Chapter 10.62
LANDSCAPING AND SCREENING

Sections:

10.62.010    Purpose.

10.62.020    Applicability.

10.62.040    Landscape plan requirements.

10.62.050    Adjustment of landscaping – Alternative options.

10.62.060    General landscape requirements – All zones.

10.62.070    Commercial and industrial zones.

10.62.080    Central business district and WMU pedestrian overlay.

10.62.090    Neighborhood commercial, office and residential mixed use zones.

10.62.100    Residential zones and WMU recreational/residential overlay.

10.62.110    Waterfront mixed use zone.

10.62.140    Parking lots and outdoor automobile sales.

10.62.010 Purpose.

The purpose of the landscaping and screening requirements is to enhance the aesthetics of the city of Wenatchee; 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 from traffic; and improve safety of nonmotorized modes of transportation, including 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 Wenatchee, except for single-family and duplex residential units. 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. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))

10.62.020 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;

(c) All nonresidential development in any residential 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; and

(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 subsections (1)(c) and (1)(d) of this section;

(c) Parking lots or outdoor automobile sales areas with less than six total vehicles;

(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. (Ord. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))

10.62.040 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 director 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, however, that final landscape plans shall be approved by the director 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 registered landscape architect, Washington State-certified nursery professional, Washington State-certified landscaper or a person with a minimum of four years’ experience in landscape design and pre-approved by the director prior to landscape plan submittal.

(c) The director may waive the requirement that plans be prepared by certified designers for development on lots of 10,000 square feet or less.

(d) Any substitutions or revisions to the approved landscape plan must be approved by the landscape designer of record and the department of community development.

(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 a 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) Show and label all property lines, abutting streets and alleys;

(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 the 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) Grading shown by contour lines, spot elevations, sections or other means.

(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. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))

10.62.050 Adjustment of landscaping – Alternative options.

The standards contained in this chapter are intended to encourage development that is economically viable, aesthetically pleasing, and environmentally responsible. The standards are not intended to be arbitrary or to inhibit creative solutions. Projects may justify approval of alternative methods or materials for compliance with the standards of this chapter. Conditions may arise where normal compliance is impractical or impossible, or where maximum achievement of the city’s objectives can only be obtained through alternative compliance.

(1) Requests for alternative compliance and administrative relief may be accepted for any application to which the requirements of this chapter apply, when one or more of the following conditions exist:

(a) Existing conditions on or adjacent to the site, such as significant topographic differences, vegetation, structures or utilities would render application of this chapter ineffective;

(b) Existing structures which preclude installation of the total amount of required site landscaping at the specified location;

(c) Unusually shaped lots within redevelopment areas or infill sites;

(d) Safety considerations, such as utility locations, vehicle sight distance obstructions, etc., make alternative compliance necessary;

(e) Alternative proposals or materials are equal to or better than normal compliance in fulfilling the intent of this chapter and accomplish equal or better levels of screening in the intended areas.

(2) Standards for Alternative Compliance.

(a) Requests which meet the conditions for alternative compliance set forth in subsection (1) of this section shall comply with the following standards:

(i) Provide alternative landscaping on site as set forth below; or

(ii) Provide landscaping off site as set forth in subsection (3) of this section;

(b) Landscape requirements may be altered when the alternative meets the following standards:

(i) Landscaping material is incorporated on another portion of the site;

(ii) The width or length of the perimeter landscape areas, street frontage landscape areas or front facade buffer areas may be reduced up to 50 percent along any portion where:

(A) Berms at least three feet in height or architectural barriers at least four feet in height are incorporated into the landscape design; or

(B) The landscape materials are incorporated elsewhere on site;

(C) The landscape area continues to provide the benefits intended by this chapter and provides sufficient area for plant materials to thrive.

(3) Off-Site Landscaping. In the event that a proposed project cannot meet the required square footage of landscaping or provide alternative compliance that meets the standards of this chapter on site, the proponent shall provide the landscaping off site to mitigate the impacts of the proposed development as set forth below:

(a) Private Off-Site Landscaping. The applicant may provide the required landscaping off site on a property under the control or ownership of the applicant, provided the criteria below are met:

(i) The property is in proximity to the location where the landscaping was required and is approved by the director.

(ii) The landscaping is provided in addition to any existing landscaping on the receiving property and was not required as mitigation or by ordinance.

(iii) File an Agreement. An agreement, lease, deed, contract or easement establishing the private off-site landscaping area, approved by the city attorney, shall be submitted to the director and recorded with the county auditor’s office by the applicant. For private off-site landscaping under this provision, such agreement shall run with the land.

(4) Submittal.

