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16.33.060 Types of landscaping.
This section is included in your selections.

A. Site Perimeter/Project Boundary.

1. Purpose. Create an aesthetically appealing visual appearance from the road right-of-way.

2. Applicability. Landscaping is required along the perimeter of all lot lines adjacent to the right-of-way.

3. Perimeter Landscaping.

a. Minimum of a 10-Foot-Wide Landscaped Planting Bed. Driveways and sidewalks may cross such strips to provide approved site access.

b. Landscaped planting beds must contain a minimum of 16 perennial flowers and two shrubs per 100 square feet of planting bed, one tree per 30 feet, mulch, boulders, and decorative fencing panels.

B. Parking Lot and Vehicular Use Areas – Street, Perimeter, and Interior.

1. Purpose. All parking lots and vehicular use areas must be screened from view from the right-of-way and/or adjacent residential areas to soften the appearance of these areas.

2. Applicability. Landscaping is required for all parking lots and vehicular use areas except as provided in this section.

3. Exemptions. The following are exempt from the requirements in this subsection:

a. Vehicular Display Areas for Automobile Sales or Rentals. However, all other standards in this chapter must be met.

b. Truck wells, loading docks, and other areas designated exclusively for the loading and unloading of vehicles.

4. Parking Lot Perimeter. All parking lots visible from a public right-of-way must be screened with a combination of trees, shrubs, perennial flowers, boulders, and decorative fencing panels and must be consistent with the following:

a. Minimum of a 10-Foot-Wide Landscaped Planting Bed. Driveways and sidewalks may cross such strips to provide approved site access.

b. Landscaped planting beds must contain a minimum of 16 perennial flowers and two shrubs per 100 square feet of planting bed.

c. A minimum of one tree per 30 feet of planting bed.

d. A three-foot-high vegetative hedge (or other similar vegetative screening) is required along street lot lines and must be planted between the required 10-foot-wide planting bed and the parking lot.

5. Parking Row Terminations.

a. All rows of parking stalls shall be terminated at each end with a landscape area having the full length of the adjoining parking stall and containing at least one planted or preserved tree. The landscape area must be sufficiently sized to provide the minimum root zone for a preserved tree or support the growth of a newly planted tree. Where a double row of interior parking stalls ends, the terminating landscape area shall be combined as one continuous area to maximize rooting area except when a dividing pedestrian and/or handicap accessibility route may be appropriate and is approved by the city planner.

b. Exemptions. The following are exempt from the requirements in this subsection:

i. Parking lots in the industrial zoning district.

c. Landscaped planting beds must contain a minimum of 16 perennial flowers and two shrubs per 100 square feet of planting bed.

6. Continuous Parking Stalls.

a. Each row of parking must contain 15 or less continuous stalls without interruption by a landscape area. Each landscape area must be consistent with the dimensions required for parking row terminations above.

b. If any of the following conditions exist, no more than 12 continuous stalls may be provided:

i. The total number of on-site parking spaces exceeds 50;

ii. The total number of on-site parking spaces exceeds the number required by the minimum parking requirements in this title by more than 10 percent; or

iii. The dimensions of drive aisles and/or parking stalls exceed the standards in this title.

c. Exemptions. The following are exempt from the requirements in this subsection:

i. Parking lots in the industrial zoning district.

7. Parking Lot Interior. All interior landscaping must comply with the following minimum standards:

Landscaping requirements for surface parking areas

Number of parking spaces

Required interior landscaped area

0 to 4

5% of the total area of the parking lot

5 to 20

10% of the total area of the parking lot

21 or more

15% of the total area of the parking lot

a. Each landscaped area shall be no smaller than 100 square feet and must be protected by permanent curbs or structural barriers;

b. No part of a landscaped area shall be less than four feet in width or length except those parts of landscaped areas created by turning radii or angles of parking spaces;

c. No parking space shall be more than 60 feet from a required landscaped area;

d. The landscaped area may include bio-retention facilities; and

e. Trees in surface parking areas;

i. One tree is required for every 10 parking spaces; and

ii. Trees shall be selected in consultation with the city planner.

f. Landscaped planting beds must contain a minimum of 16 perennial flowers and two shrubs per 100 square feet of planting bed.

