Chapter 20.70 LANDSCAPING

Chapter 20.70
LANDSCAPING

Sections:

20.70.010 Findings and intent.

20.70.020 Purpose of provisions.

20.70.030 Authority and application.

20.70.040 Landscape plan approval.

20.70.042 Landscape and irrigation plan application requirements.

20.70.045 Repealed.

20.70.050 Landscape performance requirements.

20.70.055 Regulations by zoning district.

20.70.060 General landscaping requirements.

20.70.070 Types of landscaping.

20.70.075 Landscaping of building facades.

20.70.080 Parking lots.

20.70.090 Maintenance.

20.70.100 Repealed.

20.70.110 Repealed.

20.70.120 Protection of significant trees.

20.70.130 Restoration of significant trees.

20.70.135 Approved street tree list.

20.70.140 Installation requirements.

20.70.145 Irrigation requirements.

20.70.150 Alternative landscape options.

20.70.160 Bonds/security requirements.

20.70.170 Deferral of landscape improvements.

20.70.010 Findings and intent.

Landscaping in urban and industrial areas provides an opportunity for a balanced and harmonious environment for both the local citizens of a community as well as the resident wildlife species of an area. Man has the ability to shape and mold his environment to meet his needs, but often foregoes the need of other species sharing his environment. Proper selection and arrangement of landscaping can emphasize the buildings it surrounds, be pleasing to the eye and still be useful to the birds with a surprising rate of success. By providing a diversity of trees, shrubs and grasses, one can increase the chances of providing a balanced habitat for a greater variety of wildlife, while at the same time provide an aesthetic, pleasing, visual environment in the urbanized areas for man. A large variety of trees and shrubs are available to meet the needs of well-balanced landscape plans. It is recommended that 50 percent of all landscape plans be comprised of trees and shrubs indigenous to the Pacific Northwest. (Ord. 1361 § 13, 1998; Ord. 985 § 1, 1986).

20.70.020 Purpose of provisions.

The purpose of this chapter is to achieve the following:

A. Provide an opportunity for the development of a pleasing visual environment in the city from the viewpoint of the local resident and the visitor passing through the city;

B. Insure the preservation of land values;

C. Encourage the preservation of existing topographic patterns that contribute to the beauty and utility of a development;

D. Provide not only for the health, safety and general welfare of the citizens and minimize discordant and unsightly surroundings, but also to provide for the beauty and balance of the city, as are the proper and necessary concerns of local government;

E. Provide adequate control over the application of landscaping standards so the above objectives are accomplished in the most effective manner; and

F. Break up visual blight created by large expanses of barren asphalt which makes up a typical parking lot. (Ord. 1361 § 13, 1998; Ord. 985 § 2, 1986).

20.70.030 Authority and application.

The community development manager shall have the authority to administer this chapter.

A. The provisions of this chapter shall apply to:

1. All new developments on vacant land requiring site development permits or building permits; or

2. When the gross floor area (gfa) of a building/complex expands beyond 20 percent of the total existing gfa, the landscape standards of this chapter shall be applicable and integrated into the redevelopment; or

3. Upon the change in use of any property to a public/private parking lot; or

4. Upon the conversion of any outdoor space of 200 square feet or greater to a business use or parking, the landscape standards of this chapter shall be integrated into that portion of the site to the greatest extent feasible. (Ord. 1925 § 1, 2016; Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998; Ord. 985 § 3, 1986).

20.70.040 Landscape plan approval.

A building permit or site development permit shall not be issued until the landscaping plan and irrigation plan, when applicable, have been approved. (Ord. 1925 § 2, 2016; Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998; Ord. 985 § 4, 1986).

20.70.042 Landscape and irrigation plan application requirements.

A. A complete application for a landscape and/or irrigation plan shall contain or include the following information:

1. Plans shall be prepared by a landscape architect or certified nurseryman.

2. Plans shall be to scale one inch equals 20 feet, one inch equals 30 feet, or one inch equals 40 feet.

3. The plan shall list the type, size, and number of trees, shrubs, and plants by common and scientific name.

4. All trees, shrubs and plants shall be clearly shown in their conceptual layout on the landscape plan.

5. Planting details shall be provided for all plant materials. If such detail cannot be shown on the plan, they shall be provided as separate cut sheet details.

