Chapter 23.28
BUSINESS ZONING DISTRICTS
Sections:
23.28.010 Purpose of business use districts.
23.28.020 Business performance standards and special requirements.
23.28.025 Enforcement of performance standards.
23.28.030 Business use districts permitted land uses.
23.28.040 Site requirements for business use districts.
23.28.050 Parking standards for business use districts.
23.28.060 Landscaping requirements.
23.28.010 Purpose of business use districts.
A. The business research park use zoning classification (B-RP) is intended to provide locations for a range of business research and business park uses, including office and administrative uses, designed to be conducted wholly within enclosed buildings. It is also a purpose of this zoning classification to protect a portion of the existing industrial land base for research park facility development, which provides high-technology employment opportunities. Light manufacturing uses that complement the business park or research park use that are free from offense in the form of odor, dust, gas, fumes, smoke, soot, heat, glare, explosions, liquids, waste, noise, vibrations, and disturbances in this use district may be permitted if pertinent to the primary use. The business research park zoning classification provides opportunities for employment in modern, attractive buildings on well-landscaped sites which may be close to residential areas, thereby resulting in a reduction of travel time to and from work. Campus type developments that include several buildings with a mix of uses that are related to the primary businesses are encouraged. This zoning classification is intended to be applied to those portions of the city that are designated business research park under the city of Richland comprehensive plan.
B. The business and commerce use zoning classification (B-C) is intended to provide locations for a range of business and commerce uses, in a business park setting, where such uses are in close proximity to residential lands. It is also a purpose of this zoning classification to place appropriate use limitations and restrictions on business and commerce uses to ensure the protection of nearby residential uses. Areas of restriction include such items as increased building setbacks, stringent landscaping standards, restrictions on outdoor storage, architectural controls, outdoor lighting standards and access controls. The business and commerce zoning classification provides opportunities for employment in modern, attractive buildings on well-landscaped sites which may be close to residential areas, thereby resulting in a reduction of travel time to and from work. Developments that include several businesses with integrated building architecture, landscaping, and infrastructure are encouraged. This zoning classification is intended to be applied to some portions of the city that are designated industrial under the city of Richland comprehensive plan. [Ord. 28-05 § 1.02].
23.28.020 Business performance standards and special requirements.
A. B-RP Business Research. It is the intent of this section that:
1. Uses shall be conducted entirely within enclosed buildings;
2. On- and off-site hazardous waste treatment and storage facilities shall be located a minimum of 300 feet from surface water, residential zones and public gathering places;
3. Public pedestrian access around and through a site is encouraged and should include clearly marked travel pathways from the public street, through parking areas, to primary building entries;
4. Development of a trail system through landscaped areas is encouraged and should, where possible, connect to trail systems on adjacent sites; and
5. No more than 15 percent of the total number of acres in the B-RP zone or within a specific business park shall be developed with commercial uses. The applicant proposing a commercial use shall identify the properties that he/she is relying on to comply with this requirement. In the event that the applicant is relying upon property(ies) that are not under the ownership of the applicant, then the applicant shall submit a written statement to the city signed by the affected property owners consenting to the application for a commercial use.
