Chapter 20.13
LANDSCAPING REQUIREMENTS

Sections:

20.13.000    Scope.

20.13.010    Landscape plan requirements.

20.13.015    Plant schedule.

20.13.020    General design standards.

20.13.025    General planting standards.

20.13.030    Landscape types.

20.13.040    Landscape bonds.

20.13.050    Urban design chapter adopted.

20.13.000 Scope.

The landscape requirements found in this chapter are intended for use by city staff, the architectural design board (ADB) and the hearing examiner in reviewing projects, as set forth in ECDC 20.11.010. The ADB and hearing examiner shall be allowed to interpret and modify the requirements contained herein; provided such modification is consistent with the purposes found in ECDC 20.10.000. [Ord. 3636 § 4, 2007].

20.13.010 Landscape plan requirements.

The applicant has the option of submitting a preliminary landscape plan to the architectural design board prior to final approval. The preliminary landscape plan need not include the detail required for final approval, although areas of proposed landscaping should be shown. Final project approval cannot be given until the final landscape plan is submitted and approved.

The following items shall be shown on any final landscape plan submitted to the ADB for review:

A. Name and address or location of the project;

B. All plant material identified by botanical and common name – genus, species and variety (see ECDC 20.13.015);

C. Location of all trees and shrubs to be planted;

D. Three sets of landscape plans drawn to a scale of 1″ = 30′ or larger (e.g., 1″ = 20′, 1″ = 10′, etc.). Plan should include a bar scale for reference. See “Checklist for Architectural Design Review” items (on architectural design board brochure) for required number of other plans;

E. Scale of the drawing, a north arrow and date of the plan;

F. All property lines, as well as abutting streets and alleys;

G. Locations, sizes and species of existing trees (six inches in caliper or more) and shrubs. Trees and shrubs to be removed must be noted. Natural areas should be designated as such;

H. Any proposed or existing physical elements (such as fencing, walls, building, curbing, and signs) that may affect the overall landscape;

I. Parking layout, including circulation, driveway location, parking stalls and curbing (see ECDC 20.13.020(D));

J. Grading shown by contour lines (minimum five-foot intervals), spot elevations, sections or other means;

K. Location of irrigation system (see ECDC 20.13.020(E)). [Ord. 3636 § 4, 2007].

20.13.015 Plant schedule.

A. The plant schedule shall indicate for all plants the scientific and common names, quantities, sizes and spacing. Quantities are not required on a preliminary landscape plan. A preliminary plan may also indicate shrubs as masses rather than showing the individual plants. The final plan must show individual shrubs and quantities.

B. Minimum sizes at installation are as follows:

•    

one-and-three-quarters-inch caliper street trees; one-and-one-half-inch caliper other deciduous trees;

•    

eight feet minimum height – vine maples and other multistemmed trees;

•    

six feet minimum height – evergreen trees;

•    

eighteen inches minimum height for medium and tall shrubs:

–    small shrub = less than three and one-half feet tall at maturity;

–    medium shrub = three and one-half feet to six feet tall at maturity;

–    large shrub = more than six feet tall at maturity.

C. Maximum size: species approved within a landscape plan shall have a growth pattern in scale with the development and be consistent with the preservation of significant views and height limit for the zoning district.

D. Maximum spacing:

•    

large shrubs = six feet on center;

•    

medium shrubs = four and one-half feet on center;

•    

small shrubs = three feet on center.

E. Groundcover is required in all planting bed areas as follows:

•    

one-gallon pots 30 inches on center;

•    

four-inch pots 24 inches on center;

•    

two-and-one-quarter-inch pots 15 inches on center;

•    

rooted cuttings 12 inches on center.

All groundcover shall be living plant material approved by the ADB. [Ord. 3636 § 4, 2007].

20.13.020 General design standards.

A. Preference shall be given to an informal arrangement of plants installed in a variety of treatments that will enhance building designs and attractively screen parked vehicles and unsightly areas, soften visual impact of structures and enhance views and vistas.

B. A formal arrangement may be acceptable if it has enough variety in layout and plants. Avoid continuous, long, unbroken, straight rows of a single plant where possible.

C. Existing vegetation that contributes to the attractiveness of the site should be retained.

Existing significant trees and shrubbery (six-inch caliper or more) must be shown on the proposed landscape plan and saved and incorporated into the landscape plan, if they are reasonably attractive and of good quality.

