Chapter 18.75
LANDSCAPING AND SCREENING
Sections:
18.75.020 Landscaping and screening design standards.
18.75.030 Landscaping and screening approval standards – Generally.
18.75.040 Landscape and screening standards for outdoor activity areas and equipment.
18.75.060 Shrubs and groundcover selection.
18.75.080 Selection generally.
18.75.090 Installation standards.
18.75.010 Applicability.
The following standards apply to landscaping and screening on private property. [Ord. 371 § 12(A), 1997.]
18.75.020 Landscaping and screening design standards.
A. L1, General Landscaping.
1. Intent. The L1 standard is for open areas. It is intended to be used where distance is the principal means of separating uses or development, and landscaping enhances the area between them. The L1 standard consists principally of groundcover plants; trees and high and low shrubs also are required.
2. Required Materials. There are two ways to provide trees and shrubs to comply with an L1 standard. Shrubs and trees may be grouped. Groundcover plants, grass lawn or approved flowers must fully cover the landscaped area not in shrubs and trees. Where the area to be landscaped is less than 30 feet deep, one tree shall be provided per 30 linear feet. Where the area is 30 feet deep or greater, one tree shall be provided per 800 square feet and either two high shrubs or three low shrubs shall be provided per 400 square feet of landscaped area.
B. L2, Low Screen.
1. Intent. The L2 standard uses a combination of distance and low-level screening to separate uses or development. The standard is applied where a low level of screening sufficiently reduces the impact of a use or development, or where visibility between areas is more important than a greater visual screen.
2. Required Materials. The L2 standard requires enough low shrubs to form a continuous screen three feet high and 95 percent opaque year-round. In addition, one tree is required per 30 lineal feet of landscaped area or as appropriate to provide a tree canopy over the landscaped area. Groundcover plants must fully cover the remainder of the landscaped area. A three-foot-high masonry wall or fence at an F2 standard or a berm may be substituted for shrubs, but the trees and groundcover plants are still required. When applied along street lot lines, the screen or wall is to be placed along the interior side of the landscaped area.
C. L3, High Screen.
1. Intent. The L3 standard provides physical and visual separation between uses or development principally using screening. It is used where such separation is warranted by a proposed development, notwithstanding loss of direct views.
2. Required Materials. The L3 standard requires enough high shrubs to form a screen six feet high and 95 percent opaque year-round. In addition, one tree is required per 30 lineal feet of landscaped area or as appropriate to provide a tree canopy over the landscaped area. Groundcover plants must fully cover the remainder of the landscaped area. A six-foot-high wall or fence that complies with an F1 or F2 standard with or without a berm may be substituted for shrubs, but the trees and groundcover plants are still required. When applied along street lot lines, the screen or wall is to be placed along the interior side of the landscaped area.
D. L4, High Wall.
1. Intent. The L4 standard is used where extensive screening of visual and noise impacts is needed to protect abutting sensitive uses and/or there is little space for separation between uses.
2. Required Materials. The L4 standard requires a six-foot-high wall that complies with the F2 standard. When adjacent to another property, the wall shall abut the property line. When adjacent to a street or road right-of-way, the wall shall be on the interior side of the landscaped area. One tree is required per 30 lineal feet of wall or as appropriate to provide a tree canopy over the landscaped area. In addition, four high shrubs are required per 30 lineal feet of wall. Groundcover plants must fully cover the remainder of the landscaped area.
E. L5, High Berm.
1. Intent. The L5 standard can be used instead of the L4 standard where extensive screening is warranted and more space is available for separation between uses.
2. Required Materials. The L5 standard requires a berm four to six feet high. If the berm is less than six feet high, low shrubs that comply with the L2 standard must be planted on top of the berm so that the overall screen height is six feet. In addition, one tree is required per 30 lineal feet of berm or as appropriate to provide a tree canopy over the landscaped area. Groundcover plants must fully cover the remainder of the landscaped area.
F. F1, Partially Sight-Obscuring Fence.
1. Intent. The F1 fence standard provides partial visual separation. The standard is applied where a proposed use or development has little impact, or where visibility between areas is more important than a total visual screen.
2. Required Materials. A fence or wall that complies with the F1 standard shall be six feet high and at least 50 percent sight-obscuring. Fences may be made of wood, metal, bricks, masonry or other permanent materials.