B. B-RP Residential, Day Care and Preschool Standards.
1. Residential development is permitted in the B-RP zone at an average density of eight dwellings per acre within a business park. Average density shall be determined by a calculation of the total land area (in acres) within a business park that are both developed and proposed for development with residential uses divided by the total number of dwelling units that are both developed and proposed for development. Any residential development approved through a special use permit must maintain a minimum density of six dwelling units per acre. Construction of residential units shall proceed as identified or conditioned in a special use permit approved by the Richland hearing examiner;
2. Detached single-family dwellings are prohibited unless:
a. Detached single-family dwellings are part of a residential development as approved through the special use permit process, in which no more than 25 percent of the total number of dwelling units approved through the special use permit are detached single-family dwellings; and
b. Detached single-family dwellings are a part of a common maintenance program, such as a homeowners’ association, with attached conditions, covenants and restrictions to be approved by the city at the time of development and recorded by deed to run in perpetuity to the individual properties;
3. Dwelling units may be incorporated into a building occupied by a nonresidential use;
4. No more than 20 percent of the total number of acres in the B-RP zone or within a specific business park or master planned area shall be developed exclusively for residential uses. The applicant for a residential use project shall identify the properties that he/she is relying upon to comply with this requirement. In the event that the applicant is relying upon property(ies) that are not under the ownership of the applicant, then the applicant shall submit a written statement from the affected property owners consenting to the application for an exclusive residential use;
5. No site developed exclusively for residential uses shall exceed 10 acres in area;
6. No parcel or parcels of property developed exclusively for residential uses shall be contiguous to any other parcel or parcels of property developed exclusively for residential uses, if the combined total of all contiguous parcels developed exclusively for residential uses exceeds 20 acres in area;
7. Mixed use buildings that contain permitted uses (as identified in RMC 23.28.030) on the main floor of the building and residential uses on the upper floors of the building are permitted without regard to subsections (B)(4) through (6) of this section. All other provisions regulating the placement of residential uses in the B-RP zone shall apply;
8. Day care and preschool uses are permitted without regard to subsections (B)(4) through (6) of this section. All other provisions regulating the placement of day care and preschool uses in the B-RP zone shall apply;
9. Residential projects in the B-RP zone shall include provisions to connect with permitted uses in the zone which have the effect of minimizing the need for automotive commutes. Such connections may include shared open space, pedestrian trails, computer and/or communication links between buildings, or other similar features. Residential projects should also be designed to be compatible with the architectural character of existing, adjacent business parks;
10. Parking for residential structures shall be required in addition to any requirement for other permitted uses on the site; and
11. The applicant shall ensure that an emergency response plan is prepared by Benton County emergency services and that such emergency response plan is implemented prior to or simultaneously with the issuance of a certificate of occupancy for a project.
a. Prior to the submittal of a special use permit, the applicant shall consult with Benton County emergency services to determine the following:
i. The specific hazards to residential, day care and/or preschool populations that exist in the vicinity of the project site resulting from existing industrial land uses in the general area. Such hazards shall be determined and assessed through the review of risk management hazard plans that are on file with Benton County emergency services;
ii. The parameters of the emergency services plan that are necessary to support the proposal. Such plan will at a minimum address the following:
(A) Provisions for emergency notification;
(B) Identification of evacuation routes;
(C) Identification of special populations that may reside or be located within the proposed project (small children, seniors, individuals with mobility restrictions, etc.) for identification of specific provisions to address the safety of these special populations;
iii. Identification of any plans for sheltering residential populations during an emergency event and any specific building or site design features to be incorporated into the project to mitigate potential hazards created by nearby industrial facilities; and
iv. Identification of plans to inform the future residents of the residential project of the specific emergency notification procedures and actions that would be taken during an emergency event.
b. Following completion of the consultation process, the applicant shall obtain a written statement from Benton County emergency services that either:
i. Indicates that the proposed project site is located outside of any known hazard area which represents a threat to residential, day care or preschool populations as identified in the risk management plans on file with Benton County emergency services and that the requirement for a specific emergency response plan is waived; or
ii. Identifies the known hazards to residential, day care or preschool populations that are known to exist in or near the project site. Such report shall identify the specific mitigation measures that will be included in the emergency response plan. The applicant shall sign a statement acknowledging and agreeing to the mitigation measures included in the emergency response plan.
iii. The applicant is required to provide any information requested by Benton County emergency services for the preparation of an emergency response plan.
C. B-C Business Commerce. It is the intent of this section that:
1. Uses shall be conducted primarily within enclosed buildings.
2. On-site hazardous waste treatment and storage facilities shall be located a minimum of 300 feet from surface water, residential zones and public gathering places.
3. Development of a trail system through landscaped areas is encouraged and should, where possible, connect to adjoining trail systems and public sidewalks.
