Chapter 17.131
AESTHETICS, BUFFERS, COMPATIBILITY AND LANDSCAPING STANDARDS
Sections:
17.131.010 Purpose and intent.
17.131.015 General provisions.
17.131.016 Parking lot landscape standards.
17.131.018 Garbage and recycling receptacles.
17.131.020 Outdoor storage screening and other standards.
17.131.030 Location and screening of loading bays and loading berths.
17.131.040 Screening of mechanical and other equipment.
17.131.050 Landscape strips required.
17.131.070 Landscape maintenance.
17.131.090 Off-site noise impacts.
17.131.100 Off-site glare impacts.
17.131.110 Off-site vibration impacts.
17.131.120 Off-site odor impacts.
17.131.130 Measurement of off-site impacts.
17.131.010 Purpose and intent.
The city council finds that orderliness, beauty, architectural harmony and design with nature in mind bear a substantial relationship to community welfare. The regulations in this chapter promote the maintenance of existing natural areas and the reestablishment of vegetation for aesthetic and health reasons, establish a pleasant visual character by softening the effects of built and paved areas, promote compatibility between land uses by reducing impacts of development on abutting uses, and enhance the livability of residential lands. The city council intends to upgrade the aesthetic character, and ensure the compatibility of, institutional, multiple-family residential, commercial, industrial and other developments through the application of screening requirements for outdoor storage uses, maintenance and replanting of natural buffers between incompatible uses, the reservation of sufficient open space, and the installation of landscape strips along street rights-of-way, within parking lots and alongside property lines, as more fully set forth in this chapter and other chapters of this title. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.011 Applicability.
The provisions of this chapter shall apply to all development applications in the city, with the exception of individual single- and two-family residential lots. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 16-15 § 6 (part), 2016)
17.131.015 General provisions.
A. A landscape plan shall contain landscaping and buffering with the applicable design standards, based on Table 17.131-1 and other applicable provisions of this chapter.
B. Landscape Plan. All landscape plans shall include the following:
1. A detailed landscaping plan of all existing and proposed vegetation and trees at a minimum scale of one inch equals thirty feet.
2. A detailed plant and tree list showing the type of species and size at installation.
C. Review Procedures. Landscape plans shall be reviewed in conjunction with associated land use application. In the event that the landscape plan is proposed as a separate action, the planning director shall review the application by means of a Type I procedure, per BGMC 17.200.060. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 16-15 § 6 (part), 2016)
17.131.016 Parking lot landscape standards.
The following landscaping standards are intended to improve and soften the appearance of parking areas; reduce the visual impact of parking areas from sidewalks, streets, and especially from adjacent residential zones; shade and cool parking areas:
A. Any off-street parking area other than for one-family or two-family dwelling units shall be screened with a B2 buffer or equivalent on each side that abuts residentially zoned properties.
B. Screening is required in parking areas along all property lines and along all public streets. The planning director may waive or reduce the requirement for screening along property lines in those instances where it can be shown that such screening limits the ability to conform to other requirements of this title. Screening along property lines shall be a minimum six feet in height. Where property lines front along public or private streets, screening shall be three feet in height, except that screening shall not be required if buildings are located at the property line.
C. Except when provided for neighborhood retail pursuant to BGMC 17.106.050, parking areas that contain a minimum of seven spaces shall contain landscape islands at a ratio of one island for every seven parking spaces. Landscape islands shall be distributed throughout the parking lot area and contained by a continuous curb unless waived by the planning director. A landscape island shall be at least twenty-five square feet in total size, a minimum of four feet wide, and designed to prevent damage to landscaping within the island, such as by using a curb or wheel stop. Parking area landscaping shall be indicated on a landscape plan indicating the location, common and botanical name of the vegetation, initial planting size and mature planting size.