6. Landscape plans shall show the location of property and right-of-way lines.

7. All public easements shall be noted on the landscape plan (no required plant material shall be located in a public or private easement).

8. The type of landscaping required under this section shall be shown on the landscape plan.

B. Irrigation plan applications shall contain the following information:

1. Plans shall be to scale one inch equals 20 feet, one inch equals 30 feet, or one inch equals 40 feet.

2. The location and type of all proposed irrigation showing the location of lines and sprinkler heads.

3. Cut sheets and specifications of all proposed irrigation. (Ord. 1925 § 3, 2016).

20.70.045 Landscape plan review – Fee and deposit.

Repealed by 1505. (Ord. 1375 § 67, 1998).

20.70.050 Landscape performance requirements.

A. Failure to complete all of the required landscaping subject to an approved plan shall be cause for nonissuance of the certificate of occupancy.

B. It shall be the responsibility of the project manager or business owner to contact the community development department upon completion of the landscaping work and request an inspection. The community development department shall be provided nursery receipts to confirm species and quantities of plants planted prior to inspection. (Ord. 1925 § 4, 2016; Ord. 1361 § 13, 1998; Ord. 985 § 5, 1986).

20.70.055 Regulations by zoning district.

Also see Table 20.70.055a.

A. Residential Open Space, RO. All uses, with the exception of single-family residences and minor utility facilities, shall provide 10 feet of Type III landscaping. Minor utility facilities shall provide 10 feet of Type II landscaping.

B. Single-Family Residential, RS-6 and RS-11. All uses, with the exception of single-family residences and minor utility facilities, shall provide 10 feet of Type III landscaping. Minor utility facilities shall provide 10 feet of Type II landscaping. See PMC 20.50.090 for additional standards in the neighborhood center overlay district.

C. Limited Multiple-Family Residential, RML, and Multiple-Family Residential, RMH. Ten feet of Type III street frontage landscaping shall be provided along public rights-of-way. Five feet of Type III landscaping shall be required on the side and rear yards. Five feet of building facade landscaping (see PMC 20.70.075) shall be provided. Type IV landscaping shall be provided for parking areas. Open green area shall occupy no less than 25 percent of the area of the parking lot.

D. Neighborhood Business District, NB. Ten feet of Type III street frontage landscaping shall be provided along public rights-of way. A planting strip not less than five feet in depth of Type IV landscaping shall be provided for parking areas. The perimeter of properties abutting a residential zone shall be landscaped to a minimum depth of 10 feet of Type I landscaping. Type V landscaping shall be installed along building facades. See PMC 20.50.090 for additional standards in the neighborhood center overlay district.

E. Highway Commercial District, HC. Ten feet of Type IV landscaping shall be provided, except bordering residential districts, where Type I landscaping shall be provided. A 10-foot strip of Type III street frontage landscaping shall be provided adjacent to freeway rights-of-way. Type V landscaping shall be installed along building facades.

F. Office Park District, OP. Twenty feet Type I landscaping shall be provided where bordering residential zones and 20 feet of Type I street frontage landscaping shall be located across a public right-of-way from a residential zone (not including the SR 167 right-of-way). Ten feet of Type III street frontage landscaping shall be provided along all other streets and where abutting other districts. Type IV landscaping shall be provided for parking areas. Five feet of building facade landscaping (see PMC 20.70.075) shall be provided.

G. Commercial District, C. Ten feet of Type I landscaping shall be provided where bordering residential zones. Ten feet of Type III street frontage landscaping shall be provided along public rights-of-way. Five feet of Type III landscaping shall be provided in the side and rear yards abutting all zoning districts where the side and rear yard are visible from a public right-of-way. Type IV landscaping shall be provided for parking areas.

H. Light Industrial District, LI. Twenty feet of Type I landscaping shall be provided where bordering a residential zone. Twenty feet of Type I street frontage landscaping shall be located across a public right-of-way from a residential zone (not including the SR 167 right-of-way). Ten feet of Type III street frontage landscaping shall be provided along other streets and 10 feet where abutting other zoning districts. Five feet of building facade landscaping (see PMC 20.70.075) shall be provided. Type IV landscaping shall be provided for parking areas.

