Chapter 18.75
LANDSCAPING, FENCES AND WALLS, OUTDOOR LIGHTING
Sections:
18.75.030 Landscaping and screening.
18.75.010 Purpose.
This chapter contains standards for landscaping and screening, fences, accessory walls, and outdoor lighting. The regulations are intended to protect public health, safety, and welfare by reducing development impacts (e.g., glare, noise, and visual impacts) on adjacent uses; minimizing erosion; slowing the rate of surface water runoff, thereby reducing infrastructure costs; buffering pedestrians from vehicle maneuvering areas; cooling buildings and parking lots in summer months with shade; and enhancing the City’s appearance. [Ord. 987 § 1 (Exh. A), 2022.]
18.75.020 Applicability.
1. HMC 18.75.030 establishes design standards for landscaping and screening. Projects requiring site design review or land division approval shall meet the applicable landscape standards, including the standards in Tables 18.45.040.4 and 18.45.040.5 and any special use requirements under Chapter 18.55 HMC, and the requirements of this chapter. Property owners are required to maintain landscaping and screening pursuant to HMC 18.75.030(7).
2. HMC 18.75.040 establishes design standards for when a fence or a wall not attached to a building is to be erected, extended, or otherwise altered. It also applies to situations where this code requires screening or buffering (e.g., outdoor or unenclosed storage uses). The standards of HMC 18.75.040 supplement the development standards in Tables 18.45.040.4 and 18.45.040.5 and any applicable special use requirements under Chapter 18.55 HMC.
3. HMC 18.75.050, Outdoor lighting, applies to all new outdoor lighting, i.e., located in new developments that require site design review approval.
4. The City Administrator, through a Type II procedure, may grant adjustments to this chapter, pursuant to the criteria of Chapter 19.40 HMC, Adjustments and Variances. [Ord. 987 § 1 (Exh. A), 2022.]
18.75.030 Landscaping and screening.
1. General Landscape Standard. All portions of a lot not otherwise developed with buildings, accessory structures, vehicle maneuvering areas, or parking shall be landscaped as required by Table 18.45.040.5. All developments requiring site plan review, subdivisions, or partitions shall include a formal landscape plan as part of their application.
2. Minimum Landscape Area. All lots shall conform to the minimum landscape area standards of the applicable zoning district, as contained in Tables 18.45.040.4 and 18.45.040.5. The City Administrator, consistent with the purposes in HMC 18.75.010, may allow credit toward the minimum landscape area for existing vegetation that is retained in the development. The City Administrator may apply landscaping credits for features such as patios, large rocks, barked or mulched areas, decorative concrete, etc.
3. Plant Selection. A combination of deciduous and evergreen trees, shrubs, and ground covers shall be used for all planted areas, the selection of which shall be based on local climate, exposure, water availability, and drainage conditions, among other factors. When new vegetation is planted, soils shall be amended, and necessary irrigation shall be provided to allow for healthy plant growth. The selection of plants shall be based on all of the following standards and guidelines:
a. Use plants that are appropriate to the local climate, exposure, and water availability. The presence of utilities and drainage conditions shall also be considered. The City may rely on Oregon State University Extension Service bulletins or other expert sources in evaluating landscape plans. Plant species, size, and location shall be included on the landscape plan.
b. Plant species that do not require irrigation once established (naturalized) are preferred over species that require regular irrigation.
c. Trees shall be healthy and disease free and not less than two-inch caliper for street trees and one and one-half-inch caliper for other trees at the time of planting (measured six inches above ground level). Trees to be planted under or near power lines shall be selected so as to not conflict with power lines at maturity. Street trees must be selected from the City’s approved list.
d. Shrubs shall be planted from five-gallon containers, minimum, where they are for required screens or buffers, and two-gallon containers minimum elsewhere.
e. Shrubs shall be spaced in order to provide the intended screen or canopy cover within two years of planting.
f. All landscape areas, whether required or not, that are not planted with trees and shrubs or covered with allowable nonplant material, shall have ground cover plants that are sized and spaced to achieve plant coverage of not less than 75 percent at maturity. The City Administrator may reduce this standard by one-half where a project proposal includes preserving a heritage tree.
g. Bark dust, chips, aggregate, rocks, or other nonplant ground covers may be used, but shall cover not more than 40 percent of any landscape area.
h. Where storm water retention or detention, or water quality treatment facilities are proposed, they shall be planted with water-tolerant species and may be counted toward meeting the landscaping requirement.
i. Existing mature trees that can thrive in a developed area and that do not conflict with other provisions of this code shall be retained where specimens are in good health, have desirable aesthetic characteristics, and do not present a hazard.
j. Evergreen plants shall be used where a sight-obscuring landscape screen is required.
k. Deciduous trees should be used where summer shade and winter sunlight are desirable.
l. Landscape plans shall provide for both temporary and permanent erosion control measures, which shall include plantings where cuts or fills, including berms, swales, storm water detention facilities, and similar grading, is proposed.
m. When new vegetation is planted, soils shall be amended, and irrigation provided until the plants are naturalized and able to grow on their own.
