Chapter 15.445 Landscaping and Tree Retention

The purpose of this chapter is to foster retention of significant trees and to provide landscaping in developments to preserve and enhance the aesthetic character of the City, to improve the quality of the built environment, to promote retention and conservation of existing natural vegetation, to reduce the impacts of development on drainage systems and natural habitats, and to increase compatibility between different land uses by:

A. Providing visual interruption of large expanses of parking areas and reduction of reflected heat and glare through the implementation of interior and perimeter parking area landscaping;

B. Screening undesirable views from surrounding properties;

C. Providing a visual and physical barrier between dissimilar adjoining land uses;

D. Providing increased areas of permeable surfaces which allow:

1. Infiltration of surface water into groundwater resources;

2. Reduction in the quantity of storm water discharge; and

3. Improvement in the quality of storm water discharge.

The landscaping standards in this chapter are minimum requirements. Where it is determined by the City that additional landscaping is needed to mitigate, screen or buffer the development from its surroundings, or comply with the spirit of this chapter, additional landscaping may be required. (Ord. 15-1018 § 1)

15.445.010 Authority and Application

A. The provisions of this chapter shall apply to:

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

2. When the gross floor area (gfa) of a building/complex expands beyond twenty percent (20%) of the total existing gfa, the current landscape standards shall be applicable and integrated into the redevelopment. Within the Neighborhood Business (NB) zone, the provisions of this chapter shall apply when the complex expands beyond forty percent (40%) of the total existing gfa; or

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

4. Upon the conversion of any outdoor space of two hundred (200) square feet or greater to a business use or parking, the current landscape standards shall be integrated into that portion of the site to the greatest extent feasible.

B. Exemptions. The following uses are exempt from the landscaping requirements of this chapter (SMC 15.445.100 through 15.445.300):

1. Single-family dwellings;

2. Residential accessory uses; and

3. Subdivisions (except as provided under SMC 15.445.260) and short subdivisions in regard to perimeter and street landscape proportions only.

C. Landscaping Requirements and Increased Setbacks. Where the width of a required landscape strip exceeds the normally required setback of a zone or specific use, the required setback shall be increased to accommodate the full width of the required landscaping.

1. Exceptions.

a. UH-UCR, CB-C and O/CM Zones Outside of Overlay Districts. The street frontage landscape strip requirement shall not apply to uses in the Urban High-Urban Center Residential (UH-UCR) zoning category, Community Business in the Urban Center (CB-C) zoning category, or Office/Commercial Medium (O/CM) zoning category outside of the overlay districts. Alternative street frontage landscaping requirements are located in SMC 15.515.200(C)(1).

b. City Center, South 154th Street and Angle Lake Station Area Overlay Districts. Within the designated City Center, South 154th Street Station Area, and Angle Lake Station overlay districts, front yard open space as per SMC 15.300.320, 15.305.320 and 15.310.300 shall be required in lieu of street frontage landscaping required within this chapter.

2. Relocation of Required Street Frontage Landscaping. If the normal required landscaping is reduced through this exception for all applicable zones except in the designated overlay districts, fifty percent (50%) of said landscaping shall be placed into plazas, rooftop gardens and other pedestrian amenities, and street trees shall be planted within the public right-of-way in locations and amounts to be determined by the Director.

D. Landscaping and Existing Buildings. When an existing building precludes installation of the total width of required landscaping, the landscaping shall be installed to the extent possible and the remaining required landscaping shall be installed elsewhere on the site to provide the best possible screening.

E. Other Standards Applicable. Except as specified in this section of the Zoning Code, all other relevant standards and requirements in this code shall apply. (Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 16-1009 § 13; Ord. 15-1018 § 1)

15.445.015 Departures

Upon review and approval by the Director, departures to the landscape standards required under this chapter may be allowed to provide additional visibility of a development proposal to implement the Crime Prevention Through Environmental Design (CPTED) standards under Chapter 17.56 SMC, Landscaping. At a minimum, the following criteria shall be used to determine if a departure is warranted.

A. Physical site conditions dictate a project layout that, with landscaping installed pursuant to this chapter, would provide potential areas of concealment for criminal elements.

B. Required landscaping will provide potential concealment areas for criminal activities.

C. Screening of dissimilar land uses (for example, commercial/industrial land uses from residential) is not diminished to the point that the screening landscaping no longer meets the intent of the landscape codes. (Ord. 15-1018 § 1)

15.445.100 General Landscaping Requirements

All landscaping shall conform to the regulations listed in this section, where applicable. (Ord. 15-1018 § 1)

15.445.110 Types of Landscaping

The five (5) types of landscaping are described and applied as follows:

A. Type I Landscaping.

1. Type I landscaping is a “full screen” which functions as a visual and psychological barrier. Full screening is intended generally for use adjacent to freeways and between uses with a high degree of incompatibility.

