to plan(s) and defined by botanical and common name;

(ii) Quantity, plant condition and type to be used;

(iii) Natural features or vegetation left in natural state;

(iv) Size of material to be planted at the time of planting, including trees by caliper.

(b) Landscape design must include:

(i) Name and address of project;

(ii) Scale of drawing, north arrow, and date of plan;

(iii) Identification and labeling of all property lines, abutting streets and alleys, easements, and rights-of-way;

(iv) Location and size of all existing and proposed planting areas on site;

(v) Indication of screening and buffer plantings required;

(vi) Natural or manmade features and water bodies;

(vii) Existing or proposed structures, fences, curbing and other impervious surfaces, including parking lots;

(viii) Locations of each plant to be planted, shown to scale at mature size;

(ix) Name, address, and qualifications of person, firm, or organization that prepared the landscape plan;

(x) An irrigation plan that displays head to head coverage in turf zones and appropriate irrigation design in planted areas;

(xi) Location of snow storage area incorporated into design.

(c) Owner or authorized representative signed statement shall be included on the face of the plan which states: “As owner of the subject property, I have reviewed this landscape plan and understand my responsibilities for landscaping installation and maintenance.” (Ord. 735 § 1 (Exh. A), 2012; Ord. 712 § 1 (Exh. A), 2010; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)

18.48.040 Tree standards manual.

The plant materials that are chosen shall be those best suited to the climate within the Entiat area. The city of Entiat tree standards manual describes appropriate species, planting and maintenance techniques applicable to the Entiat area, including a city-approved tree list. Landscape designers should refer to the tree standards manual in determining appropriate species and planting specifications for each site. (Ord. 735 § 1 (Exh. A), 2012; Ord. 712 § 1 (Exh. A), 2010)

18.48.050 General landscape requirements – All zones.

(1) Existing Trees and Associated Vegetation. Where existing trees and associated vegetation serve the same or similar function to the required landscaping, and such trees and vegetation are not considered noxious species, then such trees and vegetation shall have priority over and may substitute for the required landscaping, provided the following conditions are met:

(a) The trees must be healthy and not constitute a hazard as determined by the building official;

(b) Trees must be appropriate for the site at mature size as determined by the tree standards manual and the building official;

(c) Supplemental landscaping is provided within or adjacent to these areas, as necessary, to accomplish the specific intent and purpose of this chapter.

(2) Coverage. All required planting areas shall have plant materials that provide at least 75 percent coverage within four years.

(3) Irrigation. All landscaping required by this chapter shall have an irrigation system approved by the building official.

(4) Landscape Materials.

(a) New landscaping materials shall include species native to North Central Washington or non-invasive species adapted to the climatic conditions of the region with supplemental irrigation as required. Approved species can be found in Entiat’s tree standards manual.

(b) Deciduous trees shall have a caliper of at least one and three-quarters inches at the time of planting. Caliper of all trees may be averaged, but no individual tree shall have a caliper of less than one and one-half inches.

(d) Shrubs shall be:

(i) Equivalent to two-gallon size at time of planting for landscaping that is not required to be a full screen;

(ii) At least 18 to 24 inches in height at time of planting for landscaping that is intended to be a full screen;

(iii) Maintained at a height not exceeding four feet for parking lot landscaping.

(e) Groundcover plants shall be planted and spaced to result in total coverage of the required ground cover planting area within four years as follows:

(i) Rooted cuttings, 12 inches on center; or

(ii) Four-inch pots at 18 to 24 inches on center; or

(iii) One-gallon or greater sized containers at 24 to 30 inches on center; provided, that spacing up to 60 inches may be allowed for larger initial planting sizes or species better suited for wider spacing; or

(iv) In landscaping areas not intended to serve as a full screen, grass may be used as ground cover; provided, that the grass area constitutes no more than 70 percent of such landscape areas, and is at least five feet wide at the smallest dimension.

(f) All fences shall be placed on the inward side of any required perimeter landscaping, except for multifamily development.

(g) No artificial plant materials (e.g., turf, rock, or bark) shall be used as landscape elements in lieu of required landscape materials (e.g., trees, shrubs, or groundcover).

(h) Required street landscaping may be placed within city of Entiat street rights-of-way subject to city road design standards and with the approval of the director of public works; provided, that adequate space is maintained along the street line to replant the required landscaping should subsequent street improvements require the removal of landscaping within the rights-of-way.

(i) Street trees shall be planted adjacent to the right-of-way, but not closer than three feet to a public sidewalk or curb. In no case shall sight-obscuring landscaping be located within the clear view triangle area as set forth in Chapter 18.44 EMC.

(j) It shall be the responsibility of the owner(s) of the lot adjacent to the streetscape area to maintain the trees and planting area in good growing condition and to replace dead or dying trees with similar tree or shrub species. The city shall have the right to prune and maintain trees and shrubs within the lines of the right-of-way, clear view triangle and other public areas as may be necessary to ensure public safety.

(5) Landscape Installation.