4. Historical Overlay District Streetscape Standard. Developers of projects within the City’s historical district zone can meet the landscape area requirement of subsection (2) of this section, in part, by installing street trees in front of their projects. The City Administrator shall grant credit toward the landscape area requirement using a ratio of one-to-one, where one square foot of planted area (e.g., tree well or planter surface area) receives one square foot of credit. The City Administrator may grant additional landscape area credit by the same ratio where the developer widens the sidewalk, creates a plaza, adds street trees or lighting, or other civic space.
5. Parking Lot Landscaping. All of the following standards shall be met for parking lots in excess of 5,000 square feet. If a development contains multiple parking lots, then the standards shall be evaluated separately for each parking lot.
a. At a minimum, one tree per 15 parking spaces on average shall be planted over and around the parking area.
b. Wheel stops, curbs, bollards, or other physical barriers are required along the edges of all vehicle maneuvering areas to protect landscaping from being damaged by vehicles. Trees shall be planted at least two feet from any such barrier.
c. Trees planted in tree wells within sidewalks or other paved areas shall be installed with root barriers, consistent with applicable nursery standards.
6. Screening Requirements. Screening is required for outdoor storage areas, unenclosed uses, and parking lots in the C-1 and PUZ zones and may be required in other situations as determined by the City Administrator. Landscaping shall be provided pursuant to the standards of subsections (6)(a) through (c) of this section:
a. Outdoor Storage and Unenclosed Uses. All areas of a site containing or proposed to contain outdoor storage of goods, materials, equipment, and vehicles (other than required parking lots and service and delivery areas, per site design review), and areas containing junk, salvage materials, or similar contents, shall be screened from view from adjacent rights-of-way and residential uses by a sight-obscuring fence, wall, landscape screen, or combination of screening methods. See also HMC 18.75.040 for related fence and wall standards.
b. Parking Lots. The edges of parking lots shall be screened to minimize vehicle headlights shining into adjacent rights-of-way and residential yards. Parking lots abutting a sidewalk or walkway shall be screened using a low-growing hedge or low garden wall to a height of between three feet and four feet.
c. Other Uses Requiring Screening. The City Administrator may require screening in other situations as authorized by this code, including, but not limited to, outdoor storage areas, blank walls, accessory dwelling units, special uses pursuant to Chapter 18.55 HMC, and as mitigation where an applicant has requested an adjustment pursuant to Chapter 19.40 HMC.
7. Maintenance. All landscaping shall be maintained in good condition, or otherwise replaced by the property owner. [Ord. 1000 § 1 (Exh. A), 2023; Ord. 987 § 1 (Exh. A), 2022.]
18.75.040 Fences and walls.
1. Purpose. This section provides general development standards for fences, and walls that are not part of a building, such as screening walls and retaining walls.
2. Applicability. This section applies to all fences, and walls that are not part of a building, including modifications to existing fences and walls. This section supplements the development standards of Tables 18.45.040.4 and 18.45.040.5.
3. Height.
a. Residential Zones. Fences and freestanding walls (i.e., exclusive of building walls) for residential uses shall not exceed the following heights above grade, where grade is measured from the base of the subject fence or wall:
(1) Within front or street-side yard setback: four feet if fence does not obstruct more than 50 percent visual clearance; three feet if sight is obscured more than 50 percent; except the following additional height is allowed:
(a) A fence may be constructed to a maximum height of seven feet where it is located on a street-side yard and is set back not less than three feet from the street-side property line behind a landscaped area.
(b) A fence may be constructed to a maximum height of six feet where the fence is of open chain link or other “see-through” composition that allows 90 percent light transmission.
(2) Within an interior side or rear yard setback: seven feet; except the fence or wall height, as applicable, shall not exceed the distance from the fence or wall line to the nearest primary structure on an adjacent property.
