Chapter 18.245
SUPPLEMENTARY DEVELOPMENT STANDARDS
Sections:
18.245.020 Height of fences and hedges.
18.245.010 Generally.
The standards in this chapter apply to development generally within the city of La Center. They can be used in any review process where applicable to evaluate or condition approval of an application. [Ord. 2006-17 § 1, 2006.]
18.245.020 Height of fences and hedges.
(1) Heights. Fences not more than six feet in height may be maintained along the side yard, street-side yard, or rear lot lines; provided, that such fence does not extend into the front yard area. The front yard area is the distance between the front property line and the nearest point of the building specified in the zoning districts under this title. Fences shall not exceed four feet (48 inches) in height in the front yard. Height shall be measured from grade level on which the fence is installed to the highest point on the fence structure.
(2) Sight Distance. Fencing shall not conflict with the sight distance requirements of the La Center Engineering Standards for Construction.
(3) Security Fencing. Security fencing may be permitted within commercial or industrial land uses, provided the fencing consists of not more than four strands of barbed wire located on the top of a six-foot high fence.
(4) Temporary Fences. Vacant property and property under construction may be fenced with a maximum six-foot high, non-sight-obscuring fence.
(5) Prohibited Materials. Fiberglass or plastic sheeting, barbed wire, razor ribbon or other similar temporary material shall not be permitted as a fencing material.
(6) Modifications. Modifications to the standards in this chapter shall be made pursuant to LCMC 18.30.080. To modify the requirements of the chapter, the planning director shall find, by substantial evidence, that public safety will be substantially impaired unless this height restriction is exceeded or relaxed. [Ord. 2008-05 § 1, 2008; Ord. 2006-17 § 1, 2006.]
18.245.030 Solid waste.
If refuse containers are used by more than one unit for temporary storage of solid wastes, the container(s) shall be screened from view from off-site by a sight-obscuring fence and/or evergreen landscaping and the area kept clean of all litter. [Ord. 2006-17 § 1, 2006.]
18.245.040 Lighting.
(1) Lighting, including permitted illuminated signs, shall be designed and arranged so as not to do the following:
(a) Reflect or cast glare into any residential zone;
(b) Rotate, glitter, or flash; or
(c) Conflict with the readability of traffic signs and control signals.
(2) Lighting on any site shall not cause more than one foot-candle measured at any property line. [Ord. 2006-17 § 1, 2006.]
18.245.050 Noise.
All development shall comply with the noise standards in Chapter 173-60 WAC. [Ord. 2006-17 § 1, 2006.]
18.245.060 Landscaping.
(1) The following standards apply to landscaping and screening on private property required pursuant to Table 18.245.060. Landscaping and screening within public rights-of-way shall comply with the applicable provisions in Chapter 12.10 LCMC.
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|
Zoning of the abutting site |
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|---|---|---|---|---|---|---|---|---|
|
LDR |
MDR-16 |
C-1, C-3, MX |
JP, UP |
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|
Zoning of the site |
Separated by a street |
Not separated by a street |
Separated by a street |
Not separated by a street |
Separated by a street |
Not separated by a street |
Separated by a street |
Not separated by a street |
|
LDR |
None |
None |
L2 5 feet |
L3 5 feet |
L3 10 feet |
L4 10 feet |
L4 10 feet |
L5 20 feet |
|
MDR-16 |
L1 5 feet |
L1 5 feet |
L1 5 feet |
L1 5 feet |
L2 5 feet |
L3 5 feet |
L3 10 feet |
L4 10 feet |
|
C-1, C-3, MX |
L1 5 feet |
L2 5 feet |
L1 5 feet |
L2 5 feet |
None |
None |
None |
None |
|
JP, UP |
L2 5 feet |
L3 5 feet |
L2 5 feet |
L3 5 feet |
L2 5 feet |
L3 5 feet |
L1 5 feet |
L1 5 feet |
(2) Regardless of the zoning of the abutting property, if an industrial or commercial use is proposed abutting or across a street from an existing single-family or multifamily dwelling, the industrial or commercial use shall landscape and buffer the property line abutting that dwelling as though the abutting property was zoned UR.
