Chapter 17.56
LANDSCAPING STANDARDS
Sections:
17.56.040 Landscape types and descriptions.
17.56.050 Landscape standards.
17.56.060 Adjustment of landscape requirements.
17.56.070 Landscape maintenance.
17.56.080 Performance assurance.
17.56.010 Purpose.
The purpose of the landscaping and screening requirements of this chapter include the following:
A. Increase compatibility between different intensities of land uses by providing visual barriers that interrupt the barren expanse of paved parking lots;
B. Screen undesirable views of surrounding properties;
C. Provide a visual separation and physical buffer between varying intensities of abutting land uses;
D. Reduce the impact of erosion and storm water runoff;
E. Provide pervious surfacing to allow natural ground water recharge;
F. Reduce heat, air and noise pollution;
G. Promote safety through reduced glare and reduction of congestion;
H. Provide visual separation between pedestrian and traffic movement; and
I. Preserve and enhance the ecology of the region and the natural character of the community. (Ord. 1138 § 1 (Exh. A), 2008; Ord. 1097 § 1, 2007; Ord. 1039 § 1, 2004).
17.56.020 Applicability.
A. This chapter shall apply to all permitted, accessory, and conditional uses, except as described below. Landscape plans shall be submitted with a development permit application prior to the issuance of any building permit or other land use action.
B. This chapter does not apply to:
1. Farms and accessory uses associated with farming;
2. Single-family residential dwellings, duplexes and their accessory uses when not developed as part of an overall development, i.e., subdivisions or planned developments, and while used for those purposes;
3. Subdivision(s) and short subdivision(s), except subdivision entrance signs, or landscape design standards required elsewhere in the city regulations;
4. Remodels representing less than 50 percent of the valuation of the structure as determined by using the most recent ICBO construction tables, or remodels adding less than 20 percent of gross floor area, whichever is greater; and
5. Changes or expansions in use(s) requiring less than five parking stalls or less than 10 percent of the required parking stalls.
C. The city shall review and may approve, approve with modifications or disapprove the landscape plans for all developments in accordance with the provisions of this chapter. The city may permit alternative landscaping, as set forth in CMC 17.56.060, when the overall site development plan, as proposed by the applicant, provides equal or better results than required by this chapter. The city may adopt a tree standards manual that describes appropriate species, planting and maintenance techniques applicable to the Cashmere area.
D. The following terms are used in applying the landscape standards as enumerated within this chapter:
1. “Landscaping” shall mean an area devoted to or developed and maintained with plantings, lawn, groundcover, gardens, trees, shrubs, and other plant materials, decorative outdoor landscape elements, garden ponds or pools, fountains, water features, paved or decorated surfaces of rock, stone, brick, block, or similar material (excluding driveways, parking, loading, or storage areas), and sculptural elements.
2. “Landscaping, interior” shall mean a landscaped area or areas within the shortest circumference line defining the perimeter or exterior boundary of the parking or loading area, or similar paved area, excluding driveways or walkways providing access to the facility (as applied to parking and loading facilities or to similar paved areas).
3. “Landscaping, perimeter” shall mean a landscaped area adjoining and outside of the shortest circumference line defining the exterior boundary of a lot parking or loading area, or similar areas, excluding driveways or walkways providing access to the facility (as applied to parking and loading facilities or to similar paved areas).
E. All required landscaping shall be maintained by the landowner or, in the case of streetscape landscaping, by the adjacent landowner, unless it is part of a city maintenance program. (Ord. 1138 § 1 (Exh. A), 2008; Ord. 1097 § 1, 2007; Ord. 1039 § 1, 2004).