G. F2, Fully Sight-Obscuring Fence.
1. Intent. The F2 fence standard provides visual separation where complete screening is needed to protect abutting uses, and landscaping alone cannot provide that separation.
2. Required Materials. A fence or wall that complies with the F2 standard shall be six feet high and 100 percent sight-obscuring. Fences may be made of wood, metal, bricks, masonry or other permanent materials.
L1 – General Landscaping.
L2 – Low Screen Landscaping.
L3 – High Screen Landscaping.
L4 – High Wall Landscaping.
L5 – High Berm Landscaping.
|
|
Zoning of proposed development |
|||||||
|---|---|---|---|---|---|---|---|---|
|
|
Single-family |
Multifamily |
Commercial |
Light Manufacturing |
||||
|
Zoning of land abutting development site |
Separated from site by a street |
Not separated by a street |
Separated from site by a street |
Not separated by a street |
Separated from site by a street |
Not separated by a street |
Separated from site by a street |
Not separated by a street |
|
Single-family |
None |
None |
L2 10-ft |
L3 5-ft |
L2 10-ft |
L4 in 15-ft L5 in 10-ft |
L3 10-ft |
L4 in 50-ft L5 in 40-ft |
|
Multifamily |
None |
L3 5-ft |
L1 5-ft |
L1 5-ft |
L2 10-ft |
L4 in 15-ft L5 in 10-ft |
L3 10-ft |
L4 in 15-ft L5 in 10-ft |
|
Commercial |
L1 5-ft |
L3 10-ft |
L2 5-ft |
L3 10-ft |
L2 10-ft |
L1 5-ft |
L2 10-ft |
L3 5-ft |
|
Light Manufacturing |
L1 5-ft |
L3 50-ft |
L2 5-ft |
L3 10-ft |
L3 10-ft |
L2 5-ft |
L2 10-ft |
L1 5-ft |
[Ord. 564 § 2(c), 2017; Ord. 371 § 12(B), Table 12A, 1997.]
18.75.030 Landscaping and screening approval standards – Generally.
A. A landscaping plan shall contain landscaping and screening consistent with the applicable design standards, based on Table 12A and other applicable provisions of this chapter.
B. The applicant may provide landscaping and screening that exceeds the standards in this chapter; provided:
1. A fence or wall (or combination of a berm and fence or wall) may not exceed a height of six feet above the finished grade at the base of the fence or wall (or at the base of a berm, if combined with one) unless the approval authority finds additional height is necessary to mitigate potential adverse effects of the proposed use or other uses in the vicinity; and
2. Landscaping and screening shall not obstruct sight distances at intersections as provided in Chapter 18.70 YMC.
C. The town council may approve use of existing vegetation to fulfill landscaping and screening requirements of this chapter if that existing landscaping provides at least an equivalent level of screening as the standard required for the development in question.
D. As a condition of approval of a conditional use, the town may require an applicant to provide landscaping and screening that differs from the standards in Table 12A where necessary to comply with the other applicable approval standards for the use or development.
E. Landscaped areas required for stormwater management purposes may be used to satisfy the landscaping requirements of this chapter, even though those areas may be inundated by surface water.
F. Required landscaping and screening shall be located on the perimeter of a lot or parcel. Required landscaping and screening shall not be located on a public right-of-way or private street easement, unless authorized under another ordinance. [Ord. 371 § 12(C), 1997.]
18.75.040 Landscape and screening standards for outdoor activity areas and equipment.
A. Outdoor activity areas shall be screened from property used or rezoned for residential purposes or a public road right-of-way to at least an F2 or L3 standard if within 100 feet of the property or right-of-way and to at least an F1 standard if equal to or more than 100 feet from the property or right-of-way. Outdoor activity areas include storage of solid waste and recyclables from the site and, where permitted, storage of goods, materials or equipment.
B. Rooftop and ground-level exterior equipment shall be screened from adjoining property used or zoned for residential purposes or from an adjoining public road right-of-way to at least an F2 or L3 standard if visible at grade from the property or right-of-way. [Ord. 371 § 12(D), 1997.]
18.75.050 Timing.
The applicant shall install landscaping and screening required by this chapter consistent with the approved site plan or an approved modification thereto before the town (county) issues an occupancy permit or final inspection for the development in question; provided, the town council may defer installation of plant materials for up to six months after the town (county) issues an occupancy permit or final inspection for the development in question if the town council finds doing so increases the likely survival of plants. [Ord. 371 § 12(E)(1), 1997.]