(a) L1 – General Landscaping.
(i) The L1 standard is for open areas. It is intended to be used where distance is the principal means of separating uses or development, and landscaping enhances the area between them. The L1 standard consists principally of groundcover plants; trees and high and low shrubs also are required.
(ii) There are two ways to provide trees and shrubs to comply with an L1 standard. Shrubs and trees may be grouped. Groundcover plants, grass lawn or approved flowers must fully cover the landscaped area not in shrubs and trees.
(A) Where the area to be landscaped is less than 10 feet deep, one tree shall be provided per 30 linear feet of landscaped area.
(B) Where the area is 10 feet deep or greater, one tree shall be provided per 800 square feet and either two high shrubs or three low shrubs shall be provided per 400 square feet of landscaped area.
(b) L2 – Low Screen.
(i) The L2 standard uses a combination of distance and low-level screening to separate uses or development. The standard is applied where a low level of screening sufficiently reduces the impact of a use or development, or where visibility between areas is more important than a greater visual screen.
(ii) The L2 standard requires enough low shrubs to form a continuous screen three feet high and 95 percent opaque year-round. In addition, one tree is required per 30 lineal feet of landscaped area or as appropriate to provide a tree canopy over the landscaped area. Groundcover plants must fully cover the remainder of the landscaped area. A three-foot-high masonry wall or fence at an F2 standard or a berm may be substituted for shrubs, but the trees and groundcover plants are still required. When applied along street lot lines, the screen or wall is to be placed along the interior side of the landscaped area.
(c) L3 – High Screen.
(i) The L3 standard provides physical and visual separation between uses or development principally using screening. It is used where such separation is warranted by a proposed development, notwithstanding loss of direct views.
(ii) The L3 standard requires enough high shrubs to form a screen six feet high and 95 percent opaque year-round. In addition, one tree is required per 30 lineal feet of landscaped area or as appropriate to provide a tree canopy over the landscaped area. Groundcover plants must fully cover the remainder of the landscaped area. A six-foot-high wall or fence that complies with an F1 or F2 standard with or without a berm may be substituted for shrubs, but the trees and groundcover plants are still required. When applied along street lot lines, the screen or wall is to be placed along the interior side of the landscaped area.
(d) L4 – High Wall.
(i) The L4 standard is used where extensive screening of visual and noise impacts is needed to protect abutting sensitive uses and/or there is little space for separation between uses.
(ii) The L4 standard requires a six-foot-high wall that complies with the F2 standard. When adjacent to another property, the wall shall abut the property line. When adjacent to a street or road right-of-way, the wall shall be on the interior side of the landscaped area. One tree is required per 30 lineal feet of wall or as appropriate to provide a tree canopy over the landscaped area. In addition, four high shrubs are required per 30 lineal feet of wall. Groundcover plants must fully cover the remainder of the landscaped area.
(e) L5 – High Berm.
(i) The L5 standard can be used instead of the L4 standard where extensive screening is warranted and more space is available for separation between uses.
(ii) The L5 standard requires a berm four to six feet high. If the berm is less than six feet high, low shrubs that comply with the L2 standard must be planted on top of the berm so that the overall screen height is six feet. In addition, one tree is required per 30 lineal feet of berm or as appropriate to provide a tree canopy over the landscaped area. Groundcover plants must fully cover the remainder of the landscaped area.
(f) F1 – Partially Sight-Obscuring Fence.
(i) The F1 fence standard provides partial visual separation. The standard is applied where a proposed use or development has little impact, or where visibility between areas is more important than a total visual screen.
(ii) Required Materials. A fence or wall that complies with the F1 standard shall be six feet high and at least 50 percent sight-obscuring. Fences may be made of wood, metal, bricks, masonry or other permanent materials.
(g) F2 – Fully Sight-Obscuring Fence.
(i) The F2 fence standard provides visual separation where complete screening is needed to protect abutting uses, and landscaping alone cannot provide that separation.
(ii) A fence or wall that complies with the F2 standard shall be six feet high and 100 percent sight-obscuring. Fences may be made of wood, metal, bricks, masonry or other permanent materials.