4. Uses shall not inflict upon the surrounding properties smoke, dirt, glare, vibrations, or noise beyond the maximum permissible levels hereby established:
a. Vibration. Every use shall be so operated that the ground vibration inherently and recurrently generated from equipment other than vehicles is not perceptible without instruments at any point on or beyond any lot line of the property on which the use is located.
b. Toxic and Noxious Gases. No emission which would be demonstrably injurious to human health, animals or plant life common to the region, on the ground at or beyond any lot line on which the use is located will be permitted. Where such emission could be produced as a result of accident or equipment malfunction, adequate safeguards standard for safe operation in the industry involved shall be taken. This shall not be construed to prohibit spraying of pesticides on public or private property in accordance with state regulations as set forth in WAC Title 173, as codified or as hereinafter amended.
c. Heat, Glare and Humidity (Steam). In the B-C district any activity producing humidity in the form of steam or moist air, or producing heat or glare shall be carried on in such a manner that the heat, glare or humidity is not perceptible at any lot line on which the use is located. Building materials with high light reflective qualities shall not be used in the construction of buildings in such a manner that reflected sunlight will throw intense glare on areas surrounding the B-C district. Artificial lighting shall be hooded or shaded so that direct light of high intensity lamps will not result in glare when viewed from areas surrounding the B-C district.
d. Fire and Explosive Hazards. The storage, manufacture, use, or processing of flammable liquids or materials which produce flammable or explosive vapors or gases shall be permitted in accordance with the regulations of the fire prevention code and the building code of the city of Richland as set forth in the International Building Code and International Fire Code as adopted by the city of Richland or as hereinafter amended.
5. Wherever the B-C zone is applied to any property or properties, there shall be site design standards put in place that shall regulate the appearance of buildings within the B-C district. This requirement for site design standards shall be met in one of the following ways:
a. The property or properties that are part of the B-C zone shall also be subject to the standards set forth in subsection (D) of this section; or
b. The property or properties that are part of the B-C zone shall be subject to private conditions, covenants, and restrictions as proposed by applicants for a zone change proposal. Said conditions, covenants and restrictions shall include site design standards that are deemed appropriate for the intended character, appearance and physical characteristics of the property or properties that are a part of the B-C zone and the immediate vicinity. Such conditions, covenants, and restrictions shall be recorded at the time the zone change ordinance is approved and shall be binding on all new development that occurs on the property or properties that are a part of the B-C zone. Such conditions, covenants, and restrictions shall not be amended without the approval of the city of Richland.
D. B-C Site Design Standards. The following standards apply to the design of buildings within the B-C zone:
1. Building Design.
a. Wall planes shall not run in one continuous direction for more than 60 feet without an offset or setback in the building face, unless the building face contains windows, alcoves, canopies, cornices, cupolas, or similar architectural features.
b. At least 25 percent of the wall area fronting on a street should be occupied with windows, alcoves, canopies, cornices, cupolas, or similar architectural features.
c. Large buildings should have height variations to give the appearance of distinct elements.
d. Rooftop or outdoor mechanical equipment shall be fully screened from public view in a manner which is architecturally integrated with the structure. Screening shall be constructed to a finished standard using materials and finishes consistent with the rest of the building.
e. Roof-mounted equipment should be painted a compatible color with the roof screen.
f. Exterior building colors should be subdued. Primary colors or other bright colors should generally be used only as accents to enliven the architecture.
g. Reflective glass is not permitted for glazing.
h. Buildings whose exterior surfaces are more than 50 percent comprised of metal, excluding roof surfaces, are not permitted.
2. Loading and Service Areas.
a. Truck docks and loading areas shall not be permitted on the side of the building that faces or abuts a public street.
b. Refuse areas and service areas shall be screened from view of the public street.
3. Site Lighting.
a. Lighting should be used to provide reasonable illumination for the security and safety of on-site areas such as parking, loading, shipping, and pathways.
b. Lighting shall be designed to minimize glare or objectionable effects to adjacent properties.
c. Site lighting poles shall not exceed 20 feet in height and shall direct the light downward.
d. Lighting sources shall be shielded from adjacent properties.
4. On-Site Utilities.
a. All site utilities shall be placed underground.
b. Pad mounted equipment shall be appropriately located and screened in a manner consistent with required access and safety requirements.