18.75.060 Shrubs and groundcover selection.
All required groundcover plants and shrubs must be of sufficient size and number to meet the required standards within three years of planting. Mulch (as a groundcover) must be confined to areas underneath plants and is not a substitute for living groundcover plants, lawn or flowers.
A. Shrubs shall be supplied in one-gallon containers or eight-inch burlap balls with a minimum spread of 12 inches. Reduction in the minimum size may be permitted if certified by a registered landscape architect that the reduction shall not diminish the intended effect or the likelihood the plants will survive.
B. Groundcover plants shall be placed not more than 30 inches on center and 30 inches between rows. Rows of plants shall be staggered for a more effective covering. Groundcover shall be supplied in a minimum four-inch size container or a two-and-one-quarter-inch container or equivalent if planted 18 inches on center. Reduction in the minimum size may be permitted if certified by a registered landscape architect that the reduction shall not diminish the intended effect or the likelihood the plants will survive. A lawn or flower bed may be substituted for groundcover plants. [Ord. 371 § 12(E)(2), 1997.]
18.75.070 Tree selection.
Trees may be deciduous or evergreen.
A. Required deciduous trees (other than street trees) shall be fully branched, have a minimum caliper of one and one-quarter inches, and a minimum height of eight feet at the time of planting.
B. Required evergreen trees (other than street trees) shall be fully branched and a minimum of six feet high at the time of planting.
C. If the town decides reducing the minimum size of trees will detract from the desired effect of the trees, he or she may reduce the minimum size of trees (other than street trees) if the applicant submits a written statement by a landscape architect registered in Washington or expert in the growing of the tree(s) in question certifying that the reduction in size at planting will not decrease the likelihood the trees will survive.
D. See also YMC 18.75.080 regarding trees in landscape islands in parking lots. [Ord. 371 § 12(E)(3), 1997.]
18.75.080 Selection generally.
Landscape materials should be selected and sited to produce a hardy and drought-resistant landscape area. Selection should include consideration of soil type and depth, the amount of maintenance required, spacing, exposure to sun and wind, the slope and contours of the site, compatibility with existing native vegetation preserved on the site, water conservation where needed, and the impact of landscaping on visibility of the site for purposes of public safety and surveillance. [Ord. 371 § 12(E)(4), 1997.]
18.75.090 Installation standards.
The applicant shall show and comply with the following:
A. Plant materials will be installed to current nursery industry standards.
B. Plant materials shall be properly supported to ensure survival. Support devices such as guy wires or stakes shall not interfere with vehicular or pedestrian movement.
C. Existing trees and plant materials to be retained shall be protected during construction, such as by use of chain link or other sturdy fence placed at the dripline of trees to be retained. Grading, topsoil storage, construction material storage, vehicles and equipment shall not be allowed within the dripline of trees to be retained. [Ord. 371 § 12(E)(5), 1997.]
18.75.100 Maintenance.
Maintenance of landscaped areas is the ongoing responsibility of the property owner. Required landscaping must be continuously maintained in a healthy manner. Plants that die must be replaced with in-kind materials unless otherwise authorized by the town council. Vegetation shall be controlled by pruning, trimming or otherwise so that it will not interfere with the maintenance or repair of any public utility, restrict pedestrian or vehicular access, or obstruct sight distance at intersections as provided in Chapter 18.70 YMC. [Ord. 371 § 12(E)(6), 1997.]
18.75.110 Irrigation.
The intent of this standard is to ensure that plants will survive the critical establishment period when they are most vulnerable due to lack of watering. All required landscaped areas must comply with one of the following:
A. Permanent built-in irrigation system with an automatic controller will serve the landscape area in question, and the system will be installed and operational before the town (county) grants an occupancy permit or final inspection for the development in question; or
B. A temporary irrigation system will serve the landscape area in question; provided, to receive approval of this system, the applicant must submit a statement from a landscape architect registered in Washington or expert in the growing of the vegetation in question certifying that the proposed temporary irrigation system will provide sufficient water to ensure that the plant materials to be planted will survive installation and, once established, will survive without watering other than natural rainfall. [Ord. 371 § 12(E)(7), 1997.]