17.56.030 Landscape plan.
All landscape plans shall be a scaled drawing submitted to and approved by the city when applicable and shall be consistent with the provisions of this chapter. At a minimum, the landscape plan shall contain the following:
A. A plant list indicating the type, size and quantity of proposed plant materials.
B. The landscape design must include the location and size of all existing and proposed planting areas on the site. An irrigation or specified method of watering shall also be submitted. Where utilized, the following items shall also be shown:
1. Indication of screening and buffer plantings required by ordinance;
2. Impervious surfaces;
3. Natural or manmade features and water bodies;
4. Existing or proposed structures, fences, and retaining walls;
5. Location and spacing of each plant to be planted, shown to scale;
6. Designated recreational open space areas, pedestrian plazas, or green areas; and
7. The location of all proposed lighting shall be included.
C. The landscape plan shall be submitted with the development application and approved prior to the issuance of a building permit or in conjunction with the development permit. (Ord. 1138 § 1 (Exh. A), 2008; Ord. 1097 § 1, 2007; Ord. 1039 § 1, 2004).
17.56.040 Landscape types and descriptions.
The plant materials that are chosen shall be those best suited to the climate within the Cashmere area. The following landscape types required in CMC 17.56.050 are set forth below:
A. Type I: Screen. Type I landscaping is intended to provide a very dense sight barrier to significantly separate incompatible uses and/or zoning districts. Existing natural buffers are encouraged but may need additional width or to be augmented with additional landscaping features to provide the required sight barrier. Type I landscaping shall contain the following minimum elements:
1. All plant materials and living groundcover must be selected and maintained so that the entire landscaped area will be covered a minimum of 75 percent within five years, with maximum coverage in eight years.
2. Any combination of trees (deciduous or evergreen), shrubs, earthen berms and related plant materials or design are allowed; provided, that the resultant effect is sight-obscuring from adjoining properties.
3. All trees and shrubs must be capable of growing to a minimum six feet and three and one-half feet in height respectively.
B. Type II: Streetscape. Type II landscaping is intended to create a visual separation between property uses/activities and streets or roads, and to create visually aesthetic street corridors to help promote linkages between neighborhoods, commercial, industrial and recreational areas. Type II landscaping shall contain the following minimum elements:
1. Deciduous trees and a combination of shrubs and/or groundcover approved by the city and as set forth herein:
a. Trees shall be a minimum of six feet in height at the time of planting;
b. Trees shall be planted at intervals no greater than 50-foot centers;
c. Trees shall not be located closer than three feet to the curb and/or a sidewalk;
d. Evergreen trees that comply with subsections (B)(1)(a) through (B)(1)(c) of this section may be substituted for the deciduous trees, upon approval of the city, provided they will not cause sight distance impairment at intersections of public streets and/or driveways, and provided they will not cause operation and/or structural damage to sidewalks and/or storm drainage systems.
2. Shrubs shall be a minimum of one and one-half feet in height at the time of planting and may be dispersed throughout the landscaped planting area or in confined pockets or nodes.
3. Groundcover shall be designed to cover 60 percent of the required area. Groundcover shall consist of grass, shrubs, vines, or other similar living groundcover. The remaining area may be covered with bark, rock or other similar material. These areas may also contain trees, shrubs, and other permitted plant materials and pedestrian amenities (i.e., benches); however, areas planted in grass shall be designed and constructed in a manner that will make possible normal maintenance such as mowing and watering. Groundcover shall be planted so that a minimum of 75 percent of the area is covered at maturity within five years.
4. Street trees shall be planted adjacent to the right-of-way, but not closer than three feet to a public sidewalk or curb. In no case shall sight-obscuring landscaping be located within the clear view triangle area as set forth in Chapter 17.58 CMC.
5. It shall be the responsibility of the owner(s) of the lot adjacent to the streetscape area to maintain the trees and planting area in good growing condition and to replace dead or dying trees with similar tree or shrub species. The city shall have the right to prune and maintain trees and shrubs within the lines of the right-of-way, clear view triangle and other public areas as may be necessary to ensure public safety.