(a) Requests for alternative compliance shall be submitted together with the landscape plan submittal. Requests for alternative compliance shall be accompanied by sufficient explanation and justification, written and/or graphic, to allow appropriate evaluation and decision. If the request is to provide landscaping off-site either on city-controlled or private property, the location of such sites shall be clearly stated in the request.

(b) The request shall be submitted to the director for consideration. The decision of the director will be final, subject to appeal to the hearing examiner.

(c) In the case of those development permits for which a public hearing is required, the request for alternative compliance shall be submitted together with the development application. (Ord. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))

10.62.060 General landscape requirements – All zones.

(1) Existing Trees and Associated Vegetation. Where existing trees and associated vegetation serve the same or a 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 a qualified landscape professional. Trees must be appropriate for the site at mature size;

(b) 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.

(a) All landscaping required by this chapter shall have a permanent irrigation system;

(b) All irrigation systems shall be equipped with a controller capable of programming (timers should be set to reduce evaporation);

(c) Irrigation systems shall be designed and operated to minimize runoff and overspray to nonirrigated areas;

(d) Irrigation requirements for remodels on lots less than 7,500 square feet may receive special consideration and exceptions as approved by the director.

(4) Landscape Materials.

(a) New landscaping materials shall include species native to the north central region of Washington State or noninvasive species adapted to the climatic conditions of the north central region of Washington State with supplemental irrigation as required.

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

(c) Evergreen trees shall be at least six feet in height measured from the treetop to the ground at the time of planting.

(d) All specified plant materials must meet standards as found in the latest edition of American Standard for Nursery Stock, published by American Association of Nurserymen, Inc.

(e) 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.

(f) Ground cover 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 size containers at 24 to 30 inches on center; provided, however, 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:

(A) Constitutes no more than 70 percent of such landscape areas; and

(B) Is at least five feet wide at the smallest dimension.

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

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

(i) Required street landscaping may be placed within city of Wenatchee street rights-of-way subject to city road design standards with the permission of the department of public works, provided 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.

(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 director, the landscape architect shall submit a letter certifying that they have completed an on-site landscape inspection and the landscaping has been installed in accordance with the approved landscape plan.

(c) The director or designee 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, tenant and their agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping, trees, ground cover, shrubs and architectural elements required by this chapter for the life of the project.

(b) Landscape areas shall be kept free of trash, refuse 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, to ensure that plant growth does not conflict with public utilities, restrict pedestrian or vehicular access, or create a traffic hazard.

(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, tenant or their agent, if any.

(e) The director 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 director 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 installation.

(7) Performance Assurance.

(a) The required landscaping must be installed prior to issuance of the certificate of occupancy or similar authorization. The director may determine that a performance assurance device will adequately protect the interests of the city if they receive a letter from the landscape designer of record that:

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

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

(b) If a performance assurance device is permitted under this section, the director shall require an assurance device in conformance with 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 department fee schedule. (Ord. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))

10.62.070 Commercial and industrial zones.

(1) Intent. The intent of landscaping within the North and South Wenatchee business districts (NWBD and SWBD) and industrial (I) zones is to enhance the aesthetic and environmental quality of these zones within the city; to minimize the impact of lighting, noise and views of surface parking areas; to break up large building facades; to provide a transition between buildings and parking or transportation corridors; and to provide a buffer when 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, however, 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 provide for an adjustment of landscaping as detailed in WCC 10.62.050.

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

(i) Trees spaced no more than 40 feet on center:

(A) At least 70 percent of the trees shall be deciduous.

(B) Trees shall not be located closer than three feet to the curb of the public right-of-way or parking lot.

(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) Ground cover pursuant to the general landscape material requirements set forth in WCC 10.62.060(4).

(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 located 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.

(c) Perimeter landscape buffers, when required, shall be at least 10 feet in width, unless the tree planting density is increased by 50 percent, in which case the width may be decreased to six feet in width. Landscape buffers abutting a public park shall be increased to at least 20 feet in width.

(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 planted at intervals no greater than 90 feet, but in no event less in quantity than one per 30 feet;

(iii) Ground cover spaced pursuant to the general landscape material requirements set forth in WCC 10.62.060(4).

(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 WCC 10.62.140.

(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 setback 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.

(c) The plantings shall include:

(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) Ground cover pursuant to the general landscape material requirements set forth in WCC 10.62.060(4).

(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)(c) of this section. (Ord. 2014-10 § 1 (Exh. B); Ord. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))

10.62.080 Central business district and WMU pedestrian overlay.

(1) Intent. The intent of landscaping within the central business district (CBD) and pedestrian overlay is to enhance the aesthetic and environmental quality of the downtown and central waterfront area consistent with redevelopment efforts such as “streetscape”; to minimize the impact of lighting, noise and views of surface parking areas; and to create a softening effect by reducing the amount of visual straight line architecture through landscaping and building orientations consistent with the vision and character of adjoining properties in the CBD and WMU. It is also intended to provide a transition between buildings and parking or transportation corridors.