D. At least one tree shall be planted in each landscape island. Trees in landscape islands shall reach a minimum mature height of thirty feet, cast moderate to dense shade in the summer, live a minimum of sixty years, require little maintenance and be suited for use in the proposed location. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 16-15 § 6 (part), 2016)
17.131.018 Garbage and recycling receptacles.
A. Screening of Garbage and Recycling Receptacles. Except for one-family and two-family dwellings, any garbage and recycling receptacles shall be screened from view of public rights-of-way, private streets and residential uses on abutting lots. Screening of garbage and recycling receptacles areas shall be required as follows:
1. Location.
a. The storage area for recyclables shall be located within the storage area for residual mixed solid waste.
b. Storage area space requirements can be satisfied with a single location or multiple locations and can combine both interior and exterior locations.
c. The storage area shall be accessible for collection vehicles and located so it will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site.
2. Design Standards.
a. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection.
b. Storage containers shall meet International Fire Code standards, be covered with waterproof materials, and situated in a covered area.
c. Design of exterior storage areas shall comply with standards outlined in the current Stormwater Management Manual for Western Washington, while incorporating roof cover, paving, and runoff containment, to prevent non-stormwater discharges prohibited by BGMC 13.126.060, Prohibition of illicit discharges, from entering the stormwater drainage system.
d. Exterior storage not wholly within an enclosed building shall be required to be screened from view of public rights-of-way, private streets and residential uses on abutting lots, by a one hundred percent sight-obscuring fence or masonry wall and appropriate B3 buffer as provided in BGMC 17.131.080. A gate(s) through the fence shall allow access to users and haulers. The gate(s) for haulers shall be capable of being secured in a closed and open position.
e. Storage containers shall be clearly labeled to indicate the type of materials accepted.
3. Access Standards.
a. Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day and to collection service personnel on the day and approximate time they are scheduled to provide collection service.
b. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of ten feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered.
c. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safely exit the site in a forward motion. (Ord. 22-20 § 7, 2022)
17.131.020 Outdoor storage screening and other standards.
Screening outdoor storage areas shall be required as follows:
A. Outdoor Storage. Outdoor storage or storage not wholly within an enclosed building shall be required to meet the requirements of Table 17.131.020-1. Outdoor storage must be screened from view of public rights-of-way, private streets and residential uses on abutting lots by a B3 buffer or equivalent as provided in BGMC 17.131.080.
B. Storm Ponds. Storm ponds adjacent to public streets shall be screened with a B2 buffer. Landscaping required by the B2 buffer shall be privately owned and maintained.
C. Outdoor vehicle storage shall be located on paved surfaces only. For heavy equipment storage refer to BGMC 17.135.085.
|
Table 17.131.020-1 Outdoor Storage Standards |
|
|---|---|
|
District |
Outdoor Storage Requirement |
|
Residential |
Not allowed |
|
Commercial |
Not allowed 1 |
|
Light Industrial (ML) |
Storage no higher than 8', screened by sight-obscuring fence |
|
Employment Campus (EC) and Westside Employment (WE) |
Allowed as an accessory use. Storage no higher than 8', screened by sight-obscuring fence |
|
Mixed Use Residential (MU-R) |
Not allowed |
|
Mixed Use Employment (MU-E) |
Allowed as an accessory use. Storage no higher than 6', screened by sight-obscuring fence |
1. Incidental outdoor displays associated with typical retail sales are permitted.
(Ord. 23-11 § 2, 2023; Ord. 22-20 § 7, 2022; Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 16-15 § 6 (part), 2016: Ord. 04-024 § 26, 2004: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.030 Location and screening of loading bays and loading berths.
Any loading bays or berths required by this title or provided to serve development shall not face public streets and shall be located to the rear of buildings. A B3 buffer or equivalent must screen such loading bays or berths from adjacent properties or streets. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 04-024 § 27, 2004: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.040 Screening of mechanical and other equipment.
Mechanical and other equipment located on the ground, such as but not limited to heating or cooling equipment, pumps, generators, electrical boxes and transformers, must be screened from the street and any abutting residential lots with a B2 buffer or equivalent. Mechanical or other equipment on roofs must be screened from the ground level of any abutting residential lots. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 11-06 § 9, 2011: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.050 Landscape strips required.
