Chapter 17.27
Landscape And Screening Requirement

17.27.010 Purpose of Classification - The purpose of the landscaping and screening requirements in this chapter is to increase compatibility between different intensities of land uses.

17.27.020 Implementation

A. Required landscape improvements shall be reviewed as part of the application for all new development other than individual single family and allowed outright agricultural uses.

B. Developments involving additions or alterations to existing structures in which the cost of the additions or alterations exceeds fifty percent of the value of the existing structure(s) shall be subject to the provisions of this chapter, with the following exceptions and modifications:

1. Where existing structures are situated so as to preclude installation of required landscaping, such required landscaping shall be waived.

2. Where the compliance with the provisions of Chapter 17.25 Off-Street Parking & Loading for existing structures conflicts with the requirements of this chapter, the required landscaping shall be waived, or modified in accordance with Section 17.27.050 of this chapter. Any addition of floor area requiring additional loading area or off-street parking shall be subject to the provisions of this chapter for the approximate area of the addition and associated surface loading area and surface off-street parking area only.

17.27.030 Required Landscaping

A. Type I Sight Obscuring Screen landscaping shall be installed when required as a condition of a conditional use permit or other special review as necessary to obscure the view from one property to another.

B. Type II Visual Buffer landscaping shall be installed when required in the Required Yard Setback sections of certain land use districts where such districts abut less intense residential or agricultural districts, or when required as a condition of approval of a Conditional Use Permit or other special review in order to buffer certain land use compatibility problems.

C. Type III See Through Buffer landscaping shall be installed extending inward from the property line a minimum of 8 feet in depth along the street frontage of property being developed except where approved driveways or buildings are located.

D. Type IV Open Area landscaping shall be installed in curb or wheel stop protected planter areas distributed through the parking lot area of any lot having 50 or more spaces. The total landscaped area within the parking lot, excluding perimeter or other landscaping, shall occupy not less than 3% of the total lot area.

17.27.040 Types of Landscaping Required

A. Type I: Sight Obscuring Screen. Type I landscaping shall generally consist of a mix of predominantly evergreen plantings including living trees, shrubs and ground covers Evergreen trees shall be a minimum height of four feet at time of planting. Plantings shall be chosen and spaced so as to grow together within three years sufficient to obscure sight through the barrier. The entire planting strip shall be landscaped. Existing vegetation, architectural barriers (including walls, planters, and fences) or grading (with a maximum slope of 3:1) may be incorporated into the landscape design. These items may be used to augment and partially replace a portion, not to exceed 40% of the required plantings.

B. Type II: Visual Buffer. Type II landscaping shall consist of a mix of evergreen and deciduous plantings including living trees, shrubs and ground covers. Plantings of shrubs and ground covers shall be chosen and spaced to result in a total covering of the landscape strip. Shrubs shall be of a type that achieve a height of approximately six feet within three years, and effectively screen views along the length of the planting strip. Deciduous trees shall have a minimum trunk diameter of one and one-quarter inches at time of planting; evergreen trees shall be a minimum four feet tall at time of planting. All trees shall be spaced at intervals resulting in touching of branches after ten years of normal growth. Existing vegetation, architectural barriers or grading (with a maximum slope of 3:1) may be incorporated into the landscape design. These items may be used to augment and partially replace a portion, not to exceed 40% of the required plantings.

C. Type III: See-Through Buffer. Type III landscaping shall consist of a mix of evergreen and deciduous plantings including living trees, shrubs and ground covers. Plantings of shrubs and ground covers shall be chosen and spaced to result in covering of the landscape strip within three years. Shrubs shall be of a type that do not exceed a height at maturity of approximately three to four feet. Deciduous trees shall have a minimum trunk diameter of one and three-quarter inches at time of planting, and be spaced so as to result in touching of branches after ten years of normal growth. Evergreen trees shall be a minimum of four feet tall at time of planting and spaces so as to result in a space between trees approximately equal to the mature spread of the trees used. Existing vegetation, architectural barriers or grading (with a maximum slope of 3:1) may be incorporated into the landscape design.