I. Heavy Industrial District, HI. A minimum of 20 feet of Type III street frontage landscaping within the front yard and a minimum of 15 feet of Type III landscaping within the side yard shall be provided. Twenty feet of Type I landscaping shall be provided where bordering residential zones with 20 feet of Type I street frontage landscaping located across a public right-of-way from a residential zone (not including the SR 167 right-of-way). Five feet of building facade landscaping (see PMC 20.70.075) shall be provided. Type IV landscaping shall be provided for parking areas.

Zone District	Table 20.70.055a Landscape Types – Required Widths
	Type I	Type II	Type III	Type IV	Type V
RO		• Minor utility facilities – 10' perimeter	• 10' perimeter for all uses except SF and minor utility facilities
RS-6, RS-11		• Minor utility facilities – 10' perimeter	• 10' perimeter for all uses except SF and minor utility facilities
RML			• 10' adjacent to right-of-way • 5' – side and rear yards	• Required for parking areas • 5' facade landscaping
NB	• 10' abutting residential zones		• 10' adjacent to right-of-way	• 5' perimeter of parking areas • Required for parking areas	• Installed along building facades
HC	• 10' adjacent to residential zones		• 10' adjacent to State Route 167 (SR 167)	• 10' perimeter landscaping (except adjacent to residential zones & SR 167) • Required for parking areas	• Installed along building facades
OP	• 20' adjacent to residential zones or across right-of-way from residential zones		• 10' adjacent to right-of-way and other non-residential zoning districts	• 5' of facade landscaping • Required for parking areas
C	• 10' adjacent to residential zones		• 10' adjacent to right-of-way	• Required for parking areas • 5' facade landscaping	• Installed along building facades
LI	• 20' adjacent to residential zones or across right-of-way from residential zones		• 10' adjacent to right-of-way and nonresidential zoning districts	• Required for parking areas • 5' facade landscaping
HI	• 20' adjacent to residential zones or across right-of-way (ROW) from residential zones		• 20' adjacent to ROW not abutting a residential zone • 15' side and rear yards abutting nonresidential zone	• Required for parking areas • 5' facade landscaping

(Ord. 1925 § 5, 2016).

20.70.060 General landscaping requirements.

The following general and minimum site screening standards shall be required in all districts. Landscaping shall meet the requirements of this section as well as the requirements of PMC 20.70.055 and 20.70.070.

A. Landscaped areas shall include liberal use of evergreen or deciduous trees and shrubs, perennial or annual flowers, gravel, river rock, driftwood, rockeries, lawn, or a combination of such materials. Native shrubs and vegetation shall be used wherever possible and practical.

B. Bark mulch, gravel, or other nonvegetative material shall only be used in conjunction with landscaping to assist vegetative growth and maintenance or to visually complement plant material and shall not exceed 35 percent of the landscape area. Calculation of the nonvegetative area shall be shown on the landscape plan. Nonvegetative material is not a substitute for plant material. No artificial lawn or shrubbery will be permitted in landscaped areas.

C. Landscaping shall not conflict with the safety of those using adjacent sidewalks or with traffic safety. Safety features of landscaping shall be discussed at the time of plan review, if necessary.

D. Quantity, arrangement and types of plants installed shall be appropriate to the size of the required landscape area and purpose of planting area as noted in PMC 20.70.070.

E. Required landscape areas shall be provided with adequate drainage.

F. Slopes shall not exceed a three to one ratio (width to height) in order to decrease erosion potential and assist in ease of maintenance.

G. All portions of a lot not devoted to building, parking, storage or accessory uses shall be landscaped in a manner appropriate to the stated purpose of this chapter.

H. All required landscaping depths shall be measured from the property line into the property. All required landscaping areas shall extend to the curb line or the street edge. A crushed rock, bark mulch, or paved path or trail in lieu of landscaping shall be required where appropriate as determined by the community development manager.

I. Required landscape areas which are inappropriate to landscape due to the existence of railroad facilities or other features on site shall be relocated first to another lot line, or second, to an equal-sized area in another portion of the lot to be determined by the community development manager upon review with the owner or developer.

J. Each individual landscaped area between 40 square feet and 100 square feet or less shall include at least one tree a minimum of six feet in height. Where more than one tree is required for an individual landscaping area in excess of 100 square feet, the number of trees may be dispersed throughout the area or clustered together.

K. Where a fire hydrant is located, shrubs 18 inches in height or less must be placed a minimum of five feet away from the hydrant. Shrubs or trees larger than 18 inches in height must be placed a minimum of 20 feet away from a hydrant.