2. Type I landscaping shall consist of:

a. A solid wall of trees and/or a dense hedge with a mix of native and drought tolerant deciduous and evergreen trees placed to form a continuous screen within three (3) years;

b. At least seventy percent (70%) evergreen trees;

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

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

e. Evergreen shrubs spaced no more than four (4) feet apart and to achieve a height of six (6) feet above the traveled way grade within three (3) years;

f. Native and drought tolerant groundcover;

g. Street frontage landscaping shall be located behind the sidewalk; and

h. Vegetated LID BMPs, consistent with the intent of this section.

Figure: TYPE I LANDSCAPING

B. Type II Landscaping.

1. Type II landscaping is a “filtered screen” which functions as a visual separator. Filtered screening is intended for use between uses with some degree of incompatibility.

2. Type II landscaping shall consist of:

a. A mix of native and drought tolerant evergreen and deciduous trees and shrubs spaced to create a filtered screen within three (3) years;

b. At least fifty percent (50%) deciduous trees and at least thirty percent (30%) evergreen trees;

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

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

e. Evergreen shrubs spaced no more than five (5) feet apart and that achieve a height of six (6) feet above the traveled way grade within three (3) years;

f. Native and drought tolerant groundcover;

g. Street frontage landscaping shall be located behind the sidewalk; and

h. Vegetated LID BMPs, consistent with the intent of this section.

Figure: TYPE II LANDSCAPING

C. Type III Landscaping.

1. 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, or between similar, compatible uses.

2. Type III landscaping shall consist of:

a. A mix of native and drought tolerant evergreen and deciduous trees spaced to create a continuous canopy within ten (10) years;

b. At least seventy percent (70%) deciduous trees;

c. Trees spaced no more than twenty-five (25) feet on center;

d. Evergreen shrubs spaced no more than four (4) feet apart that do not exceed a height of four (4) feet above the traveled way grade at maturity;

e. Native and drought tolerant groundcover;

f. Street frontage landscaping can be located in front or behind the sidewalk; and

g. Vegetated LID BMPs, consistent with the intent of this section.

Figure: TYPE III LANDSCAPING

D. Type IV Landscaping.

1. Type IV landscaping is “parking area landscaping” which provides shade and visual relief, maintains clear sight lines, and allows for stormwater treatment and/or flow control within parking areas.

2. Type IV landscaping shall consist of:

a. Canopy-type deciduous trees or broadleaf evergreen trees, native and drought tolerant evergreen shrubs and a mix of native and drought tolerant evergreen and deciduous groundcovers planted in wells or strips;

b. Shrubs that do not exceed a height of three (3) feet above the traveled way grade in maturity;

c. Plantings contained in bioretention, rain gardens, or planting wells or strips having an area of at least one hundred (100) square feet and with narrowest dimensions of at least five (5) feet in width;

d. Bioretention, rain gardens, or planting wells or strips which each contain at least one (1) tree;

e. Native and drought tolerant groundcover; and

f. Street frontage landscaping can be located in front of or behind the sidewalk.

Figure: 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. Native and drought tolerant shrubs spaced no more than five (5) feet apart; and

b. Native and drought tolerant groundcover. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1)

15.445.120 General Landscape Requirements

A. Deciduous trees shall have a diameter (caliper) of at least two (2) inches measured four (4) feet above the ground at the time of planting.

B. Evergreen (broadleaf or conifer) trees shall be at least eight (8) feet in height measured from treetop to the ground at the time of planting.

C. In Type I and II landscaping, trees shall be staggered in two (2) or more rows when the width of the landscape strip is twenty (20) feet or greater.

D. Shrubs shall be at least twenty-four (24) inches high or wide at the time of planting and shall be a minimum two (2) gallon rootball size.

E. Groundcovers shall be planted and spaced to result in total coverage of the landscape strip within one (1) year. Groundcovers shall be planted at a maximum of twenty-four (24) inches on center or as approved by the City.

F. Grass may be used as groundcover in Type III and IV landscape strips.

G. 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.

H. Berms shall not exceed a slope of three (3) horizontal feet to one (1) vertical foot (3:1).

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

J. The area of vehicle overhangs into landscaped areas shall not be counted towards required landscaping. (Ord. 15-1018 § 1)

15.445.130 Installation Requirements

All landscaping and required irrigation shall be installed prior to issuance of a final certificate of occupancy or final inspection on related subdivision projects. (Ord. 15-1018 § 1)

15.445.140 Irrigation Requirements

All planting required for new development in multi-family, commercial, 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 area surrounding the base of plants with mulch to minimize evaporation.