New development or additions and expansions of existing development shall provide landscaping consistent with Table 17.131-1, and for parking lots as required by BGMC 17.131.016. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 16-15 § 6 (part), 2016: Ord. 13-07 § 21, 2013: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.070 Landscape maintenance.
Landscaping is to be maintained in a healthy and neat manner and may be subject to periodic inspection by the city. When installation of landscaping is required by this title, the owner shall be responsible for the monitoring, maintenance and replacement, if necessary, of new landscaping to assure one hundred percent survival for trees and ninety percent survival for shrubs and ground cover for a one-year period. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 11-06 § 10, 2011: Ord. 02-009 § 70, 2002: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.080 Buffer standards.
All new development within the city shall comply with the screening and buffering required by the buffering matrix contained in Table 17.131-1 and the following standards. Where there is a conflict between the fence and hedge provisions of BGMC 17.135.080 and this section, this section shall prevail; provided, that in no case shall sight distance provisions at intersections or other safety provisions be violated. The planning director may allow specific change to the following standards where it is found that an alternative buffer provides the same level of buffering as the standard indicated:
A. B1—Low Screen Buffer. This buffer is intended to provide a minimal amount of transitional screening between potentially incompatible zones. This buffer consists of live ground cover and trees planted every thirty lineal feet on center.
B. B2—Medium Screen Buffer. This buffer is intended to provide a moderate degree of transitional screening between potentially incompatible zones. This buffer consists of live ground cover and trees planted every thirty lineal feet on center, filled between with evergreen shrubs which reach a minimum height of three to four feet within three years of planting.
C. B3—High Screen Buffer. This buffer is intended to provide a high degree of visual screening between potentially incompatible zones. This buffer consists of six-foot-high fully sight-obscuring fences with a landscape strip on the exterior of the fence along the perimeter of the side and rear yards. Where a B3 buffer is required on both sides of a shared property, a single shared fence on the property line is permitted. The landscape area shall be planted with live ground cover and trees planted every thirty lineal feet on center, filled between with evergreen shrubs which reach a minimum height of three to four feet within three years of planting.
D. Required Vegetation. Plant species selected for planting shall be suitable to the local climate, and the location in which they are to be planted. Plant species that are invasive or cause problems with utilities shall generally be prohibited. The planning director shall maintain a list of plant species that are prohibited.
E. Natural Vegetation and Preservation. The preservation of native vegetation and mature trees such as conifers or Oregon white oaks is encouraged as part of buffer design and overall landscape coverage. The planning director may waive or reduce the requirements of this chapter to encourage the preservation of native vegetation and mature trees.
Table 17.131-1
Landscaping and Buffer Requirements
|
District of Development |
Minimum Depth of Front Landscape Strip (feet)1 |
Minimum Landscape Coverage (%) of Site |
Minimum Buffer Requirements for Side and Rear Yards Abutting Contrasting District |
||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
R3—R7 |
R10—R20 |
NC |
RC |
CC |
DC |
ML |
MU-E |
MU-R |
EC/WE |
A |
|||
|
R12 and R16 |
10 |
20 |
10/B2 |
5/B2 |
5/B2 |
15/B2 |
10/B2 |
5/B2 |
20/B2 |
10/B2 |
10/B2 |
20/B2 |
5/B2 |
|
R20 |
10 |
20 |
10/B2 |
5/B2 |
5/B2 |
15/B2 |
10/B2 |
5/B2 |
20/B2 |
10/B2 |
10/B2 |
20/B2 |
5/B2 |
|
NC |
102 |
203 |
10/B2 |
10/B2 |
0' |
0′ |
0′ |
0′ |
5/B2 |
0′ |
0′ |
10/B1 |
5/B2 |
|
RC |
102 |
203 |
20/B2 |
10/B2 |
0′ |
0′ |
0′ |
0′ |
10/B1 |
10/B1 |
10/B2 |
10/B1 |
10/B2 |
|
CC |
102 |
203 |
20/B2 |
10/B2 |
0′ |
0′ |
0′ |