L. All ingress/egress easements which provide corridors to the subject lot not adjacent to a public right-of-way shall be considered the same as public right-of-way. Landscape requirements for easement corridors shall be the same as those required adjacent to public rights-of-way.

M. All trash containers shall be screened from abutting properties and/or streets by a 100 percent sight-obscuring fence or wall and appropriate landscaping.

N. Landscaping shall be placed outside of sight-obscuring or 100 percent sight-obscuring fences unless determined by the community development department that such arrangement would be detrimental to the stated purpose of this chapter.

O. All property abutting SR 167 shall be landscaped to a minimum depth of 10 feet with Type III landscaping unless a larger area is required elsewhere in this chapter.

P. Potentially tall trees shall not be planted under power lines.

Q. Street frontage landscaping shall be installed entirely on private property.

R. Deciduous trees shall be a minimum of two inches in diameter as measured four feet from its base at the time of planting.

S. Evergreens/conifers shall be a minimum of eight feet in height at the time of planting.

T. Shrubs shall be at least 24 inches high or wide at the time of planting and shall be a minimum two-gallon root ball size.

U. Ground covers shall be planted and spaced to result in total coverage of the landscape strip within one year. Ground covers shall be planted at a maximum of 24 inches on center or as approved by the city.

V. Grass may be used as ground cover in Type III and IV landscape strips.

W. If fences, hedges or other architectural designs are used along street frontage, they shall be placed inward of the landscape strip. Openings shall be provided to accommodate pedestrian circulation requirements.

X. Landscape requirements for all uses established through a conditional use permit shall be determined during the applicable review process.

Y. The area of vehicle overhangs into landscaped areas shall not be counted towards required landscaping.

Z. In Type I and II landscaping, trees shall be staggered in two or more rows when the width of the landscape strip is 20 feet or greater.

AA. The following material will not be regarded as trees:

1. Vine Maple (Acer circinatum).

2. Serviceberry (Amelanchier).

3. Arborvitae (not including Western Red Cedar (Thuja plicata)).

4. Any other tree that could be considered a shrub. (Ord. 1925 § 6, 2016; Ord. 1505 § 13, 2001; Ord. 1489 § 1, 2001; Ord. 1361 § 13, 1998; Ord. 985 § 6, 1986).

20.70.070 Types of landscaping.

The five types of landscaping are described below and depicted in the sketches in this section.

A. Type I Landscaping – Solid Screen (See Figure 20.70.070(A)(1)).

1. Intent. This subsection is intended to provide the requirements for a physical and visual separator between incompatible uses or intensities/densities. Examples of use: where office park zone borders a residential zone.

2. Description. Type I landscaping is a “full screen,” which functions as a visual barrier. Minimum design requirements are:

a. An earthen berm a minimum of three and one-half feet high, measured from street curb or the crown of the adjacent paved way for road frontages or existing grade for interior lot lines. Mounds of earth used for berming shall not exceed a slope of three horizontal feet to one vertical foot and a minimum of five feet wide. The berm shall be planted in the following manner:

i. Vegetative ground cover shall cover a minimum of 50 percent of the landscape strip area at maturity. Inert ground cover such as wood chips, bark, decorative rock or other appropriate inert organic material shall be used between plantings. Lawns seeded and sodded are prohibited from use on earthen berms.

ii. A solid wall of trees and/or dense hedge with a mix of deciduous and evergreen trees placed to form a continuous screen within five years, with a minimum depth of 10 feet.

iii. At least 70 percent evergreen plants.

iv. Coniferous and broadleaf trees may include a mixture of sizes but shall not be less than eight feet in height at time of planting. Tree material at time of planting shall be of mature size within five years of installation. Minimum mature height shall be 10 feet. Evergreen trees shall be spaced no more than 15 feet on center.

v. Deciduous trees may include a mixture of sizes but shall be fully branched, have a minimum caliper of two inches as measured four feet from its base and a minimum height of eight feet at time of planting. Tree material at time of planting shall be of sufficient size to meet the minimum height and screening requirements of the landscape level within five years of installation. Minimum mature height shall be 10 feet. Deciduous trees shall be spaced no more than 20 feet on center.