(a) All landscaping shall be installed in a sound, workmanlike manner and according to accepted planting procedures for the type of plant materials called for in this chapter or any approved planting plan. Landscaped areas shall be protected from vehicular and pedestrian encroachment during and after construction.

(b) Prior to the inspection by the building official, the landscape designer shall submit a letter certifying that the on-site landscaping has been installed according to the approved landscape plan.

(c) The building official shall inspect all completed landscaping and no certificates of occupancy or similar authorization will be issued unless the landscaping meets the requirements herein provided, or performance assurance is provided pursuant to this chapter.

(6) Landscape Maintenance.

(a) The property owner shall be responsible for the maintenance of all landscaping, trees, groundcover, shrubs and architectural elements required by this chapter for the life of the project.

(b) Landscape areas shall be kept free of refuse, weeds, and debris.

(c) All plant material shall be managed by weed control, selective pruning and trimming, mowing, insect control, fertilizing or other requirements to create a healthy growing condition and attractive appearance, and to ensure that plant growth does not conflict with public utilities, restrict pedestrian or vehicular access, or create a traffic hazard. It is strongly recommended that weed barrier cloth, bark mulch, or rock mulch be used in landscaped areas.

(d) If landscaping is not being properly maintained, the property owner shall be so notified by the city. If after 30 days from the city’s notification, the landscaping is still not being maintained, then the city may perform any type of maintenance necessary to ensure compliance with this chapter, the cost of which will be considered a lien on the property until paid in full by the property owner.

(e) The building official may require the applicant to post a maintenance bond or other performance assurance for a period not to exceed nine months from the date of issuance of the certificate of occupancy or final installation of plant material, whichever is later, to ensure survival and maintenance of the required landscaping. The building official shall be responsible for establishing the exact sum of the bond, which shall be based upon a responsible replacement cost of all plant materials plus the cost of litigation. (Ord. 735 § 1 (Exh. A), 2012; Ord. 712 § 1 (Exh. A), 2010)

18.48.060 Commercial highway, commercial industrial, and mixed-tourist zones.

(1) Intent. The intent of landscaping within the commercial highway, commercial industrial, and mixed-tourist zones is to enhance the aesthetic and environmental quality of these zones within the city; minimize the impact of lighting, noise, and views of surface parking areas; break up large building facades; provide a transition between buildings and parking or transportation corridors; and to provide a buffer between adjoining residential zoning districts, public parks, and schools.

(2) Street Frontage Landscaping.

(a) A continuous six-foot-wide (average) area of landscaping along the street right-of-way shall be required.

(b) The length of landscaping areas shall be the entire frontage of property along the street right-of-way, except driveway entrances and building entrances. In no event shall the length of the landscaping area be less than 50 percent of the length of the property line along the street right-of-way. In those circumstances where access, building location, utilities, or other factors restrict the ability to meet the minimum 50 percent standard, the applicant shall petition the building official for permission to provide a fee in lieu of landscaping to be paid to the city beautification fund.

(c) The landscaping area shall consist of deciduous or deciduous and evergreen trees, ground cover, and shrubs as follows:

(i) Trees spaced appropriately for tree canopies at maturity. See tree standards manual for appropriate type and spacing of trees.

(ii) Shrubs not exceeding a height of four feet spaced no more than an average of at least one for each 50 square feet of required planting area.

(iii) Groundcover pursuant to the general landscape material requirements set forth in EMC 18.48.050(4)(e).

(iv) In no case shall sight-obscuring landscaping, greater than 36 inches in height, except trees limbed up to five feet in height, be located within 15 feet of a noncontrolled intersection (a nonlighted intersection or lighted intersection not controlling traffic in all directions).

(3) Perimeter Landscape Buffer.

(a) Commercial. Landscape buffers shall be required along those commercial development perimeter property lines located abutting or facing a residential zoning district, public park, or school, except along the street frontage as required above. Consideration to terrain (slope) shall be given when applying these requirements and developing landscape plans.

(b) Industrial. Landscape buffers shall be required along those industrial development perimeter property lines abutting or facing a commercial or residential zoning district, public park, or school, except along the street frontage as required above. Consideration to terrain (slope) shall be given when applying these requirements and developing landscape plans.

(d) The perimeter landscape buffer shall provide visual relief of outside lighting, buildings, or other parts of the development that might cause a nuisance characteristic to the abutting or facing residential zoning district, public park, or school.

(e) The perimeter landscape buffer area shall generally consist of a mix of evergreen plantings, deciduous trees, shrubs, ground cover, and/or fencing, as follows:

(i) No more than 60 percent of the trees shall be deciduous;

(ii) Trees shall be planted at intervals no greater than 30 feet on center, unless plantings are clustered into groups; then the planting intervals shall be no greater than 90 feet but, in no event, less in quantity than one per 30 feet.

(iii) Groundcover spaced pursuant to the general landscape material requirements set forth in EMC 18.48.050(4)(e).

(4) Perimeter Landscape Screening.

(a) Perimeter landscape screening shall be required to achieve 100 percent sight obstruction of outdoor storage areas and waste dumpsters, and 80 percent sight obstruction of parking lots, when viewed from abutting or facing neighboring properties.