B. The Director may allow an exemption from the irrigation requirements if the applicant provides:

1. Landscape areas where at least seventy percent (70%) 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. 17-1023 § 1; Ord. 16-1022 § 1; Ord. 15-1018 § 1)

15.445.150 Maintenance Requirements

Within the multi-family, commercial, and industrial zones, the applicant shall provide the following maintenance or shall be subject to enforcement action as provided in Chapter 15.125 SMC, Code Enforcement:

A. All required landscaped areas shall be maintained, pruned, trimmed, and watered to create an attractive appearance and a healthy growing condition.

B. Dead, diseased, stolen, or vandalized planting shall be replaced within one (1) month as weather conditions allow.

C. Property owners shall keep the planting area reasonably free of weeds and trash. (Ord. 17-1023 § 1; Ord. 16-1022 § 1; Ord. 15-1018 § 1)

15.445.160 Bonds/Security Requirements

A. Prior to issuance of a final certificate of occupancy within the multi-family, commercial, and industrial zones and within long subdivisions (for street trees only), all required landscaping shall be installed or a landscape bond or other suitable financial guarantee as approved by the City shall be submitted to the Department. The amount of the landscape bond or other financial guarantee shall equal one hundred fifty percent (150%) of the estimated cost of the required landscaping.

B. Upon final inspection of required landscaping in the multi-family, commercial, or industrial zones, or before issuance of a certificate of occupancy for the last home in a long subdivision, a maintenance bond or other acceptable financial guarantee equal to thirty percent (30%) of the replacement cost of the required landscaping shall be submitted. The bond shall be maintained for a three (3) year period, at which point the Director will determine if the bond will be released or is needed for maintenance within the landscaped areas. (Ord. 18-1001 § 12; Ord. 17-1023 § 1; Ord. 15-1018 § 1)

15.445.170 Deferral of Landscape Improvements

Repealed by Ord. 18-1001. (Ord. 15-1018 § 1)

15.445.200 Landscaping Standards

A. Landscaping Standards Chart Guide.

1. About the Landscaping Chart. The following chart lists all of the types and widths of landscaping required for each land use.

2. How to Use the Use Chart.

a. The land uses are listed vertically along the left hand side and the location of the landscaping is listed horizontally across the top.

b. Each square in the chart shows the type and width of landscaping required for the land use.

c. In addition to the type and width of landscaping identified within a square, other standards that apply are noted by number and described in the column on the far right of the chart. If the regulation is not preceded by a number, the regulation applies to all types of landscaping for that use.

d. If the square includes the letters “N/A,” there is no standard for that type of landscaping for that use.

NOTE: Additional regulations for the location of the required landscaping may apply. (Ord. 15-1018 § 1)