D. Type IV: Open Area Landscaping. Type IV landscaping shall consist of canopy-type deciduous trees planted in wells or strips, with a mix of living evergreen and deciduous ground covers and low shrubs. Shrubs shall be of a type that do not exceed a height at maturity of approximately two feet. Planting wells or strips shall be a minimum of thirty-two square feet in area, with the narrowest dimension not less than four feet. Deciduous trees shall have a minimum trunk diameter of one and three-quarter inches at time of planting. Existing vegetation, architectural barriers or berms may be incorporated into the landscape design.

E. Optional Wildlife Screening, Or Revegetation Prescription. Planting recommendations by the Washington State Department of Wildlife for the purposes of vegetative screening, habitat replacement, habitat enhancement, mitigation for lost or impacted fish and wildlife habitats, bank stabilization and the prevention of erosion, noxious weed control, and other appropriate purposes may be substituted for Type II and III landscaping.

17.27.050 Modification of Landscaping Requirements - These landscaping standards may be waived or reduced in the following circumstances:

1. Whenever a building utilized for business or office purposes is proposed to be placed within ten feet of the street right-of-way and there are no loading docks on such street, and at least fifty percent of the wall length is utilized for window and door construction, and the setback is utilized in effect as a sidewalk; and provided approved street trees are planted within the setback or within the street right-of-way, not more than twenty-five feet on center. (Note: If trees are proposed to be planted within the right-of-way, the property owner shall assume responsibility for maintenance of those plantings approved within the right-of-way);

2. When architectural barriers or berms are incorporated into the design of the landscaping and achieves the intent of the type of landscaping required;

3. When the inclusion of significant existing vegetation located on the site would result in achieving the purposes of this chapter;

4. When, in the case of required perimeter landscaping adjacent to public street rights-of-way, the ultimate street improvements for that right-of-way have been installed or will be installed as a requirement of approval of the development, and the Department of Public works and the Planning Department determines that the proposed landscaping of that portion of the right-of-way between the property line and sidewalk is acceptable, the Administrator may allow such landscaping in lieu of some required landscaping within the development; provided the type and area of planting is comparable to that normally required and adequate provisions are made for permanent maintenance;

5. When existing conditions on or adjacent to the site, including differences in elevation, existing vegetation, location of existing structures or utilities would render application of requirements of this chapter ineffective or result in scenic view obstruction.

17.27.060 Landscaping Plan Requirements - In all instances where landscaping is required, a landscape plan shall be prepared and submitted and shall include (if not previously provided):

A. Boundaries and dimensions of the site;

B. Location and identification of all streets, alleys and easements on or abutting the site;

C. Approximate location and dimensions of all structures on abutting properties, within 100 feet of the boundary;

D. Proposed location and dimensions of all on site buildings;

E. Existing and proposed topography at a maximum of five-foot contours, or y an alternate method approved by the Administrator;

F. Proposed landscaping including location, species and size at time of planting;

G. Existing vegetation in general, and identifying all evergreen trees greater than eight inches in diameter and all deciduous trees greater than twelve inches in diameter, as measured four feet above ground level, within the area to be landscaped;

H. Details of any proposed architectural barriers;

I. Location of existing and proposed driveways and parking surfaces, curbs and sidewalks.

J. Specifications for any proposed irrigation system.

17.27.070 Installation and Security Requirements

A. Landscaping required pursuant to this chapter must be installed to the satisfaction of the Administrator, in accordance with the approved site plan, no later than three months after issuance of a certificate of occupancy for the project. The Administrator may extend the time limit for compliance up to six months after issuance of a certificate of occupancy when circumstances beyond the control of the applicant warrant an extension.

B. The Administrator may require performance bonds or other appropriate security, including letters of credit and set aside letters, to insure landscaping will be installed and maintained for one year, according to the approved plan and specifications.

17.27.080 Maintenance and Enforcement - All landscaped areas required by this code shall be planted according to accepted practice in good soil with irrigation within seventy-five feet (except for self-sustaining natural-type growth commonly occurring in the vicinity of development) and maintained with respect to pruning, trimming, watering or other requirements to create an attractive appearance and a healthy growing conditions. 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. The Administrator shall have the authority to enforce the standards set forth in this chapter and the conditions attached to all permits for development pursuant to application of this chapter, in accordance with the provisions of Chapter 17.35.