vi. Shrubs may include a mixture of sizes but shall not be less than two-gallon size containers at time of planting. Evergreen shrubs shall be spaced no more than four feet apart and to achieve a height of six feet within five years.

b. Street Frontage Landscaping. Street trees shall be planted behind the utility easement (back of the sidewalk) along the property frontage. Vegetative ground cover shall cover a minimum of 50 percent of the landscaping strip area at three years and attain 100 percent coverage within five years. The type and location of plantings shall be determined by the community development manager. Street trees located back of the utility easement shall be planted on a maximum of 30 feet on center and to be a minimum two-and-one-half-inch caliper as measured four feet from its base upon planting. Upon review and approval by the community development manager, street frontage landscaping may vary in width in accordance with PMC 20.70.075 or 20.70.150(B). Applicants are strongly encouraged to utilize plant material native to the Pacific Northwest and introduced plants common to the Pacific Northwest, in order to retain the natural character of the region and to use plants that are best suited to the climate of the Pacific Northwest. Applicants are strongly encouraged to utilize drought tolerant plants that do not require regular irrigation after the planting season.

Figure 20.70.070(A)(1)

Type I Landscaping

B. Type II Landscaping – Filtered Screen (See Figure 20.70.070(B)(1)).

1. Intent. Type II landscaping is a “filtered screen” which functions as a visual separator. Filtered screening is intended to reduce incompatibility between uses, for example, between utility facilities and residences.

2. Description. Type II landscaping shall consist of:

a. A mix of evergreen and deciduous trees and shrubs spaced to create a filtered screen within three years;

b. At least 50 percent deciduous trees and at least 30 percent evergreen trees;

c. Evergreen trees spaced no more than 15 feet on center;

d. Deciduous trees spaced no more than 20 feet on center;

e. Evergreen shrubs spaced no more than five feet apart and that achieve a height of six feet within three years; and

f. Ground cover.

Street frontage landscaping shall be located behind the sidewalk, with a minimum depth of 10 feet.

Figure 20.70.070(B)(1)

Type II Landscaping

C. Type III Landscaping – See-Through Buffer (See Figure 20.70.070(C)(1)).

1. Intent. Type III landscaping is a “see-through buffer” which functions as a partial visual separator to soften the appearance of streets, parking areas and building elevations. See-through buffering is intended for use between streets and a land use, for example, along streets in the neighborhood business district.

2. Description. Type III landscaping shall consist of:

a. A mix of evergreen and deciduous trees spaced to create a continuous canopy within 10 years;

b. At least 50 percent deciduous trees and no more than 65 percent;

c. Trees spaced no more than 25 feet on center;

d. Evergreen shrubs spaced no more than four feet apart that do not exceed a height of four feet at maturity; and

e. Ground cover.

Street frontage landscaping shall have a minimum depth of 10 feet.

Figure 20.70.070(C)(1)

Type III Landscaping

D. Type IV Landscaping – Parking Area Landscaping (See Figure 20.70.070(D)(1)).

1. Intent. Type IV landscaping is “parking area landscaping” which provides shade and visual relief, and maintains clear sight lines within parking areas.

2. Description. Type IV landscaping shall consist of:

a. Canopy-type deciduous trees or broadleaf evergreen trees, evergreen shrubs and a mix of evergreen and deciduous ground covers planted in wells or strips;

b. Shrubs that do not exceed a height of four feet at maturity;

c. Plantings contained in planting wells or strips having an area of at least 100 square feet and with narrowest dimensions of at least five feet in width;

d. Planting wells or strips which each contain at least one tree; and

e. Ground cover.

3. Street frontage landscaping shall be located behind the sidewalk with the street trees located behind the utility easement. Stormwater management control structures, including detention ponds and biofiltration swales, may be permitted in landscape areas subject to approval of the community development manager.

4. All tree species planted under Puget Sound Energy (PSE) power lines shall be in accordance with PSE planning trees guidelines.

Figure 20.70.070(D)(1)

Type IV Landscaping

E. Type V Landscaping.

1. Type V is small-scale building facade landscaping which provides visual interest and a buffer between buildings and sidewalks or common areas.

2. Type V landscaping shall consist of:

a. Shrubs spaced no more than five feet apart; and

b. Ground cover.

Figure 20.70.070(E)(1)

Type V Landscaping

(Ord. 1925 § 7, 2016; Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998; Ord. 985 § 7, 1986).