15.445.210 Landscaping Standards Chart

LAND USE	STREET FRONTAGE (Type/Width)	BUILDING FACADE IF >30 FT. HIGH OR >50 FT. WIDE (Type/Width)	SIDE/REAR YARDS (Type/Width)	SIDE/REAR BUFFER FOR NONCOMPATIBLE ZONES (Type/Width)	PARKING LOT LANDSCAPE STANDARDS APPLICABLE (See SMC 15.445.250)	ADDITIONAL REGULATIONS
ANIMALS
Butterfly/Moth Breeding	III/10 ft.	V/5 ft.	III/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Kennel/Cattery	IV/10 ft.	V/5 ft.	II/5 ft.	I/10 ft. (1)	N/A	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Stables	N/A	N/A	N/A	N/A	N/A
Veterinary Clinic	IV/10 ft.	V/5 ft.	III/5 ft.	N/A	N/A
BUSINESS SERVICES
Airport Support Facility	IV/10 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Commercial/Industrial Accessory Uses	II/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Conference/Convention Center	IV/10 ft.	V/5 ft.	I/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Construction/Trade	III/10 ft.	V/5 ft.	II/5 ft.	I/10 ft. (1)	N/A	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Construction/Landscaping Yard	III/10 ft.	V/5 ft.	II/5 ft.	I/10 ft. (1)	N/A	(1) Adjacent to single-family or multi-family zones (UL, UM, UH, or MHP) for buffering purposes. See SMC 15.445.240.
Distribution Center/Warehouse	II/10 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Equipment Rental, Large	III/10 ft.	V/5 ft.	III/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Equipment Rental, Small	IV/10 ft.	V/5 ft.	II/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Equipment Repair, Large	II/10 ft.	V/5 ft.	II/5 ft.	II/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Equipment Repair, Small	II/10 ft.	V/5 ft.	II/5 ft.	I/10 ft. (1)	N/A	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Helipad/Airport Facility	I/10 ft.	N/A	I/10 ft.	I/20 ft. (1)	N/A	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Landscaping Business	II/10 ft.	V/5 ft.	II/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Professional Office	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Storage, Self-Service	III/10 ft.	V/5 ft.	II/5 ft.	I/10 ft. (1)	N/A	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Truck Terminal	II/10 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900,1800, or MHP) for buffering purposes. See SMC 15.445.240.
CIVIC AND INSTITUTIONAL
Cemetery	IV/20 ft.	N/A	N/A	N/A	N/A
City Hall	IV/10 ft.	V/5 ft.	III/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Court	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Fire Facility	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Funeral Home/Crematory	IV/10 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Police Facility	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Public Agency Office	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Public Agency Yard	III/20 ft.	V/5 ft.	III/5 ft.	II/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Public Archives	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Social Service Office	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
EDUCATIONAL
College/University	IV/10 ft.	V/5 ft.	IV/10 ft.	N/A	Yes
Elementary/Middle School	IV/10 ft.	V/5 ft.	IV/5 ft.	N/A	Yes
High School	IV/10 ft.	V/5 ft.	IV/10 ft.	N/A	Yes
Specialized Instruction School	IV/10 ft.	V/5 ft.	IV/10 ft.	N/A	Yes
Vocational/Technical School	IV/10 ft.	V/5 ft.	IV/10 ft.	N/A	Yes
HEALTH AND HUMAN SERVICES
Day Care I	N/A	N/A	N/A	N/A	N/A
Day Care II	IV/10 ft.	V/5 ft.	III/5 ft.	N/A	Yes
Emergency Housing	III/10 ft.	V/5 ft.	III/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Emergency Shelter	III/10 ft.	V/5 ft.	III/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Hospital	III/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Medical/Dental Lab	III/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Medical Lab	III/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Medical Office/Outpatient Clinic	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Miscellaneous Health	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Opiate Substitution Treatment Facility	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Permanent Supportive Housing	II/20 ft.	V/5 ft.	III/5 ft.	I/15 ft.	Yes
Reentry Center	II/20 ft.	V/5 ft.	II/10 ft.	I/20 ft.	Yes
Secure Community Transition Facility	I/10 ft.	V/5 ft.	I/10 ft.	I/20 ft. (1)	Yes	Requirements listed here are the minimum standards. Final landscape requirements shall be determined upon review of a site plan, based on CPTED and public safety principles, by the Director in consultation with the Police Chief. (1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. See SMC 15.445.240.
Transitional Housing	II/20 ft.	V/5 ft.	III/5 ft.	I/15 ft.	Yes
MANUFACTURING
Aerospace Equipment	III/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Apparel/Textile Products	II/20 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Assembly and Packaging	III/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UM, UH, or MHP) for buffering purposes.
Batch Plant	I/20 ft.	V/5 ft.	I/20 ft.	I/35 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Biomedical Products Facility	III/15 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Chemical/Petroleum Products	I/10 ft.	V/5 ft.	I/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Commercial/Industrial Machinery	II/10 ft.	V/5 ft.	II/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Computer/Office Equipment	III/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Electronic Assembly	III/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Fabricated Metal Products	I/10 ft.	V/5 ft.	I/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Food Processing	III/20 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Furniture/Fixtures	III/15 ft.	V/5 ft.	II/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Laboratories, Research, Development and Testing	III/10 ft.	V/5 ft.	II/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Manufacturing and Fabrication, Light	III/10 ft.	V/5 ft.	II/10 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UM, UH, or MHP) for buffering purposes.
Manufacturing and Fabrication, Medium	III/10 ft.	V/5 ft.	II/10 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UM, UH, or MHP) for buffering purposes.
Manufacturing, Light Misc.	III/10 ft.	V/5 ft.	II/10 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Micro-Winery/Brewery/Distillery	III/15 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UM, UH, or MHP) for buffering purposes.
Off-Site Hazardous Waste Treatment and Storage Facilities	II/10 ft.	V/5 ft.	II/10 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Paper Products	III/15 ft.	V/5 ft.	II/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Primary Metal Industry	I/10 ft.	V/5 ft.	I/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Printing/Publishing	III/15 ft.	V/5 ft.	II/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Recycling Processing	II/20 ft.	V/5 ft.	I/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Rubber/Plastic/Leather/Mineral Products	I/10 ft.	V/5 ft.	I/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Textile Mill	II/20 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Winery/Brewery/Distillery	III/15 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Wood Products	II/20 ft.	V/5 ft.	II/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