(3) Existing vegetation may fulfill landscaping and screening requirements of this chapter if that existing landscaping provides at least an equivalent level of screening as the standard required for the development in question.
(4) As a condition of approval of a conditional use or planned unit development, the city may require an applicant to provide landscaping and screening that differs from the standards in this section where necessary to comply with the other applicable approval standards for the use or development.
(5) Landscaped areas required for stormwater management purposes may be used to satisfy the landscaping area requirements of this chapter, even though those areas may be inundated by surface water.
(6) Required landscaping and screening shall be located on the perimeter of a lot or parcel. Required landscaping and screening shall not be located on a public right-of-way or private street easement, unless authorized under Chapter 12.10 LCMC.
(7) Outdoor activity areas shall be screened from property used or zoned for residential purposes or a public road right-of-way to at least an F2 or L3 standard if within 100 feet of the property or right-of-way and to at least an F1 standard if equal to or more than 100 feet from the property or right-of-way. Outdoor activity areas include storage of solid waste and recyclables from the site and, where permitted, storage of goods, materials or equipment.
(8) Rooftop and ground-level exterior equipment shall be screened from adjoining property used or zoned for residential purposes or from an adjoining public road right-of-way to at least an F2 or L3 standard if visible at grade from the property or right-of-way.
(9) Parking and loading areas shall be landscaped as follows:
(a) A minimum five-foot-wide landscaped screen to at least an L2 standard or a minimum 10-foot-wide landscaped screen to at least an L1 standard shall be provided where vehicle parking or loading adjoins a public road right-of-way, or a property that is not part of the subject development that is located within the same zone.
(b) Where a vehicle parking or loading area adjoins another property or development with different zoning, the area shall be landscaped and screened as provided in Table 18.245.060, adjoining the other property.
(c) Parking areas that contain at least 12 spaces shall contain a minimum of one landscape island per 12 parking spaces. Landscape islands shall be equally distributed throughout the parking area and shall be located on each side of the drive aisles and at the ends of rows of parking. A landscape island shall contain at least 100 square feet, shall be at least five feet wide, and shall prevent vehicles from damaging trees, such as by using a wheel stop or curb. Adjoining rows of parking shall contain landscape islands on each side of the row of parking that are 100 square feet each and together total 200 square feet.
(d) At least one tree shall be planted in each landscape island. Trees in landscape islands shall reach a mature height of 30 feet or more, cast moderate to dense shade in the summer, live at least 60 years, require little maintenance (such as by being insect-, disease- and drought-resistant and not producing fruit), and be suited for use in the proposed location (such as by being tolerant of pollution and direct and reflected heat). Within the junction plan zoning district trees shall be provided at the ratios specified in Chapter 18.158 LCMC.
(e) Shrubs and groundcover must be provided in required landscape islands. Shrubs shall be planted at a density of five per 100 square feet of landscaped area. Up to 50 percent of the shrubs may be deciduous. Groundcover must be selected and planted so as to provide 90 percent coverage within three years of planting.
(f) Bioinfiltration and raingardens with plantings recommended by a landscape architect may be substituted for the tree, shrub, and groundcover requirements of this section.
(10) The applicant shall install landscaping and screening required by this chapter consistent with the approved site plan or an approved modification thereto before the city issues an occupancy permit or final inspection for the development in question; provided, the city clerk/treasurer may defer installation of plant materials for up to six months after the city issues an occupancy permit or final inspection for the development in question if doing so increases the likely survival of plants.
(11) All required groundcover plants and shrubs must be of sufficient size and number to meet the required standards within three years of planting. Mulch (as a groundcover) must be confined to areas underneath plants and is not a substitute for living groundcover plants, lawn or approved flowers.
(12) Shrubs shall be supplied in a minimum of two-gallon containers or equivalent burlap balls, with a minimum spread of 18 inches to meet the L2 buffer requirement, and minimum of three-gallon containers or equivalent burlap balls with a minimum spread of 30 inches to meet the L3 buffer requirements. Reduction in the minimum size may be permitted if certified by a registered landscape architect that the reduction shall not diminish the intended effect or the likelihood the plants will survive.