C. Type III: Perimeter Landscaping. Type III landscaping is intended to provide landscaping on the perimeter boundary of a site and to provide a visual separation of uses from adjacent uses and parking areas. Type III landscaping shall contain the following minimum elements:
1. A combination of deciduous and/or evergreen trees, shrubs, and groundcover.
a. No more than 60 percent of the trees shall be deciduous;
b. Trees shall be a minimum of six feet in height at the time of planting; and
c. 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.
2. Shrubs shall be a minimum of one and one-half feet in height at the time of planting with approved living groundcover. Plant materials shall be planted so that the ground will be covered a minimum of 75 percent within five years.
3. Earthen berms with grass, vegetative groundcover or other landscaping features should be designed with the required landscaping standards of this chapter, provided the resultant effect would provide a pedestrian-friendly environment and visual relief where clear sight is required and can be achieved.
D. Type IV: Open Landscaping. Type IV landscaping is intended to provide visual relief where clear sight is desired, pedestrian plazas, green areas, around signs, intersections, buildings or other similar areas. Type IV landscaping shall contain the following minimum elements:
1. A combination of evergreen or deciduous trees or shrubs and groundcover planted adjacent to buildings in the following areas and shall meet the criteria as prescribed herein:
a. At the main entrance and front of the building;
b. Adjacent to a public road.
2. A minimum of 30 percent of the area as measured along the length of a building or structure shall be planted and landscaped in areas identified in subsection (D)(1)(a) of this section.
3. The landscape area shall not be located greater than 15 feet from the building or structure.
4. Accessory buildings associated with the primary use shall be exempt from the above requirements.
5. Landscaping located at road intersections or within a clear view triangle shall not exceed three and one-half feet in height as measured from road grade and shall meet the minimum criteria established in Chapter 17.58 CMC for clear view triangle.
E. Type V: Parking Area Landscaping. Type V landscaping is intended to provide visual relief and shade in parking areas. Up to 100 percent of the required trees proposed for the parking area may be deciduous. Type V landscaping shall contain the following minimum elements:
1. Required Amount.
a. Parking areas with fewer than 20 parking stalls are exempt from these provisions.
b. A parking area with more than 20 but less than 100 parking spaces: at least 17.5 square feet of landscape area must be provided as described in this section for each parking stall proposed.
c. If the parking area contains more than 100 parking spaces at least 35 square feet of landscaping must be provided as described in this section for each parking stall proposed.
2. Each area of landscaping must contain at least 100 square feet of area and dimension and shall not be less than six feet in any direction. The area must contain at least one tree six feet in height at the time of planting. The remaining ground area must be landscaped with plant materials.
3. A landscaped area must be placed at the interior end of each parking row in a multiple-lane parking area. Each area must be at least four feet wide and must extend the length of the adjacent parking stall(s).
4. One shade tree shall be planted within the interior of the off-street parking area for every 10 parking stalls. The first priority in meeting this provision is to preserve existing, well-established trees that do not interfere with the safety, operation and functioning of the parking lot. The trees shall be capable of providing shade to an area equal to 30 percent of the parking facility within 15 years of planting.
5. All landscaped islands must have a minimum depth of topsoil of two feet for shrubs and four feet for trees, unless poor drainage conditions exist which would require modifications as approved by the city.
6. All landscaped islands shall be planted with a combination of shade trees, shrubs or living groundcover. This area may contain ornamental trees and shrubs if appropriate. All planting must be in the central portion of the island.
7. Screen planting of a dense evergreen material not less than five feet in height at the time of maturity shall be provided in any locations where lights from vehicles within the off-street parking area may shine directly into windows of adjacent residential buildings. In lieu of screen planting, up to 50 percent of the required landscaping may be subtracted when a solid rock, masonry or wood fence is constructed, provided the fence is at least 42 inches high, but does not exceed five feet in height.
8. A screen planting of dense evergreen material not less than five feet high at the time of planting shall be required where overhead illumination is located within the off-street parking area and may shine directly into windows of adjacent residential buildings. The city may require a greater height if it is determined that the screen planting of five feet high does not properly screen the overhead illumination from adjacent residential buildings. Parking lot lights will not be permitted to shine over property boundaries.