20.70.075 Landscaping of building facades.

A. Type IV landscaping shall be planted along building facades, as noted in PMC 20.70.055.

B. The width of the street frontage landscaping may be reduced 25 percent if the area comprising the 25 percent is allocated to landscaping located adjacent to the street facing facade of the building(s) on a site. The landscaping shall be placed in a manner and consist of vegetation determined by the community development manager to provide equal or greater screening from the street. (Ord. 1925 § 8, 2016).

20.70.080 Parking lots.

Parking areas shall comply with requirements for Type IV landscaping under PMC 20.70.070. (Ord. 1361 § 13, 1998; Ord. 985 § 8, 1986).

20.70.090 Maintenance.

A. All landscaping and screening areas shall be maintained in a healthy, growing condition. Broken, dead, or dying trees, shrubs, or plants shall be replaced within one month. All landscaping and screening areas shall be maintained reasonably free of weeds and trash.

B. Sprinkling systems for watering landscaped areas shall be required (see PMC 20.70.145).

C. Any trees, shrubs, or plants which are susceptible to injury by pedestrian or motor traffic shall be protected by appropriate curbs, tree guards, or other protective devices. (Ord. 1925 § 9, 2016; Ord. 1361 § 13, 1998; Ord. 985 § 9, 1986).

20.70.100 Appeals.

Repealed by Ord. 1505. (Ord. 1361 § 13, 1998; Ord. 985 § 10, 1986).

20.70.110 Regulations by zoning district.

Repealed by Ord. 1925. (Ord. 1578 § 6, 2004; Ord. 1505 § 13, 2001; Ord. 1382 § 1, 1998; Ord. 1361 § 13, 1998; Ord. 985 § 11, 1986).

20.70.120 Protection of significant trees.

To provide the best protection for significant trees, applicants:

A. Shall provide during the construction stage either:

1. A temporary five-foot-high fence; or

2. A line of five-foot-high, orange colored, two-by-four stakes placed no more than 10 feet apart.

B. Shall place the fence or stakes in a line generally corresponding to the drip line of any significant tree(s) to be retained.

C. Shall construct a rock well if the grade level around the tree is to be raised by more than one foot. The diameter of the well shall be equal to the diameter of the trunk plus five feet.

D. Shall not install impervious surfaces, excavate, store, or drive equipment within the area defined by such fencing or stakes.

E. Shall not lower the grade level within the larger of the two areas defined as follows:

1. The drip line of the tree(s); or

2. An area around the tree equal to one foot diameter for each inch of tree trunk diameter measured four feet above the ground.

F. May use alternative protection methods if determined by the city to provide equal or greater tree protection. (Ord. 1361 § 13, 1998).

20.70.130 Restoration of significant trees.

Significant trees which would otherwise be retained, but which were damaged or destroyed by fault of the applicant, shall be replaced as follows:

A. For each significant tree removed, three deciduous trees, a minimum of two inches in caliper measured at four feet from its base at the time of planting; or

B. Three evergreen trees with a minimum height of eight feet, not including growth leaders; or

C. Any combination of the above, with a minimum of three trees.

D. All trees required to be replanted as mitigation shall be replanted prior to occupancy.

E. Any trees replanted for mitigation purposes shall be in addition to any required landscaping for the proposed project. (Ord. 1925 § 11, 2016; Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998).

20.70.135 Approved street tree list.

Street trees are trees that are planted in the public right-of-way. The type of street tree planted is dependent on the site constraints of the development. These constraints could include in part, sidewalk width, rooting space, building setbacks, soils, pedestrian clearance, site distance clearance and the location of overhead power lines. Following is the approved street tree list for the city. Any street tree selected from the lists shall be approved by the public works and community development managers prior to installation.