(13) Groundcover plants shall be placed not more than 30 inches on center and 30 inches between rows. Rows of plants shall be staggered for a more effective covering. Groundcover shall be supplied in a minimum four-inch size container or a two-and-one-quarter-inch container or equivalent if planted 18 inches on center. Reduction in the minimum size may be permitted if certified by a registered landscape architect that the reduction shall not diminish the intended effect or the likelihood the plants will survive. A lawn or flowerbed of flowers approved by the review authority may be substituted for groundcover plants.
(14) Trees may be deciduous or evergreen unless otherwise provided. The required tree height shall be measured from the ground level at final planting to the top of the tree.
(a) Required trees for parking and loading areas shall be a minimum caliper of two inches and a minimum height of 10 feet at the time of planting.
(b) Required deciduous trees (other than street trees) shall be fully branched, have a minimum caliper of one and one-half inches and a minimum height of eight feet at the time of planting.
(c) Required evergreen trees (other than street trees) shall be fully branched and a minimum of six feet high at the time of planting.
(d) The review authority may reduce the minimum size of trees (other than street trees) if the applicant submits a written statement by a landscape architect registered in Washington or expert in the growing of the tree(s) in question certifying that the reduction in size at planting will not decrease the likelihood that the trees will survive.
(15) Landscape materials should be selected and sited to produce a hardy and drought-resistant landscape area. Selection should include consideration of soil type and depth, the amount of maintenance required, spacing, exposure to sun and wind, the slope and contours of the site, compatibility with existing native vegetation preserved on the site, water conservation where needed, and the impact of landscaping on visibility of the site for purposes of public safety and surveillance. Landscaping materials shall be selected in accordance with a list of plant materials adopted by reference as the Clark County plant list.
(16) The applicant shall show and comply with the following:
(a) Plant materials will be installed to current nursery industry standards.
(b) Plant materials shall be properly supported to ensure survival. Support devices such as guy wires or stakes shall not interfere with vehicular or pedestrian movement.
(c) Existing trees and plant materials to be retained shall be protected during construction, such as by use of chain link or other sturdy fence placed at the dripline of trees to be retained. Grading, topsoil storage, construction material storage, vehicles and equipment shall not be allowed within the dripline of trees to be retained.
(17) Maintenance of landscaped areas is the ongoing responsibility of the property owner. Required landscaping must be continuously maintained in a healthy manner. Plants that die must be replaced with in-kind materials unless otherwise authorized by the review authority. Vegetation shall be controlled by pruning, trimming or otherwise so that it will not interfere with the maintenance or repair of any public utility, restrict pedestrian or vehicular access, or obstruct sight distance at intersections as provided in Chapter 12.05 LCMC.
(18) Irrigation. The intent of this standard is to ensure that plants will survive the critical establishment period when they are most vulnerable due to lack of watering. All required landscaped areas must comply with one of the following:
(a) A permanent built-in irrigation system with an automatic controller will serve the landscape area in question, and the system will be installed and operational before the county grants an occupancy permit or final inspection for the development in question; or
(b) A temporary irrigation system will serve the landscape area in question; provided, to receive approval of this system, the applicant must submit a statement from a landscape architect registered in Washington or expert in the growing of the vegetation in question certifying that the proposed temporary irrigation system will provide sufficient water to ensure that the plant materials to be planted will survive installation and, once established, will survive without watering other than natural rainfall; or
(c) A permanent or temporary irrigation system will not serve the landscape area in question; provided:
(i) The review authority finds the landscape area otherwise fulfills the requirements of this chapter; and
(ii) The applicant submits the following:
(A) A statement from a landscape architect registered in Washington or expert in the growing of the vegetation in question certifying that the materials to be planted will survive without watering other than natural rainfall; and
(B) A plan for monitoring the survival of required vegetation on the approved site plan for at least one year and for detection and replacement of required vegetation that does not survive with like-kind material or other material approved by the city clerk/treasurer; and
(C) A statement from the applicant agreeing to install an irrigation system if the city clerk/treasurer finds one is needed to ensure survival of required vegetation, based on the results of the monitoring plan. [Ord. 2022-10 § 8 (Exh. H), 2022; Ord. 2006-17 § 1, 2006.]