5. Alternative Design. In the event that a proposed building and/or site does not meet the literal standards identified in this section, a property owner may apply to the Richland planning commission for a deviation from these site design standards. The Richland planning commission shall consider said deviation and may approve any deviation based on its review and a determination that the application meets the following findings:
a. That the proposal would result in a development that offers equivalent or superior site design than conformance with the literal standards contained in this section;
b. The proposal addresses all applicable design standards of this section in a manner which fulfills their basic purpose and intent; and
c. The proposal is compatible with and responds to the existing or intended character, appearance, quality of development and physical characteristics of the subject property and immediate vicinity. [Ord. 28-05 § 1.02; Ord. 07-11 § 1.01; Ord. 55-15 § 2; Ord. 48-17 § 3].
23.28.025 Enforcement of performance standards.
It is the intent of this section that:
A. If in the opinion of the administrative officials a violation of the performance standards in RMC 23.28.020 has occurred, the administrative official shall send a written notice of the violation to the owners of the property and the manager of the operation involved by certified mail. The manager or responsible person shall have 30 days to correct the violation, unless in the opinion of the administrative official there is imminent peril to the life and property of persons adjacent to the alleged violation, in which case the violation shall be corrected immediately.
B. Where determinations of violation can be made by the administrative official using equipment normally available to the city or obtainable without extraordinary expense, such determination shall be so made before notice of violation is issued.
C. Where technical complexity or extraordinary expense make it unreasonable for the city to maintain the personnel or equipment necessary to make the determination of violation, then the city shall call in properly qualified experts to make the determination. If expert findings indicate a violation of the performance standards, the costs of the determination shall be assessed against the properties or persons responsible for the violation in addition to the other penalties prescribed by this title. If no violation is found, cost of the determination shall be paid entirely by the city. [Ord. 28-05 § 1.02].
23.28.030 Business use districts permitted land uses.
In the following chart, land use classifications are listed on the vertical axis. Zoning districts are listed on the horizontal axis.
A. If the symbol “P” appears in the box at the intersection of the column and row, the use is permitted, subject to the general requirements and performance standards required in that zoning district.
B. If the symbol “S” appears in the box at the intersection of the column and row, the use is permitted subject to the special use permit provisions contained in Chapter 23.46 RMC.
C. If the symbol “A” appears in the box at the intersection of the column and the row, the use is permitted as an accessory use, subject to the general requirements and performance standards required in the zoning district.
D. If a number appears in the box at the intersection of the column and the row, the use is subject to the general conditions and special provisions indicated in the corresponding note.
E. If no symbol appears in the box at the intersection of the column and the row, the use is prohibited in that zoning district.
|
Land Use |
B-RP |
B-C |
|---|---|---|
|
Automotive, Marine and Heavy Equipment Uses |
||
|
Automotive Repair – Major |
|
P |
|
Automotive Repair – Minor |
|
P |
|
Automotive Repair – Specialty Shop |