MOTOR VEHICLE RELATED
Auto/Boat Dealer	III/10 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Auto Service Center	II/10 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Auto Supply Store	III/10 ft.	V/5 ft.	III/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Auto Wrecking	II/10 ft.	N/A	I/5 ft.	I/10 ft. (1)	N/A	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Commercial Marine Supplies	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Electric Vehicle Infrastructure – Battery Exchange Station and Level 3 Rapid Charging Station Only	III/5 ft.	V/5 ft.	III/5 ft.	I/10 ft. (1)	Yes	Required for rapid charging station only if it is a primary use on the property. (1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Fueling/Service Station	III/5 ft.	V/5 ft.	III/5 ft.	I/10 ft. (1)(2)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes. (2) See applicable standards in SMC 15.415.100, Fueling/Service Stations.
Public/Private Parking	III/10 ft.	V/5 ft.	II/10 ft.	II/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Tire Retreading	I/20 ft.	V/5 ft.	I/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Towing Operation	II/10 ft.	N/A	I/5 ft.	I/10 ft. (1)	N/A	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Vehicle Rental/Sales	IV/10 ft.	V/5 ft.	II/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Vehicle Rental/Sales, Large	IV/10 ft.	V/5 ft.	II/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UM, UH, or MHP) for buffering purposes.
Vehicle Repair, Large	II/10 ft.	V/5 ft.	II/10 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Vehicle Repair, Small	II/10 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
RECREATIONAL AND CULTURAL
Amusement Park	IV/20 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Community Center	II/10 ft.	N/A	N/A	N/A	Yes
Drive-In Theater	IV/20 ft.	N/A	1/5 ft.	1/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Golf Course	N/A	N/A	N/A	N/A	Yes
Health Club	IV/10 ft.	V/5 ft.	III/5 ft.	I/10 ft.	Yes
Library	IV/10 ft.	N/A	III/5 ft.	N/A	Yes
Museum	IV/10 ft.	N/A	II/10 ft.	N/A	Yes
Park	N/A	N/A	N/A	N/A	N/A
Recreational Center	IV/10 ft.	V/5 ft.	IV/5 ft.	II/10 ft.	Yes
Religious Use Facility	IV/10 ft.	N/A	N/A	I/10 ft.	Yes
Religious Use Facility, Accessory	IV/10 ft.	N/A	N/A	I/10 ft.	Yes
Sports Club	IV/10 ft.	V/5 ft.	IV/5 ft.	II/10 ft.	Yes
Stadium/Arena/Auditorium	IV/20 ft.	V/5 ft.	II/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
RESIDENTIAL
College Dormitory	IV/10 ft.	N/A	IV/5 ft.	II/10 ft.	Yes
Duplex	N/A	N/A	N/A	N/A	N/A	See SMC 15.505.500, Landscaping and Screening (townhouse and duplex).
Dwelling Unit, Detached	N/A	N/A	N/A	N/A	N/A
Manufactured/Modular Home (HUD)	N/A	N/A	N/A	N/A	N/A
Mobile Home (nonHUD)	N/A	N/A	N/A	N/A	N/A
Mobile Home Park	II/20 ft.	N/A	I/20 ft.	N/A	N/A
Multi-Family	III/10 ft. (1)	V/5 ft.	III/5 ft.	I/10 ft.	Yes	(1) In UH zones, street frontage landscaping can be reduced up to 5 feet if combined with contiguous building facade landscaping for a total of 10 feet immediately abutting building. No path or other design feature may encroach within the combined landscaping.
Townhouse	III/20 ft. (1)	V/5 ft.	III/10 ft.	II/15 ft. (1)	Yes (over 3 units)	See SMC 15.505.500, Landscaping and Screening (townhouse and duplex).
RESIDENTIAL, RETIREMENT AND ASSISTED LIVING
Assisted Living Facility	III/20 ft.	V/5 ft.	III/5 ft.	I/15 ft.	Yes
Community Residential Facility I	N/A	N/A	N/A	N/A	N/A
Community Residential Facility II	II/20 ft.	V/5 ft.	III/5 ft.	I/5 ft.	Yes
Continuing Care Retirement Community	III/10 ft.	V/5 ft.	III/5 ft.	I/5 ft.	Yes
Convalescent Center/Nursing Home	II/20 ft.	V/5 ft.	II/15 ft.	N/A	Yes
Retirement Apartments	III/10 ft. (1)	V/5 ft.	III/5 ft.	I/10 ft.	Yes	(1) In UH zones, street frontage landscaping can be reduced up to 5 feet if combined with contiguous building facade landscaping for a total of 10 feet immediately abutting building. No path or other design feature may encroach within the combined landscaping.
RESIDENTIAL, ACCESSORY
Home Occupation	N/A	N/A	N/A	N/A	N/A
Shed/Garage	N/A	N/A	N/A	N/A	N/A
RETAIL and COMMERCIAL
Agricultural Crop Sales (Farm Only)	III/5 ft.	N/A	II/5 ft. (1)	II/10 ft. (1)(2)	Yes (1)	(1) Does not apply in the residential zone. (2) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Arcade (Games/Food)	IV/10 ft.	N/A	IV/5 ft.	II/10 ft.	Yes
Beauty Salon/Personal Grooming Service	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Coffee Shop/Retail Food Shop	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Dry Cleaner	IV/10 ft.	V/5 ft.	III/5 ft.	II/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Entertainment Club	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Financial Institution	IV/10 ft.	V/5 ft.	IV/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Florist Shop	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Forest Products	II/10 ft.	V/5 ft.	I/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes
Laundromat	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Mobile Vending	N/A	N/A	N/A	N/A	N/A
Produce Stand	IV/5 ft.	N/A	IV/5 ft.	N/A	N/A
Restaurant	IV/10 ft.	V/5 ft.	III/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Restaurant, Fast Food	IV/10 ft.	V/5 ft.	III/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UH-900, 1800, or MHP) for buffering purposes.
Retail, Big Box	IV/10 ft.	V/5 ft.	III/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UM, UH, or MHP) for buffering purposes.
Retail, General	IV/10 ft.	V/5 ft.	III/5 ft.	I/10 ft. (1)	Yes	(1) Adjacent to single-family or multi-family zones (UL, UM, UH, or MHP) for buffering purposes.
Sexually Oriented Business	IV/10 ft.	V/5 ft.	II/5 ft.	N/A	Yes
Tavern	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Theater/Entertainment Club	IV/10 ft.	V/5 ft.	III/5 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Theater, Movie	II/20 ft.	N/A	I/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
RETAIL AND COMMERCIAL, LODGING
Bed and Breakfast	N/A	N/A	N/A	N/A	N/A
Hostel	III/10 ft.	V/5 ft.	III/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Hotel/Motel and Associated Uses	III/10 ft.	V/5 ft.	III/5 ft.	I/20 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
UTILITIES
Communications Facilities	II/10 ft. I/10 ft. (1)	N/A	II/5 ft. I/10 ft. (1)	II/5 ft. I/10 ft. (1)	N/A	(1) Type II landscaping applies in high intensity zones. Type I landscaping applies in low intensity zones. See SMC 15.480.090(G).
Utility Substation	I/10 ft.	N/A	I/10 ft.	N/A	N/A
Utility Use	III/10 ft.	V/5 ft.	IV/10 ft.	II/10 ft. (1)	Yes	(1) Adjacent to single-family (UL or UM) zones for buffering purposes.
Wireless Communications Facilities	II/10 ft. I/10 ft. (1)	N/A	II/5 ft. I/10 ft. (1)	II/10 ft. (2)	N/A	(1) Type II landscaping applies in high intensity zones. Type I landscaping applies in low intensity zones. See SMC 15.480.090(G). (2) Adjacent to residential or park zones for buffering purposes.