9. Provisions shall be made to ensure that adequate pedestrian paths connecting the parking lot with the public right-of-way are provided throughout the landscaped areas.
10. All areas in a parking facility not used for driveways, maneuvering areas, parking spaces or walks shall be permanently landscaped with suitable materials and shall be permanently maintained, pursuant to a maintenance program submitted by the applicant and approved by the community development director.
11. All landscaped areas shall have a border, as approved by the community development director, such as railroad ties or blocks, to retain the landscaping materials and also to protect them from intrusion by vehicles. All landscaped areas shall be a minimum of six feet in width and contain a minimum area of 60 square feet. Except within 15 feet of a driveway, landscaped areas may include berming, ornamental block walls and similar techniques that provide variations and/or modulations in elevation, texture and similar characteristics.
12. To increase the parking lot landscaped area, a maximum of two feet of the parking stall depth may be landscaped in lieu of asphalt while maintaining the required parking dimensions.
13. All parking facilities shall be permanently maintained in such a way that dust is not emitted from the parking lot, and shall be free of weeds, litter, debris and graffiti. Parking lots shall be striped biannually.
14. Where lighting is provided, it shall be of low intensity and the lighting shall be shielded in such a way that light and glare is directed only onto the subject property. (Ord. 1138 § 1 (Exh. A), 2008; Ord. 1097 § 1, 2007; Ord. 1039 § 1, 2004).
17.56.050 Landscape standards.
Landscaping shall be provided in all developments subject to this chapter and as set forth below, except as otherwise enumerated within the regulations of the city.
A. District Landscaping Designations and Minimum Width. The following standards listed below indicate the type and width of landscaping required for various proposed uses, depending on the zoning district, type of use and zoning of adjacent parcels, or as enumerated elsewhere in this title.
1. The minimum landscaping width along the rear and side yards may be reduced to an amount approved by the director, but in no case shall it be less than five feet, if an ornamental wall or fence is constructed in conjunction with the landscaping required.
2. The director may increase the minimum width of a landscaped area and type of planting if the use is located adjacent to a lower intensity use.
3. If existing, well-established trees that have a trunk diameter of six inches or greater, as measured four feet above ground level, and/or vegetation (excluding noxious weeds and grasses) can realistically be utilized, they should be preserved and incorporated into the overall landscape program.