(2) Street Frontage Landscaping.

(a) Landscaping along the street right-of-way shall be required consistent with the street tree plantings within downtown as part of the redevelopment effort.

(b) The length of landscaping shall be the entire frontage of property along the street right-of-way. In no event, however, shall the length of the landscaping 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 provide for an adjustment of landscaping as detailed in WCC 10.62.050.

(c) 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).

(d) The landscaping shall consist of deciduous trees spaced no more than 40 feet on center. Trees shall not be located closer than three feet to the curb of the public right-of-way or parking lot, and shall be connected to irrigation.

(e) Ground cover and shrubs within landscape planter islands are encouraged, but not required.

(3) Parking Lots. Landscaping within parking lots shall be as set forth in WCC 10.62.140.

(4) Facade Buffer Planting. Any building facade with a wall surface greater than 3,000 square feet facing the public right-of-way (except alleys) shall be required to create a softening effect by reducing the amount of visual straight line architecture.

(a) The facade buffer planting shall meet the following standards:

(i) The facade buffer planting 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.

(ii) Trees planted at an interval averaging 25 feet.

(iii) 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.

(iv) Ground cover pursuant to the general landscape material requirements set forth in WCC 10.62.060(4). (Ord. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))

10.62.090 Neighborhood commercial, office and residential mixed use zones.

(1) Intent. The intent of landscaping within neighborhood commercial (CN), residential mixed use (RMU) and office mixed use (OMU) zones is to enhance the aesthetic and environmental quality of neighborhood-oriented zones within the city; to minimize the impact of lighting, noise and views of surface parking areas; to provide a transition between buildings and parking or transportation corridors; and to provide a buffer when adjoining residential zoning districts.

(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 shall be the entire frontage of property along the street right-of-way, except driveway entrances and building entrances. In no event, however, 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 provide for an adjustment of landscaping as detailed in WCC 10.62.050.

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

(i) Trees spaced no more than 40 feet on center:

(A) At least 70 percent of the trees shall be deciduous;

(B) Trees shall not be located closer than three feet to the curb of the public right-of-way or parking lot.

(ii) Shrubs not exceeding a height of four feet spaced an average of at least one for each 50 square feet of required planting area.

(iii) 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 Screening.

(a) Landscape screening shall be required along those perimeter property lines, abutting or facing a residential zoning district, except along street frontages as required above. Consideration to terrain (slope) shall be given when applying these requirements and developing landscape plans.

(b) Perimeter landscape screening, when required, shall be at least six feet in width.

(c) The perimeter landscape screening shall provide 100 percent sight obstruction of outdoor storage areas and waste dumpsters, and 80 percent sight obstruction of parking lots, when viewed from an abutting or facing residential zoning district.

(d) The perimeter landscape screening shall generally consist of a mix of evergreen plantings, deciduous trees, shrubs, ground cover, and/or fencing.

(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 than one tree per 30 feet;

(iii) Consideration to terrain (slope) shall be given when applying these requirements and developing landscape plans.

(4) Parking Lots. Landscaping within parking lots shall be as set forth in WCC 10.62.140.

(5) Facade Buffer Planting. Landscaping along the perimeter of buildings (building foundation) facing the public right-of-way 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.

(a) The facade buffer planting 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.

(b) The facade buffer planting shall at a minimum consist of ground cover, shrubs and seasonal flowers, either in baskets, boxes, or within the landscaped area:

(i) Shrubs shall be spaced no less frequently than an average of at least one for each 50 square feet of required planting area.

(ii) Ground cover shall be pursuant to the general landscape material requirements set forth in WCC 10.62.060(4). (Ord. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))

10.62.100 Residential zones and WMU recreational/residential overlay.

(1) Intent. The intent of landscaping within residential (RS, RL, RM, RH) zones and the WMU RRO is to enhance the aesthetic and environmental quality of multifamily development (three units or more on one parcel of land), nonresidential uses located in residential areas, and new subdivisions within the city; to provide shade, green space and other amenities for residents; to provide a transition between buildings and parking or transportation corridors; and to provide a buffer to adjoining residential development.

(2) Street Frontage Landscaping.

(a) A 10-foot-wide (average) area of landscaping within the front yard shall be required for multifamily and nonresidential development.

(b) The length of landscaping area shall be the entire frontage of property along the street right-of-way. In no event, however, shall the length of the landscaping strip be less than 50 percent of the length of the property line along the street right-of-way. In those circumstances where utilities or other factors restrict the ability to meet the minimum 50 percent standard, the applicant shall provide for an adjustment of landscaping as detailed in WCC 10.62.050.