(b) The composition of perimeter landscape screening, where required, shall be as specified above for perimeter landscaping buffers and as needed to achieve the required level of sight obstruction.

(5) Parking Lots. Landscaping within parking lots shall be as set forth in EMC 18.48.070.

(6) Facade Buffer Planting.

(a) Landscaping along the perimeter of buildings facing the public right-of-way, except alleys, shall be required for any building set back more than 45 feet from the front property line, to create a softening effect by reducing the amount of visual straight line architecture. Landscaping within 15 feet of the building foundation, including any landscaping required elsewhere by this chapter, shall satisfy this requirement.

(b) The facade buffer planting area shall be at least four feet in width (average) and shall occupy at least 50 percent of the perimeter of the building facade facing the public right-of-way.

(i) Shrubs not exceeding a height of four feet spaced no less frequently than an average of at least one for each 50 square feet of required planting area.

(ii) Groundcover pursuant to the general landscape material requirements set forth in EMC 18.48.050(4)(e).

(d) Any building facade with a wall surface greater than 2,000 square feet shall include a facade buffer planting meeting the following standards:

(i) A planting area at least six feet in width (average) and shall occupy at least 50 percent of the perimeter of each building facade facing the public right-of-way.

(ii) Trees planted at an interval averaging 25 feet, except for buildings set back less than 45 feet from the front property line.

(iii) Ground cover and shrubs pursuant to subsection (6)(b) of this section. (Ord. 735 § 1 (Exh. A), 2012; Ord. 712 § 1 (Exh. A), 2010)

18.48.070 Parking lots and outdoor automobile sales and repair.

(1) Intent. The following requirements shall apply to landscaping of all off-street parking, or outdoor automobile sales of six or more parking spaces. The purpose of this section is to provide visual relief along the street frontage of off-street parking areas, and to break up continuous surfaces of parking lots within and between off-street parking areas.

(2) Street Frontage Landscaping. Off-street parking or outdoor automobile sales areas shall provide landscaping areas along the street frontage consistent with the requirements in the underlying zoning district in which the activity will be located.

(3) Landscaping Interior. The following amounts of landscaping shall be provided in the internal area of parking lots and outdoor automobile sales areas. Outdoor automobile sales areas may provide required interior landscaping along the perimeter of the outdoor sales area. These are in addition to the landscaping required to be provided along street frontages or perimeter landscaping.

(a) If the parking area contains more than six, but not more than 50 spaces, the following landscaping shall be required, in addition to meeting subsections (3)(c) through (h) of this section:

(i) At least 17.5 square feet of landscaping for each parking space;

(ii) One tree per 10 parking spaces;

(iii) Landscaped islands shall be planted with shade trees and shrubs or groundcover;

(iv) Landscaped island/area must be placed at the end of each parking row and between adjoining parking lots under separate ownership or control, or as needed to fulfill the area requirements of this chapter.

(b) If the parking area contains more than 50 spaces, the following landscaping shall be required, in addition to meeting subsections (3)(c) through (h) of this section:

(i) The first 50 parking spaces shall require 17.5 square feet of landscaping per parking space. Each additional parking space in excess of 50 shall require 25 square feet of landscaping per parking space;

(ii) One tree per 10 parking spaces;

(iii) Landscaped islands shall be planted with shade trees and shrubs or groundcover;

(c) Required interior landscaped areas shall not be less than 64 square feet in area and not less than six feet in width.

(d) No parking stall shall be located more than 50 feet from a shade tree within a landscaped island.

(e) Landscaping planted within interior parking areas shall be planted and maintained to prevent the obstruction of driver visibility of pedestrians and other vehicles.

(f) Landscaping shall be selected and planted so as to withstand foot traffic.

(g) All landscaping areas bordering driveways and parking areas shall be protected therefrom by curbing, wheel stops, or other similar protective devices. Such protective devices shall be shown on landscape plans.

(h) When off-street parking is located within a parking structure, under a building, or within an enclosed garage, the landscaping required in the internal area of parking lots need not be provided for the parking spaces contained within such structures. This exemption is not applicable to carports. (Ord. 735 § 1 (Exh. A), 2012; Ord. 712 § 1 (Exh. A), 2010)

18.48.080 Performance assurance.

(1) The required landscaping must be installed prior to the issuance of the certificate of occupancy or similar authorization. The building official may determine that a performance assurance device will adequately protect the interests of the city if a letter is received from the landscape designer, stating that:

(a) Installation of the landscaping would not be successful due to weather; or

(b) Product is not available due to the time of year.

(2) If a performance assurance device is permitted under this section, the building official shall require an assurance device in conformance with the adopted standards of the city. In no case may the property owner delay performance for more than nine months. The amount of the security will be based on 150 percent of the projected cost to install the approved landscaping, as determined by the building official. (Ord. 735 § 1 (Exh. A), 2012; Ord. 712 § 1 (Exh. A), 2010; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 660 § 1, 2006; Ord. 607 § 1, 2003)