4. Downtown Business (DB) and Mixed Commercial/Light Industrial (C/LI) Districts.
|
Yard/Area |
Landscape Width |
Landscape Type |
|
a. Front yard |
6 feet |
Type II |
|
b. Front yard if a pedestrian plaza or green area is provided |
6 feet |
Type IV |
|
c. Side and rear yards adjacent to any residential and/or recreation district |
10 feet |
Type I |
|
d. Adjacent to buildings and/or structures |
5 feet |
Type IV |
5. Public (P) District.
|
Yard/Area |
Landscape Width |
Landscape Type |
|
a. Front yard |
6 feet |
Type II |
|
b. Front yard if a pedestrian plaza or green area is provided |
6 feet |
Type IV |
|
c. Rear and side yards |
5 feet |
Type III |
|
d. Yards adjacent to any residential and/or recreation district |
10 feet |
Type I |
|
e. Adjacent to buildings and/or structures |
5 feet |
Type IV |
6. Multifamily Residential (MF) and Planned Developments.
|
Yard/Area |
Landscape Width |
Landscape Type |
|---|---|---|
|
a. Front yard |
6 feet |
Type II |
|
b. Rear and side yards |
6 feet |
Type III |
|
c. Yards adjacent to any other residential and/or recreation district |
10 feet |
Type I |
|
d. Adjacent to buildings and/or structures |
5 feet |
Type IV |
7. Warehouse Industrial (WI) District.
|
Yard/Area |
Landscape Width |
Landscape Type |
|
a. Front yard |
6 feet |
Type II |
|
b. Side and rear yards adjacent to any residential and/or recreation district |
15 feet |
Type I |
|
c. Yards adjacent to any commercial district |
10 feet |
Type I |
|
d. Adjacent to buildings and/or structures |
5 feet |
Type IV |
8. Conditional Uses/Nonresidential Uses in Residential Districts.
|
Yard/Area |
Landscape Width |
Landscape Type |
|
a. Front yard |
6 feet |
Type II |
|
b. Rear and side yards |
5 feet |
Type III |
|
c. Adjacent to buildings and/or structures |
5 feet |
Type IV |
B. Landscape Standards for Signs Including Permanent Subdivision Signs. Entrance signs shall be landscaped with Type IV landscaping and have a minimum landscaped area of 50 square feet. (Ord. 1138 § 1 (Exh. A), 2008; Ord. 1097 § 1, 2007; Ord. 1039 § 1, 2004).
17.56.060 Adjustment of landscape requirements.
A. An alternative landscaping plan for an overall site development may be submitted and approved by the city when the landscaping plan as proposed meets the minimum standards and general intent of this chapter. The landscaping plan shall be processed simultaneously with the overall site development plan.
B. The city may authorize reduced or expanded widths of plantings or may waive or require supplementation of some of the landscaping requirements in the following instances:
1. When the inclusion of significant existing vegetation located on the site would result in as good as or better satisfaction of the purposes of this chapter;
2. When the landscaping would interfere with the adequate flow of storm water runoff, as determined by the city engineer along drainage easements and/or when the landscaping would interfere with the adequate treatment of storm water in grassed percolation areas;
3. Requests for modifications to landscape plans under this subsection are classified in accordance with “limited administrative reviews” as set forth in CMC Title 14. (Ord. 1138 § 1 (Exh. A), 2008; Ord. 1097 § 1, 2007; Ord. 1039 § 1, 2004).
17.56.070 Landscape maintenance.
A. All landscaping shall be maintained for the life of the completed development.
B. The applicant and/or landowner shall follow accepted nursery standards and practices in the planting and maintenance of vegetation required by this chapter. During site development, care shall be taken not to compact the planting areas and compacted soils shall be loosened.
C. A permanently installed irrigation system shall be provided with adequate water pressure and coverage to serve all landscaped areas, except for areas with existing native species that are incorporated into the approved design.
D. The property owner shall keep the landscaped areas free of weeds and trash, and shall replace any diseased, damaged, unhealthy or dead plants in conformance with the approved landscape plan. All landscape materials shall be pruned and trimmed as necessary to maintain a healthy growing condition. If the director determines the maintenance required under this subsection has not been performed, the city shall take enforcement action pursuant to the provisions of CMC Title 14.
E. Planting areas shall be clearly separated from parking spaces and driveways by a raised curb, earthen berm or other suitable formal separation permanently affixed to the ground. Planting areas shall not have artificial impervious material underlying the top soil. (Ord. 1138 § 1 (Exh. A), 2008; Ord. 1097 § 1, 2007; Ord. 1039 § 1, 2004).
17.56.080 Performance assurance.
A. The required landscaping shall be installed prior to occupancy or the issuance of an occupancy permit, whichever occurs first, unless the director determines that a performance assurance device will adequately protect the interest of the city. In no case may the property owner/developer delay performance for more than one year, unless a time schedule is developed to phase in the landscaping and is approved by the director.
B. The city may require performance assurance as a warranty of plant survival. Such an assurance shall, if required, be in effect through one complete growing season following planting.
C. If a performance assurance device is required it shall be in a form acceptable to the city attorney, and in an amount that is 150 percent of the estimated cost of installation. (Ord. 1138 § 1 (Exh. A), 2008; Ord. 1097 § 1, 2007; Ord. 1039 § 1, 2004).