(Ord. 23-1003 § 3; Ord. 21-1031 § 17 (Exh. E); Ord. 21-1008 § 16; Ord. 18-1029 § 1; Ord. 16-1009 § 4; Ord. 15-1018 § 1)

15.445.220 Street Frontage Landscaping

A. On-site street frontage landscaping shall be installed on the subject (private) property and is separate from street landscaping as described in SMC Title 11, Streets, Sidewalks, and Public Thoroughfares.

B. Combining Street Frontage and Street Landscaping in Right-of-Way. On-site street frontage landscaping required under SMC 15.445.210 and right-of-way (ROW) street landscaping required under SMC Title 11 may be combined upon review and approval by the Director.

1. The combined landscaping may be variable widths, no less than five (5) feet; provided the total required amount of the combined on-site street frontage landscaping and ROW street landscaping is located on site outside of the public ROW. (For example, if the combined required on-site street frontage landscaping and ROW street landscaping is twenty (20) feet in width along a one hundred (100) foot street frontage (fifteen (15) feet on site, five (5) feet in the ROW), and the width is reduced to seven (7) feet on site, then one thousand three hundred (1,300) square feet of landscaping (13 feet x 100 feet = 1,300 square feet) must be distributed elsewhere on site, outside of the ROW, in addition to other on-site landscape requirements.)

2. Variable widths may be allowed based on the following criteria:

a. The location of below and above ground utilities.

b. To provide bike lanes, if sufficient right-of-way is not available to provide both the bike lane and street landscaping.

c. Traffic safety.

d. Topographic conditions.

e. Other special site conditions.