|
P |
|
Automobile Service Station |
P |
P14 |
|
Bottling Plants |
P |
P |
|
Car Wash – Automatic or Self-Service |
|
P1 |
|
Fuel Station/Mini Mart |
P |
P14 |
|
Business and Personal Services |
||
|
Automatic Teller Machines |
P |
P |
|
General Service Businesses |
P |
P |
|
Health/Fitness Facility |
P |
P |
|
Health/Fitness Center |
P |
P |
|
Laundry/Dry Cleaning, Retail |
P |
P |
|
Mini-Warehouse |
P2,16 |
P2 |
|
Mailing Service |
P |
P |
|
Personal Loan Business |
P |
P |
|
Personal Services Businesses |
P |
P |
|
Photo Processing, Copying and Printing Services |
P |
P |
|
Telemarketing Services |
S |
P |
|
Video Rental Store |
P |
P |
|
Food Service |
||
|
Cafeterias |
A |
A |
|
Delicatessen |
A |
A |
|
Drinking Establishments |
P |
P |
|
Portable Food Vendors |
P3 |
P3 |
|
Restaurants/Drive-Through |
A4 |
A4 |
|
Restaurants/Lounge |
P |
P |
|
Restaurants/Sit Down |
P |
P |
|
Restaurants/Take Out |
P |
P |
|
Restaurants with Entertainment/Dancing Facilities |
P |
P |
|
Vehicle-Based Food Service |
P15 |
P15 |
|
Industrial/Manufacturing Uses |
||
|
Light Manufacturing Uses |
P |
P |
|
Research, Development and Testing Facilities |
P |
P |
|
Warehousing, Storage and Distribution |
|
A |
|
Wholesale Facilities and Operations |
|
P |
|
Office Uses |
||
|
Financial Institutions |
P |
P |
|
Medical, Dental and Other Clinics |
P |
P |
|
Newspaper Offices and Printing Works |
|
P |
|
Office – Consulting Services |
P |
P |
|
Office – Corporate |
P |
P |
|
Office – General |
P |
P |
|
Office – Research and Development |
P |
P |
|
Radio and Television Studios |
|
P |
|
Schools, Commercial |
P |
P |
|
Schools, Trade |
P |
P |
|
Travel Agencies |
P |
P |
|
Public/Quasi-Public Uses |
||
|
Alternative Schools |
|
P5 |
|
Churches |
|
P6 |
|
Clubs or Fraternal Societies |
|
P6 |
|
Cultural Institutions |
|
P6 |
|
General Park Operations and Maintenance Activities |
P |
P |
|
Passive Open Space Use |
P |
P |
|
Power Transmission and Irrigation Wasteway Easements and Utility Uses |
P7 |
P7 |
|
Public Agency Buildings |
P7 |
P7 |
|
Public Agency Facilities |
P7 |
P7 |
|
Public Parks |
P |
P |
|
Special Events Including Concerts, Tournaments and Competitions, Fairs, Festivals and Similar Public Gatherings |
P |
P |
|
Trail Head Facilities |
P |
P |
|
Trails for Equestrian, Pedestrian, or Nonmotorized Vehicle Use |
P |
P |
|
Residential Uses |
||
|
Accessory Dwelling Unit |
A |
A |
|
Apartment, Condominium (3 or More Units) |
S8 |
|
|
Day Care Center |
S8,9 |
A9 |
|
Designated Manufactured Home |
S8,10,11 |
|
|
Dormitories, Fraternities, and Sororities |
S8 |
|
|
Dwelling, One-Family Attached |
S8,10,11 |
|
|
Dwelling, One-Family Detached |
S8,10,11 |
|
|
Dwelling, Duplex |
S6 |
|
|
Dwelling Units for a Resident Watchman or Custodian |
A |
A |
|
Emergency Housing |
S8 |
P |
|
Emergency Shelters |
S8 |
P |
|
Hotels or Motels |
S8 |
P |
|
Nursing or Rest Home |
|
P |
|
Permanent Supportive Housing |
S8 |
P |
|
Temporary Residence |
P8,10 |
P10 |
|
Transitional Housing |
S8 |
P |
|
Retail Uses |
||
|
Parking Lot or Structure |
P |
P |
|
Department Stores |
|
P |
|
Specialty Retail Stores |
P |
P |
|
Miscellaneous Uses |
||
|
Bus Terminal |
P |
P |
|
Bus Transfer Station |
P |
P |
|
Community Festivals and Street Fairs |
P |
P |
|
Convention Center |
P |
P |
|
Farming of Land |
P |
P |
|
Macro-Antennas |
P |
P |
|
Monopole |
P12 |
S12 |
|
Outdoor Storage |
P13 |
P13 |
|
Storage in an Enclosed Building |
P |
P |
1. RMC 23.42.270
2. RMC 23.42.170
3. RMC 23.42.185
4. RMC 23.42.047
5. RMC 23.42.260
6. RMC 23.42.050
7. RMC 23.42.200
8. RMC 23.28.020(B)
9. RMC 23.42.080
10. RMC 23.42.110
11. RMC 23.18.025
12. Chapter 23.62 RMC
13. RMC 23.42.180
14. Permitted when located adjacent to a principal or minor arterial street as identified in Chapter 12.02 RMC, Street Functional Classification Plan.