A. Small Street Trees.

Common Name	Scientific Name	Height (feet)	Width (feet)	Shape	Minimum Spacing (feet)
Queen Elizabeth Maple	Acer campestre ‘Evelyn’	35	25	Upright, branching, oval	30
Sensation Box Elder	Acer negundo ‘Sensation’	30	25	Round	35
Red Sunset Maple	Acer rubrum ‘Red Sunset’	45	30	Upright Oval	35
Pacific Sunset Maple	Acer truncatum x Acer plantanoides ‘Warrenred’	30	15	Pyramidal	25
Autumn Blaze Maple	Acer x fremani ‘Feffersred’	45	30	Oval, round	40
Frans Fontaine Hornbeam	Carpinus betulus ‘Frans Fontaine’	30	15	Columnar	20
Raywood Ash	Fraxinus oxycarpa ‘Raywood’	30	20	Oval with dense crown	25
Maidenhair Tree	Ginkgo biloba ‘Magyar’	60	25	Narrow, pyramidal	30
Imperial Honeylocust	Gleditsia triacanthos	35	35	Rounded	45
Galaxy Magnolia	Magnolia ‘Galaxy’	30	15	Upright, oval	20
Edith Bogue Southern Magnolia	Magnolia grandiflora ‘Edith Bogue’	25	20	Vase shape, becoming round	30
Columnar Sargent Cherry	Prunus sargentii ‘Columnaris’	35	15	Columnar, narrow vase shaped	30
Spire Cherry	Prunus x hillieri	30	10	Upright, columnar, narrowly vase shaped	25
Capital Callery Pear	Pyrus calleryana ‘Capital’	45	15	Narrowly conical	25
Chanticleer Callery Pear	Pyrus Calleryana ‘Chanticleer’	40	20	Narrow, conical	25
Edgewood Pear	Pyrus Calleryana x betulaefolia ‘Edgewood’	30	25	Oval to rounded	35
‘Crimson Spire’ Oak	Quercus ‘Crimschmidt’	40	15	Columnar, tightly fastigiated	20
Skyrocket Oak	Quercus robus ‘Fastigiata’	45	15	Narrow, fastigiated	35
Greenspire Linden	Tilia cordata ‘Greenspire’	40	30	Uniform pyramidal form	35
Prospector Elm	Ulmus wilsoniana ‘Prospector’	40	30	Vase shape	35
Green Vase Zelkova	Zelkova serrata ‘Green Vase’	45	30	Vase shape	35
Musashino	Zelkova serrata ‘Musashino’	45	20	Upright, vase shape	30

B. Medium Street Trees.

Common Name	Scientific Name	Height (feet)	Width (feet)	Shape	Minimum Spacing (feet)
Crimson Sentry Maple	Acer platanoides ‘Crimson Sentry’	30	12	Upright, oval	15
Norwegian Sunset Maple	Acer truncatum x Acer platanoides ‘Keithsform’	30	25	Oval	30
Washington Hawthorn	Crataegus phaenopyrum	30	25	Upright Oval	30
Tschonoskii Crabapple	Malus transitoria ‘Tschonoskii’	30	14	Pyramidal	20
Yoshino Cherry	Prunus x yedoensis ‘Yoshino’	30	30	Upright spreading	35
Lavalle Hawthorn	Crataegus x lavallei	28	20	Irregular vase shape	30
Apollo Maple	Acer saccharum	25	10	Narrow to columnar	20
Flame Maple	Acer ginnala ‘flame’	20	20	Round, spreading low branches	30
Flamingo Box Elder	Acer negundo ‘Flamingo’	20	15	Oval to round	25
Japanese Hornbeam	Carpinus japonicus	20	25	Vase shape	30
Purple Prince Crabapple	Malus ‘Purple Prince’	20	20	Rounded	25
Golden Raindrops Crabapple	Malus transitoria ‘Schmidtcutleaf’	20	15	Upright, vase shape	20
‘Ivory Silk’ Japanese Lilac Tree	Syringia reticulata ‘Ivory Silk’	20	15	Upright, spreading	25
Leprechaun Ash	Fraxinus pennsylvanica	18	16	Dense, compact, round	25
Red Barron Crabapple	Malus ‘Red Barron’	18	8	Narrow, columnar	20
Red Cascade Mountain Ash	Sorbus Americana ‘Dwarfcrown’	18	8	Compact oval	20
Red Jewel Crabapple	Malus ‘jewelcole’	15	12	Upright, pyramidal	25

(Ord. 1925 § 11, 2016).

20.70.140 Installation requirements.

All landscaping and required irrigation shall be installed prior to issuance of a final certificate of occupancy, final inspection or in accordance with the conditions of preliminary plat approval. (Ord. 1361 § 13, 1998).