C. Reducing Width of Street Frontage Landscaping. The width of the street frontage landscaping may be reduced twenty-five percent (25%) if the area comprising the twenty-five percent (25%) 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 Director to provide equal or greater screening from the street. The twenty-five percent (25%) allocation is in addition to the required building facade landscaping. (Ord. 15-1018 § 1)

15.445.230 Building Facade Landscaping

A. Groundcover shall be spaced a maximum of two (2) feet along building facades.

B. Conifers shall not be used for facade landscaping.

C. Deciduous trees can be placed at thirty (30) foot centers for facade landscaping on buildings with continuous windows. (Ord. 15-1018 § 1)

15.445.240 Side/Rear Buffer Landscaping for Noncompatible Uses

Side and rear landscape buffers shall be required where noncompatible uses develop adjacent to residentially zoned property pursuant to the landscaping standards charts for recreation, accessory, recreational/cultural uses, general, educational and health services uses, government/office uses, retail commercial uses, and manufacturing uses at SMC 15.445.210, except as modified below:

A. Where noncompatible uses develop adjacent to property that is zoned residential but which has a nonresidential or high density residential potential zone compatible with the proposed development, then the buffers of the said SMC 15.445.210 charts may be reduced to ten (10) feet of Type I landscaping. This shall not, however, apply to any phasing areas as identified in the SeaTac Comprehensive Plan “Land Use Phasing Map.”

B. For the purposes of this section, hotel/motel and associated uses shall be considered a commercial use, and mobile/manufactured home parks shall be considered a single-family residential use. (Ord. 15-1018 § 1)

15.445.250 Surface Parking Landscaping

A. At least ten percent (10%) of the interior parking area shall have landscaping when the total number exceeds twenty (20) parking stalls.

B. Landscape Islands. At least one (1) interior landscape island for every seven (7) parking stalls shall be provided to be reasonably distributed throughout the parking lot. Landscape island siting and design may be adjusted to accommodate LID BMPs, such as bioretention.

C. Trees and Landscape Islands. At least one (1) tree must be provided in each landscape island.

D. Curbs/Barriers. Permanent curbs and/or barriers shall be provided to protect the plantings from vehicle overhang. Curb cuts or grates can be incorporated to allow water to enter stormwater facilities and LID BMPs.

E. The perimeter of a parking lot shall be planted with a minimum of five (5) foot landscaping buffers with Type III landscaping. Any abutting landscaped areas can be credited toward meeting this standard.

F. Height of Landscaping. Parking lot landscaping in areas adjacent to a parking space shall not exceed two (2) feet in height within three (3) feet of the curb, to allow for car overhangs.

(Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1)

15.445.260 Landscaping Adjacent to Freeway Rights-of-Way

Repealed by Ord. 18-1039. (Ord. 15-1018 § 1)

15.445.270 Landscaping of Industrial Uses Adjacent to Single-Family Residential Zones

All permitted and conditional uses within the Industrial (I) zone shall have a minimum twenty (20) foot Type I landscape strip adjacent to or across a public right-of-way from a single-family residential zone. (Ord. 15-1018 § 1)

15.445.280 Alternative Landscape Options

The following alternative landscape options are permitted only as approved by the Director.

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

B. Reduction of the width of the Type I landscape strip by no more than twenty percent (20%) when incorporating 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. Incorporation in the design of berms of at least three (3) feet in height for width reduction.

D. The street frontage landscaping can be located between the road and sidewalk or alternate based on a comprehensive design layout. (Ord. 15-1018 § 1)

15.445.300 Service Areas Screening and Placement: Garbage Dumpsters/Recycling Bins

A. All garbage dumpsters/recycling bins must be screened from view from adjacent streets and properties using dense vegetation and/or a fence.

B. Garbage dumpsters/recycling bins must conform to minimum setback requirements and must be determined to be accessible to sanitation trucks prior to approval of the dumpster/recycling bin location. (Ord. 15-1018 § 1)

15.445.400 Tree Retention

Tree retention and protection standards shall be implemented per SMC 15.455.410 through 15.455.450 as follows. (Ord. 15-1018 § 1)

15.445.410 Retention of Significant Trees within New Short Plats and Long Subdivisions in the Single-Family Zones

Significant trees within new short plats and long subdivisions shall be retained as follows:

A. If applicable, two (2) significant trees shall be saved within each new proposed lot within each new proposed short plat or long subdivision, unless an alternative allowed by SMC 15.445.440, Minimum Number of Trees per Residential Lot – New Short Plats and Long Subdivisions, is used. Significant trees located in the following areas are not required to be retained:

1. Trees within the building footprint of a proposed residence and accessory structure (detached carport, garage, or accessory dwelling unit).

2. Trees within any private access easement.

3. Trees within any proposed utility easement.

B. Significant trees to be retained shall be protected during the construction process for final short plat approval, during long plat approval, and during the construction of a residence on each lot as provided under SMC 15.445.450, Protection of Significant Trees.