C. Street Trees/Street Buffers.

1. A minimum of one street tree per 30 feet of frontage along a right-of-way is required for any new commercial or multifamily residential development.

2. Existing street trees shall be retained unless the city public works director approves their removal. The public works director, in consultation with the city planner, shall determine the number, type, and placement of additional street trees to be provided in order to:

a. Improve public safety;

b. Promote compatibility with existing street trees;

c. Match trees to the available space in the planting strip;

d. Maintain and expand the urban forest canopy;

e. Encourage healthy growth through appropriate spacing;

f. Protect utilities; and

g. Allow access to the street, buildings, and lot.

3. Exemptions. The following are exempt from the street tree requirements in this section:

a. Lots that border an unopened right-of-way may request an exemption from the requirement to plant street trees;

b. Changing a use or establishing a temporary/intermittent use;

c. Additions to an existing structure of 1,000 square feet or less; or

d. Expansion of surface area parking by less than 10 percent in area and less than 10 percent in number of parking spaces.

D. Screening and Buffering.

1. Purpose. The purpose of the buffer is to minimize or eliminate adverse impacts between adjoining uses and is intended to protect the lower intensity use from the higher intensity use and provide an aesthetically attractive barrier between the uses. It shall function to reduce or eliminate incompatibility between uses such that the long-term continuation of either use is not threatened by impacts from the other. For purposes of this section, adjoining means lots/parcels that share a common property line. It does not include lots/parcels separated by a public right-of-way.

2. Exemptions. The following are exempt from the requirements in this subsection:

a. Development of a less intensive use;

b. Between uses located on the same lot/parcel;

c. Between uses on adjoining lots/parcels, if under the same ownership; or

d. Breaks in required screening are permitted to provide pedestrian and vehicular access. Breaks in required screening for vehicular access shall not exceed the width of permitted curb cuts.

3. Required Screening/Buffering. Buffers shall be provided according to the following standards, which are based on the character of the adjoining land uses:

a. Residential and Nonresidential. All residential uses shall be buffered from all nonresidential uses, other than passive recreation, conservation, or agricultural uses, according to the buffer types established in this section and the following nonresidential categories:

i. Residential. All multifamily uses exceeding four dwelling units per acre shall provide a Type A buffer supplemented with an opaque fence, wall, or berm for all adjoining single-family and duplex residential uses.

ii. General Commercial. General commercial uses consistent with the permitted commercial uses in the rural residential and commercial zoning districts shall provide a Type B buffer supplemented with an opaque fence, wall, or berm.

iii. Industrial. Industrial uses consistent with the industrial uses in the industrial, commercial, or rural residential zoning districts shall provide a Type C buffer supplemented with an opaque fence, wall, or berm.

b. Nonresidential. Heavy commercial and industrial uses shall provide a Type B buffer for all adjoining general commercial, neighborhood commercial, and other nonresidential uses less intensive than heavy commercial or industrial.

c. No Existing Use. For the purposes of buffering, where no use exists on adjoining land and none is proposed by a valid permit application, the use of the adjoining land will be assumed to be the most intensive use allowed by the existing zoning.

d. Other Uses or Circumstances. In addition to the screening and buffering requirements in this section, the following uses must also provide the additional landscaping to provide an adequate buffer:

Table A. 

Use or Circumstance

Minimum Requirement

Drive-in businesses abutting or across an alley from a lot in a residential zoning district.

Six-foot-high screening along the abutting or alley lot lines and a five-foot-deep landscaped area inside the screening, when a drive-in lane or queuing lane abuts a lot in a residential zoning district.

Drive-in businesses, other than gas stations, in which the drive-in lane or queuing lanes are across the street from a lot in a residential zoning district.

Three-foot-high screening.

Gas stations in RR zones or, in C zones, across the street from a lot in a residential zoning district.

Three-foot-high screening along street lot lines.

Outdoor sales and outdoor display of rental equipment, abutting or across an alley from a lot in a residential zoning district.

Six-foot-high screening along the abutting or alley lot lines.

Outdoor sales and outdoor display of rental equipment across the street from a lot in a residential zoning district.

Three-foot-high screening along the street lot line.