(3) A fence, landscaping, or both shall be required for all new, nondetached accessory dwelling units. Required fencing and/or landscaping shall be sufficient to maintain prior existing privacy with adjacent and developed residential uses.
b. Nonresidential Zones. Fences and freestanding walls (i.e., exclusive of building walls) for nonresidential uses shall not exceed the following height above grade, where grade is measured from the base of the subject fence or wall:
(1) Within front or street-side yard setback: four feet if fence does not obstruct more than 50 percent visual clearance; three feet if sight is obscured more than 50 percent, except the following additional height is allowed for properties located within an industrial, public, or institutional zone:
(a) A fence or wall may be constructed to a maximum height of seven feet where the fence is set back behind the front or street-side property line behind a five-foot landscape buffer.
(b) A fence or wall may be constructed to a maximum height of eight feet where the fence or wall is set back behind the front or street-side property line behind an eight-foot landscape buffer.
(c) Where approved by the City Administrator, a fence constructed of open chain link or other “see-through” composition that allows 90 percent light transmission may reach a height of up to eight feet.
(2) Within an interior side or rear yard setback: eight feet; except the fence or wall height, as applicable, shall not exceed the distance from the fence or wall line to the nearest primary structure on an adjacent property.
c. All Zones. Fences and walls shall comply with the vision clearance standards of HMC 18.70.030. Other provisions of this code, or the requirements of the roadway authority, may limit allowable height of a fence or wall below the height limits of this section.
4. Materials.
a. Permitted fence and wall materials include weather-treated wood; untreated cedar and redwood; metal (e.g., chain link, wrought iron, and similar fences); bricks, stone, masonry block, formed-in-place concrete, or similar masonry; vinyl and composite (e.g., recycled) materials designed for use as fencing; and similar materials as determined by the City Administrator. In addition, evergreen hedges are considered screening walls for the purpose of this chapter, subject to site design review approval.
b. Prohibited fence and wall materials include straw bales, tarps, barbed or razor wire (except in an industrial zone); scrap lumber, untreated wood (except cedar or redwood), corrugated metal, sheet metal, scrap materials; dead, diseased, or dying plants; and materials similar to those listed herein.
5. Permitting. A permit is required to install a fence of seven feet or more in height, or a wall that is four feet or more in height. All other walls and fences require review and approval by the Public Works Director through a free fence permit. The City Administrator may require installation of walls or fences as a condition of approval for development, as provided by other code sections. A building permit may be required for some fences and walls, pursuant to applicable building codes.
6. Maintenance. Fences and walls shall be maintained in good condition, or otherwise replaced by the property owner. [Ord. 987 § 1 (Exh. A), 2022.]
18.75.050 Outdoor lighting.
1. Purpose. This section contains regulations requiring adequate levels of outdoor lighting while minimizing negative impacts of light pollution.
2. Applicability. All outdoor lighting shall comply with the standards of this section.
3. Standards.
a. Light poles, except as required by a roadway authority or public safety agency, shall not exceed a height of 20 feet. Pedestal or bollard-style lighting is the preferred method illuminating walkways. This limitation does not apply to flag poles, utility poles, and streetlights.
b. Where a light standard is placed over a sidewalk or walkway, a minimum vertical clearance of eight feet shall be maintained.
c. Outdoor lighting levels shall be subject to review and approval as part of the site design review, subdivisions, or a Type II commercial or industrial application. Lighting levels shall be sufficient to provide for pedestrian safety, property or business identification, and crime prevention. (See also the City of Harrisburg Sign Code, Chapter 18.90 HMC.)
d. Except as provided for up-lighting of flags and permitted building-mounted signs, all outdoor light fixtures shall be directed downward, and have full cutoff and full shielding to preserve views of the night sky and to minimize excessive light spillover onto adjacent properties.
e. Lighting shall be installed where it will not obstruct public ways, driveways, or walkways.
f. Where a light standard is placed within a walkway, an unobstructed pedestrian through zone not less than 36 inches wide shall be maintained.
g. Lighting subject to this section shall consist of materials approved for outdoor use and shall be installed according to the manufacturer’s specifications.
4. Permitting. A land use permit is not required to install or replace outdoor lighting. The City Administrator may require lighting as a condition of approval for some projects, pursuant to other code requirements.
5. Maintenance. For public health and safety, outdoor lighting shall be maintained in good condition, or otherwise replaced by the property owner. [Ord. 987 § 1 (Exh. A), 2022.]