15. RMC 23.42.325
16. Building design of mini-warehouses within the B-RP district shall conform to the following requirements: (a) Exterior building colors should be subdued. Primary colors or other bright colors should generally be used only as accents to enliven the architecture; (b) Exterior building surfaces shall be comprised of a mixture of building materials. Exterior wall surfaces shall not be primarily comprised of metal siding; (c) No more than five percent of the total land area within the B-RP district shall be devoted to mini-warehouse uses; (d) Mini-warehouses shall be enclosed on all sides with a solid concrete or masonry wall at least eight feet in height.
[Ord. 28-05 § 1.02; Ord. 28-07; Ord. 07-11 § 1.02; Ord. 23-11 § 1.01; Ord. 43-17 § 1; Ord. 48-17 § 4; Ord. 07-19 § 8; Ord. 2022-01 § 1; Ord. 2022-19 § 6].
23.28.040 Site requirements for business use districts.
In the following chart, development standards are listed on the vertical axis. Zoning districts are listed on the horizontal axis. The number appearing in the box at the intersection of the column and row represents the dimensional standard that applies to that zoning district.
|
Standard |
B-RP |
B-C |
|---|---|---|
|
Minimum Lot Area |
None |
None |
|
Maximum Site Area (in acres) |
Varies1 |
None |
|
Minimum Density – Dwelling units/acre |
6 units per acre |
N/A |
|
Average Density – Dwelling units/acre |
8 units per acre |
N/A |
|
Minimum Front Yard Setback |
Varies2 |
Varies3 |
|
Minimum Side Yard Setback |
Varies4 |
Varies3 |
|
Minimum Rear Yard Setback |
20 feet5 |
Varies3 |
|
Maximum Building Height – Main Building |
55 feet6 |
45 feet7 |
1. Retail and service uses shall be clustered on sites no larger than five acres in size. Sites devoted exclusively to residential uses shall be located on sites no larger than 10 acres in size. Other permitted uses do not have a maximum site area.
2. The front yard setback area shall be landscaped. The front yard setback for all uses except residential uses shall be 25 feet. Residential uses shall maintain the following front yard setbacks:
a. Front yard to living area and/or side of garage: 10 feet.
b. Front yard to garage door: 20 feet.
c. Front yard to covered porch and/or deck: 10 feet.
3. The following minimum setbacks shall apply in the B-C zoning district:
a. Wherever a B-C zoned property abuts any property or properties that are a part of any PPF, SAG, R-1-12, R-1-10, R-2, R-2S, R-3 or residential PUD, a minimum building setback of 50 feet shall be provided, except that whenever a B-C zoned property abuts any property that is designated as single-family residential overlay within the Island View subarea plan, setbacks as set forth in subsection (c) of this footnote shall apply.
b. Where property lines of a parcel in the B-C district are not adjacent to properties located in other zoning districts, or are adjacent to a public right-of-way or to M-2, I-M, B-RP, or C-3 zoned properties, the following minimum yard requirements shall apply:
i. Front yard – 20 feet.
ii. Side yard – zero feet.
iii. Rear yard – zero feet.
c. Wherever a B-C zoned property abuts any property or properties that are part of a C-1, C-2, C-LB, CBD, WF or AG zones or wherever a B-C zoned property abuts any property that is designated as single-family residential overlay within the Island View subarea plan, the following minimum yard requirements shall apply:
i. Front yard – 20 feet.
ii. Side yard – 10 feet.
iii. Rear yard – 10 feet.
4. The side yard setback for all uses except commercial and residential uses is 20 feet. The side yard setback for multiple-family dwelling units is one foot of side yard per three feet of building height. The side yard setbacks for single-family detached dwelling units and an unattached side of attached dwelling units shall be five feet. The side yard setback for commercial uses is 20 feet when the adjoining property is developed with noncommercial uses and zero feet when the adjoining property is developed with commercial uses or a parking lot.
5. The rear yard setback for all uses except residential uses shall be 20 feet, except when commercial uses adjoin property that is developed with other commercial uses or a parking lot, then the rear yard setback shall be zero feet. Residential uses shall have a minimum rear yard setback of 10 feet.