(c) The landscaping areas shall consist of deciduous, or a combination of deciduous and evergreen, trees.

(i) At least 70 percent of the trees shall be deciduous.

(ii) Trees shall be spaced no more than 40 feet on center.

(iii) Trees shall not be located closer than three feet to the curb of the public right-of-way or parking lot.

(d) Ground cover pursuant to the general landscape material requirement set forth in WCC 10.62.060(4) shall be provided; however, grass can be used as 100 percent ground cover.

(e) For double-frontage or through lots created by subdivision or short subdivision, landscaping shall be required as follows:

(i) A six-foot-wide (average) area of landscaping shall be installed along the street frontage not providing direct access to the lot; the front of the lot providing access is exempt from the requirements of this subsection.

(ii) The landscaping area shall consist of a mix of ground cover and shrubs. Deciduous trees are encouraged but not required.

(A) Shrubs shall be spaced no more than an average of one for each 50 square feet of required planting area.

(B) Ground cover shall be pursuant to the general landscape material requirements set forth in WCC 10.62.060(4).

(3) Perimeter Landscape Screening.

(a) Perimeter landscape screening shall be required along the perimeter of the property, except along street frontage as required above.

(b) Perimeter screening shall be at least six feet in width. Alternative compliance associated with six-foot buffer next to a park is prohibited.

(c) The perimeter landscape screening shall provide visual relief by obstructing storage and refuse areas 100 percent from view and parking lots 80 percent from view from property abutting, adjoining, or facing a development subject to this section.

(d) The perimeter screening shall generally consist of a mix of evergreen plantings, deciduous trees, shrubs, ground cover, and/or fencing.

(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 plantings shall be planted at intervals no greater than 90 feet, but in no event less than one tree per 30 feet.

(iii) Consideration to terrain (slope) shall be given when applying these requirements and developing landscape plans.

(4) Parking Lots. Landscaping within parking lots shall be as set forth in WCC 10.62.140.

(5) Facade Buffer Planting. Landscaping along the perimeter of buildings shall be required to create a softening effect by reducing the amount of visual straight line architecture.

(a) The facade buffer planting shall at a minimum consist of ground cover and shrubs spaced at least one shrub per 50 square feet of required planting area.

(b) The facade buffer planting shall be at least four feet in width (average) and shall occupy at least 50 percent of each building facade facing the public right-of-way. (Ord. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))

10.62.110 Waterfront mixed use zone.

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

(2) Street Frontage Landscaping.

(a) A continuous 10-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, however, 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 provide for an adjustment of landscaping as detailed in WCC 10.62.050.

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

(i) Trees spaced no more than 30 feet on center.

(A) At least 70 percent of the trees shall be deciduous.

(B) Trees shall not be located closer than three feet to the curb of the public right-of-way or parking lot.

(ii) Shrubs not exceeding a height of four feet spaced at least one for each 50 square feet of required planting area.

(iii) Ground cover pursuant to the general landscape material requirements set forth in WCC 10.62.060(4).

(d) In no case shall sight-obscuring landscaping (greater than 36 inches in height, except trees limbed up to five feet in height, within 25 feet of an intersection) be located within 15 feet of a noncontrolled intersection (a nonlighted intersection or lighted intersection not controlling traffic in all directions).

(3) Perimeter Landscape Screening.

(a) Perimeter landscape screening is required along all property perimeter lines, except for pedestrian/vehicle access ways. Buffer areas shall be at least six feet in width, except where abutting a public park, then such landscaping shall be increased to 20 feet in width. Alternative compliance associated with 20-foot buffer next to a park is prohibited.

(b) The perimeter landscape buffer shall generally consist of a mix of evergreen plantings, deciduous trees, shrubs, and ground cover.

(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 trees shall be planted at intervals no greater than 90 feet, but in no event less in quantity than one tree per 30 feet.

(c) 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 properties.

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

(4) Parking Lots. Landscaping within parking lots shall be as set forth in WCC 10.62.140.

(5) 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.

(c) The planting area shall include ground cover and shrubs:

(i) Shrubs not exceeding a height of four feet spaced at least one for each 50 square feet of required planting area.

(ii) Ground cover pursuant to the general landscape material requirements set forth in WCC 10.62.060(4).

(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 facade buffer planting requirements above. (Ord. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))

10.62.140 Parking lots and outdoor automobile sales.

(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 (3)(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 ground cover;

(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 (3)(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 ground cover;

(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.

(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. 2010-03 § 1 (Exh. A); Ord. 2007-34 § 2 (Exh. A))