0′ |
10/B1 |
10/B1 |
10/B2 |
10/B1 |
10/B2 |
|
DC |
0 |
0 |
10/B2 |
0′ |
0′ |
0′ |
0′ |
0′ |
0′ |
0′ |
0′ |
0′ |
0′ |
|
ML |
10 |
10 |
20/B3 |
20/B3 |
20/B3 |
20/B3 |
20/B3 |
20/B2 |
0′ |
20/B1 |
20/B3 |
20/B1 |
10/B1 |
|
MXE |
102 |
10 |
20/B2 |
10/B2 |
5/B2 |
5/B2 |
5/B2 |
0′ |
10/B1 |
0′ |
0′ |
10/B2 |
10/B1 |
|
MXR |
102 |
10 |
10/B2 |
10/B2 |
5/B2 |
10/B2 |
5/B2 |
0′ |
10/B1 |
0′ |
0′ |
10/B2 |
10/B1 |
|
EC/WE |
25 |
25 |
20/B3 |
20/B1 |
20/B1 |
20/B1 |
20/B1 |
20/B1 |
20/B1 |
20/B2 |
20/B2 |
0′ |
20/B1 |
|
A |
10 |
10 |
20/B3 |
20/B3 |
20/B3 |
20/B3 |
20/B3 |
20/B2 |
0′ |
20/B1 |
20/B3 |
20/B1 |
0′ |
1. This landscape strip applies to all public and private streets.
2. May be reduced to zero if there is no vehicular parking or maneuvering between the building and the public or private street.
3. Public pedestrian plazas or additional sidewalk width may count toward this requirement.
(Ord. 23-11 § 2, 2023; Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 16-15 § 6 (part), 2016: Ord. 15-04 § 28, 2015; Ord. 06-07 § 8, 2006; Ord. 04-024 §§ 28, 29, 2004: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.090 Off-site noise impacts.
No person shall operate or cause to be operated any source of sound in such a manner as to create a sound level that exceeds sixty DBA in any residential district. Specifically exempted from this requirement are the following: emergency signaling devices, domestic power tools, air-conditioning equipment for residential purposes, operating motor vehicles and lawnmowers, railroads, aircraft, church bells or chimes and normal sounds from agricultural or domestic animals. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.100 Off-site glare impacts.
Glare shall not directly or indirectly from reflection cause illumination on other properties or on public streets or private streets with permitted public access in excess of a measurement of one footcandle of illumination. Outdoor lights shall consist of fully shielded and downward directed fixtures. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 04-024 § 30, 2004: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.110 Off-site vibration impacts.
Continuous, frequent or repetitive vibrations that can be detected by a person of normal sensitivities at a property line shall not be produced. Vibrations from temporary construction and vehicles are exempt. Vibrations lasting less than five minutes per day are also exempt. Seismic or electronic vibration equipment may be used for measurements when there are doubts about the level of vibration. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.120 Off-site odor impacts.
Continuous, frequent or repetitive odors that exceed centimeter No. zero may not be produced. The odor threshold is the point at which an odor may just be detected. The centimeter reading is based on the number of clean air dilutions required to reduce the odorous air to the threshold level. Centimeter No. zero is one to two dilutions of clean air. An odor detected for less than fifteen minutes per day is exempt. Marijuana businesses shall incorporate odor control technology and provisions, and ensure that emissions do not exceed Southwest Washington Clean Air Agency regulations, including but not limited to those specified for odors at SWCAA 400-040(4). (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 16-15 § 6 (part), 2016: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)
17.131.130 Measurement of off-site impacts.
Measurement for compliance with the standards specified in BGMC 17.131.090 through 17.131.120 are to be made from the property line or within the property of the affected site. If the city does not have the equipment or expertise to measure and evaluate a specific complaint, it may request assistance from another agency or may contract with an independent expert to perform such measurements. The city may accept measurements made by an independent expert hired by the controller or operator of the off-site impact source. If the city contracts to have measurements made and no violation is found, the city will bear the expense. If a violation is found, city expenses will be charged to the violator. (Ord. 17-06 § 5 (part), 2017: Ord. 16-24 § 2 (part), 2016: Ord. 99-004 § 7 (part), 1999: Ord. 95-769 § 5 (part), 1995)