Outdoor storage in an industrial zoning district abutting a lot in the commercial zoning district.

Screened from all lot lines by the facade of the structure or by six-foot-high screening; and five-foot-deep landscaped area between all street lot lines and the six-foot-high screening (Exh. B).

Outdoor storage in an industrial zoning district abutting a lot in a residential zoning district.

50-foot setback from the lot lines of the abutting lot in a residential zone and screened from those lot lines by the facade of the structure or by six-foot-high screening (Exh. C).

Outdoor storage in an industrial zoning district across the street from a lot in a residential zoning district.

Screened from the street by the facade of a structure, or by six-foot-high screening.

Parking garage occupying any portion of the street-level and/or street-facing facade between five and eight feet above sidewalk grade.

Five-foot-deep landscaped area along street lot line; or screening by the exterior wall of the structure; or six-foot-high screening between the structure and the landscaped area (Exh. A).

Unenclosed parking garage on lots abutting a lot in a residential zoning district.

A five-foot-deep landscaped area and six-foot-high screening along each shared lot line.

Parking garage that is eight feet or more above grade.

Three-and-one-half-foot screening along the perimeter of each floor of parking.

Outdoor areas associated with pet or child daycare centers.

Screened from all property lines by the facade of the structure or by six-foot-high screening between the outdoor area and all property lines.

Exhibit A. Screening of parking within or under a structure.

Exhibit B. Screening of open storage areas in industrial zoning districts.

Exhibit C. Screening of open storage areas in industrial zoning districts.

4. Standards.

a. Location. Where a use is required to provide buffering for adjoining uses, the buffering must be along all side and rear lot lines where the use abuts the other use. No buffers are required along front property lines unless buffering is included in screening requirements for outdoor storage or other conditions described in this chapter.

b. Composition.

i. Types. Where buffering is required, the following buffer types define the minimum width and plants required per 100 linear feet of buffer:

Buffer Type

Buffer Width

Canopy Trees

Understory Trees

Shrubs

A

12 feet

2

1

10

B

16 feet

2.5

2

20

C

20 feet

3

3

30

ii. Plants. The prescribed buffer plants may be existing natural vegetation, existing vegetation supplemented with additional plantings, or entirely new plantings. The suitability of existing vegetation to provide adequate buffering will be evaluated based on the minimum plants required. For effective buffering year-round, at least 50 percent of buffer trees shall be evergreen species. The selection and installation of buffer plants and buffer maintenance shall be according to the provisions in this chapter.

iii. Supplemental Structures.

(A) If an opaque fence, wall, and/or berm is required to supplement the plants within a buffer, it must be a minimum of six feet in height. Where an existing fence or wall on abutting property meets these requirements, no additional structure is required within the buffer. The existing fence or wall must be in good condition.

(B) For new fences or walls, all support posts must be on the side of the developing property so that the more finished appearance faces the abutting property.

(C) Existing natural vegetation, or existing vegetation supplemented with additional plantings, may be approved by the city planner for use instead of the fence or wall.

5. Refuse Containers and Areas. Trash and garbage areas, including dumpsters, must be located within a gated enclosure that is opaque on all sides.

6. Service and Off-Street Loading Areas. Screening with a continuous row of evergreen trees must be provided such that the service and off-street loading areas may not be viewed from adjacent streets.

7. Mechanical and Electrical Equipment. All ground level equipment must be screened with landscaping or a combination of decorative fencing and landscaping that screens the equipment from view from adjacent streets. Landscaping must be consistent with ANSI and/or NESC standards, whichever is more restrictive.

8. Screening of Surface Parking Areas. Surface parking areas abutting or across an alley from a lot in a residential zoning district must be screened with a minimum of a six-foot-high buffer along the abutting lot line or the lot line along the alley.

E. Waivers. When one of the specific uses listed in this subsection is proposed for expansion, the applicable requirements for that use shall be met. The city planner may reduce or waive the requirements where they are physically infeasible due to the location of existing structures or required parking.

F. Treatment of Blank Facades. A minimum of 50 percent of the blank facade of a building facing the street that is wider than 35 feet must be “broken up” with landscaped areas that include trees, shrubs, perennial flowers, and boulders. (Ord. 17-18(AM) § 2, 2017)

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