6. Maximum Building Height. No building in a B-RP district shall exceed 55 feet in height. The planning commission may authorize an increase in building height to a maximum height of 100 feet, based upon a review of the structure and a finding that the proposed building is aesthetically pleasing in relation to buildings and other features in the vicinity and that the building is located at sufficient distance from the Columbia River to avoid creating a visual barrier. Exception: Private communications facilities may exceed the height limitation.
7. No building in a B-C district shall exceed 45 feet in height. The planning commission may authorize an increase in building height to a maximum height of 55 feet, based upon a review of the structure and a finding that the proposed building is aesthetically pleasing in relation to buildings and other features in the vicinity and that the building would be situated in a fashion so as not to interfere with views from surrounding properties. Exception: Private communications facilities may exceed the height limitation.
[Ord. 28-05 § 1.02; Ord. 04-09; Ord. 20-09; amended during 2011 recodification].
23.28.050 Parking standards for business use districts.
Off-street parking space shall be provided in all industrial zones in compliance with the requirements of Chapter 23.54 RMC. [Ord. 28-05 § 1.02].
23.28.060 Landscaping requirements.
A. In the B-RP zoning district, the following minimum landscaping requirement applies: At least 25 percent of a business park shall be landscaped. Landscaped areas may incorporate pedestrian amenities such as meandering pathways or trails, street furniture such as benches, public art features or similar features. Specific parcels of property within a business park do not have to meet the required percentage of landscaping; provided, that the overall business park maintains the minimum landscaping requirement of 25 percent for all developed parcels within the park; provided further, that parking lot landscaping as required in RMC 23.54.140 and landscaping within a required front yard shall be required in all cases.
B. The following landscaping standards apply to the development of property within the B-C district.
1. All off-street parking areas designed for employee and/or customer parking shall be paved and shall meet the landscape standards set forth in RMC 23.54.140. Parking/loading dock areas designed for truck maneuvering, parking and/or loading shall meet the requirements for perimeter landscaping only. No interior landscaping for truck parking/loading areas shall be required.
2. Wherever a B-C zoned property abuts any property or properties that are a part of any PPF, SAG, R-1-12, R-1-10, R-2, R-2S, R-3 or residential PUD zone, a landscape buffer strip a minimum of 25 feet in width shall be provided, except that B-C zoned property that abuts any property or properties that are designated as single-family residential overlay within the Island View subarea plan shall be exempt from this requirement. Perimeter landscape strips required for off-street parking areas, as set forth in RMC 23.54.140, may be included within the required landscape buffer. Evergreen and deciduous trees, of which no more than 40 percent of the trees may be deciduous, shall be planted within the required landscape buffer. A minimum of five trees per 1,000 square feet of buffer area shall be required. The landscape buffer is intended as a screen, and need not completely obscure the development.
3. A landscape buffer strip a minimum of 10 feet in width shall be provided adjacent to any public right-of-way. Perimeter landscape strips required for off-street parking areas, as set forth in RMC 23.54.140, may be included within the required landscape buffer.
4. All areas not covered by buildings, paved parking areas or sidewalks or other pedestrian paths shall be landscaped.
5. All landscaped areas shall be served by an underground irrigation system or shall be provided with a readily available water supply with at least one outlet located within 150 feet of all plant material requiring irrigation.
6. All delivery truck and maintenance vehicle parking areas, all truck dock and loading areas, all refuse and service areas and all outdoor storage areas shall be screened by means of a sight-obscuring fence or sight-obscuring landscaping materials or a combination of landscaping and fencing materials that together create a six-foot-tall sight-obscuring screen. Outdoor storage shall not extend above the height of the sight-obscuring screen.
7. Landscaped areas may incorporate pedestrian amenities such as meandering pathways or trails, street furniture such as benches, public art features or similar features.
8. Wherever trees are required in landscape buffer strips, the following minimum standards shall apply: Evergreen trees shall be a minimum height of five feet at the time of planting. Deciduous trees shall be a minimum height of 10 feet at the time of planting. [Ord. 28-05 § 1.02; Ord. 20-09].