C. Any significant tree proposed to be retained that is removed during the final short plat or preliminary plat approval process, or during the construction of a residence on a lot, shall be mitigated as follows:

1. For each significant tree removed, two (2) deciduous trees, a minimum of two (2) inches in caliper measured at four (4) feet from its base at the time of planting; or

2. Two (2) evergreen trees with a minimum height of eight (8) feet, not including growth leaders; or

3. Any combination of the above, with a minimum of two (2) trees.

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

a. Vine Maple (Acer circinatum).

b. Serviceberry (Amelanchier).

c. Arborvitae (not including Western Red Cedar [Thuja plicata]).

d. Any other tree that could be considered a shrub.

D. All trees required to be replanted shall be planted prior to the final inspection of the residence.

E. No mitigation for the removal of significant trees shall be required once the builder of a single-family residence on any lot containing significant trees transfers ownership of the lot and residence to another party, or when a certificate of occupancy is issued to the same party. (Ord. 15-1018 § 1)

15.445.420 Retention of Significant Trees in All Other Zones

A. If applicable, three (3) significant trees, or twelve percent (12%) of the significant trees on site, whichever number is greater, shall be saved within each new proposed development. Significant trees located in the following areas are not required to be saved:

1. Trees within the building footprint of a proposed structure.

2. Trees within any private access easement and interior roads.

3. Trees within any proposed utility easement.

B. A covenant shall run with the property advising potential purchasers of significant trees to be saved that are located on site. The text of this covenant shall be approved by the Director.

C. Significant trees within required landscape areas shall be given preference to be retained.

D. Any significant tree proposed to be retained that is removed during construction shall be mitigated as follows:

1. For each significant tree removed, three (3) deciduous trees, a minimum of two (2) inches in caliper measured at four (4) feet from its base at the time of planting; or

2. Three (3) evergreen trees with a minimum height of eight (8) feet, not including growth leaders; or

3. Any combination of the above, with a minimum of three (3) trees.

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

5. Any trees replanted for mitigation purposes shall be in addition to any required landscaping for the proposed project. (Ord. 15-1018 § 1)

15.445.430 Tree Retention – Clearing of Multi-Family, Commercial, and Industrial Zoned Lots

No significant trees shall be removed from any multi-family, commercial, or industrial zone property without obtaining a no fee “Tree Clearing Permit” from the Department. The property owner shall demonstrate at least one (1) of the following criteria in order to obtain a “Tree Clearing Permit”:

A. A tree constitutes a safety hazard to any structures on the property and to any structures on adjacent properties as determined by the City’s arborist; or

B. A tree is dead; or

C. The tree is significantly diseased and will die as determined by the City’s arborist; or

D. The property owner has an approved building permit for a new development on the property. (Ord. 15-1018 § 1)

15.445.440 Minimum Number of Trees per Residential Lot – New Short Plats and Long Subdivisions

A. A minimum number of trees per lot within new proposed short plats and long subdivisions shall be required, as follows:

1. Two (2) significant trees;

2. One (1) significant tree and two (2) new trees; or

3. Four (4) new trees.

All new trees per lot shall be planted on the lot prior to the final inspection of any residence on the lot and shall meet the standards set forth in subsection (B) of this section.

B. Significant trees or existing healthy trees on the lots that meet the following minimum size standards may be counted towards the requirements of subsection (A) of this section:

1. Deciduous trees, a minimum of two (2) inches in caliper measured at four (4) feet from its base at the time of planting; or

2. Evergreen trees with a minimum height of eight (8) feet, not including growth leaders; or

3. Any combination of the above, with a minimum meeting the requirements of subsection (A) of this section.

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

a. Vine Maple (Acer circinatum).

b. Serviceberry (Amelanchier).

c. Arborvitae (not including Western Red Cedar [Thuja plicata]).

d. Any other tree that could be considered a shrub.

C. No mitigation for the removal of trees shall be required once the builder of a single-family residence on any lot containing trees transfers ownership of the lot and residence to another party, or when a certificate of occupancy is issued to the same party. (Ord. 15-1018 § 1)

15.445.450 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 (5) foot high fence; or

2. A line of five (5) foot high, orange colored, two-by-four (2x4) stakes placed no more than ten (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 (1) foot. The diameter of the well shall be equal to the diameter of the trunk plus five (5) 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 (2) areas defined as follows:

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

2. An area around the tree equal to one (1) foot diameter for each inch of tree trunk diameter measured four (4) feet above the ground.

F. May use alternative protection methods if determined by the Director to provide equal or greater tree protection. (Ord. 15-1018 § 1)