20.70.145 Irrigation requirements.

All planting required for new development in multifamily, commercial, business park, and industrial zones and in long subdivisions (street trees only) shall receive sufficient water to ensure survival as follows:

A. Landscaped areas shall be installed with the following irrigation systems or water conservation methods:

1. Moisture sensor (may be required);

2. Automatic timers set for operation periods which minimize evaporation and assure adequate moisture levels;

3. Sprinkler heads (of the pop-up type) designed to provide adequate coverage for all landscaping. Other sprinkler heads may be allowed upon approval by the city;

4. Separate irrigation zones for turf and planting beds;

5. Group together plants with similar water needs;

6. Augmenting existing soils with loamy soil; and

7. Covering the base of plants with mulch to minimize evaporation.

B. The community development manager may allow an exemption from the irrigation requirements if the applicant provides:

1. Landscape areas where at least 70 percent of the existing vegetation is undisturbed;

2. Landscaping in areas where existing site conditions (i.e., high water table) assure adequate moisture to sustain growth;

3. Despite physical constraints preventing automatic irrigation, a manual scheduled method is proposed and approved. (Ord. 1925 § 12, 2016).

20.70.150 Alternative landscape options.

The following alternative landscape options are permitted only as approved by the community development manager subject to the following criteria, provided the alterations meet the intent of the landscape requirements of this chapter.

A. Incorporation of existing vegetation to augment new plantings in the planting design.

B. Reduction of Type I landscaping by no more than 20 percent when incorporating solid-screen wood fences, hedges, architectural barriers or berms into the landscape design. The reduced landscaping in such cases shall be reallocated to other portions of the site.

C. The relocation of required landscaping to other portions of the property where compliance with special easements is necessary. (Ord. 1925 § 13, 2016; Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998).

20.70.160 Bonds/security requirements.

The city, in its sole discretion or as required by this section, may waive the requirement that the landscaping standards imposed by this chapter on any permit or approval be installed prior to issuance of final plat or certificate of occupancy, as long as the applicant posts a performance bond (or other form of security) in accordance with this section. No bond or other form of security shall be accepted by the city unless it is submitted on the form approved as to form by the city attorney and is from a bank or bonding company licensed to do business in the state of Washington. The amount and the length of the bond shall be as set forth below.

A. Parking Lots – Performance Bonds. Prior to the issuance of any construction or grading permits for the construction of stand alone vehicle parking lots within any nonresidential zone, the applicant shall post a bond for the installation of the landscaping required by this chapter. The amount of the bond shall be equal to 150 percent of the estimated cost of the required landscaping, irrigation and labor, and shall expire in three years after issuance of the construction or grading permit.

B. Preliminary Plats – Performance Bonds. If an approved preliminary plat requires the installation of street trees, the applicant for final plat approval may request a bond to allow installation of the street trees after final plat approval, in conjunction with other street improvements. The amount of the bond shall be equal to 150 percent of the estimated cost of the street trees, irrigation and labor, and shall expire three years after final plat approval.

C. All Other Developments – Performance Bonds. For all developments not described in subsections A and B of this section, and where landscaping is required by this chapter, the applicant may request that a certificate of occupancy be issued prior to installation of such required landscaping, as long as the applicant posts a bond (or other form of security) as required by this section. The amount of the bond shall be 150 percent of the estimated cost of the required landscaping, irrigation and labor, and the length of the bond shall not exceed three years.

D. All Developments – Maintenance or Warranty Bonds. Once the required landscaping has been installed according to the landscape plan approved under this chapter (and any performance bond has expired), the applicant/property owner shall post a maintenance or warranty bond in an amount equal to 30 percent of the replacement cost of the required landscaping. In subdivisions the bond shall be maintained for a two-year period. In all other development, it shall be for a three-year period. (Ord. 1925 § 14, 2016; Ord. 1505 § 13, 2001; Ord. 1361 § 13, 1998).

20.70.170 Deferral of landscape improvements.

The installation of required landscaping prior to occupancy may be deferred up to one year by the community development manager if drought conditions have been declared by the state. If the installation of landscaping is deferred due to drought conditions, the applicant shall submit a landscape performance bond, or other suitable financial guarantee, equal to 150 percent of the estimated cost of the landscaping, labor and irrigation system prior to occupancy. Landscaping shall be installed within 60 days following cessation of the drought conditions or as mutually agreed upon between the city and the applicant. (Ord. 1925 § 15, 2016).