D. Extruded curbs four to six inches are required where landscaping meets paved areas. Wheelstops will be required as needed, and must be affixed permanently to the ground.

E. Automatic irrigation is required for all ADB-approved landscaped areas for projects which have more than four dwelling units, 4,000 square feet of building area or more than 20 parking spaces.

F. All planting areas should be at least four feet wide between curbs.

G. Deciduous or broadleaf evergreen trees should be planted at least four feet from curbs, especially in front of parking stalls. Where possible, coniferous trees should be planted at least seven feet from curbs.

H. All plants shall be compatible with the character and climate of the Pacific Northwest. Shrubs and/or groundcover are required to provide 75 percent ground coverage within three years.

I. Berms or mounds should be no steeper than 3(H):1(V). Any slopes steeper than 3:1 (2:1 is maximum permitted by the city for fill slopes) need erosion control netting or other erosion control methods in planting areas not covered by grass (e.g., rockery).

J. Landscaping must be provided in adjacent rights-of-way between property line and curb or street edge and shown on the landscape plan.

K. Street trees must be planted according to the city’s street tree plan. Contact the planning division for details.

L. Street trees should be installed within four feet of either side of the property line.

M. Landscaping should be tall enough to soften any dumpster enclosures located in planting areas.

N. Trees and very large shrubs should be planted at least five feet from any water/sewer lines. Landscape plantings shall reflect consideration of plantings in relation to utility lines.

O. Utility boxes should be screened with landscaping without blocking access.

P. Species approved within a landscape plan shall have a growth pattern in scale with the development and be consistent with the preservation of significant views and height limit for the zoning district. [Ord. 3636 § 4, 2007].

20.13.025 General planting standards.

A. Blank Building Walls.

1. Blank building walls should be softened by landscaping.

2. Landscaping should include trees and shrubs – mostly evergreen.

3. Trees should be planted an average of 20 feet on center either formally or in clusters.

B. Foundation Planting.

1. Trees and shrubs should soften the building elevation and soften the transition between the pavement and the building.

2. Plantings may be in informal or formal arrangements (see ECDC 20.13.020(A) and (B)).

3. Landscaping should be planted in all areas except service areas.

4. Planting areas should be at least four feet wide. [Ord. 3636 § 4, 2007].

20.13.030 Landscape types.

A. Type I Landscaping. Type I landscaping is intended to provide a very dense sight barrier to significantly separate uses and land use districts.

1. Two rows of evergreen trees, a minimum of 10 feet in height and planted at intervals of no greater than 20 feet on center. The trees must be backed by a sight-obscuring fence a minimum of five feet high or the required width of the planting area must be increased by 10 feet; and

2. Shrubs a minimum of three and one-half feet in height planted in an area at least five feet in width, and other plant materials, planted so that the ground will be covered within three years;

3. Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet in width and an average of five feet high along its midline.

B. Type II Landscaping. Type II landscaping is intended to create a visual separation between similar uses.

1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 20 feet on center; and

2. Shrubs, a minimum of three and one-half feet in height and other plant materials, planted so that the ground will be covered within three years.

C. Type III Landscaping. Type III landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations.

1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center; and

2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years; or

3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted:

a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years.

b. Earth-mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area.

c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height.

D. Type IV Landscaping. Type IV landscaping is intended to provide visual relief where clear sight is desired to see signage or into adjacent space for safety concerns.

1. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of branches below six feet in height.

2. Plant materials which will cover the ground within three years, and which will not exceed three and one-half feet in height.

E. Type V Landscaping. Type V landscaping is intended to provide visual relief and shade in parking areas.

1. Required Amount.

a. If the parking area contains no more than 50 parking spaces, at least 17.5 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed.

b. If the parking area contains more than 99 parking spaces, at least 35 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed.

c. If the parking area contains more than 50 but less than 100 parking spaces, the director – or his designee – shall determine the required amount of landscaping by interpolating between 17.5 and 35 square feet for each parking stall proposed. The area must be landscaped as described in subsection (E)(2) of this section.

2. Design.

a. Each area of landscaping must contain at least 150 square feet of area and must be at least four feet in any direction exclusive of vehicle overhang. The area must contain at least one tree a minimum of six feet in height and with a minimum size of one and one-half inches in caliper if deciduous. The remaining ground area must be landscaped with plant materials, decorative mulch or unit pavers.

b. A landscaped area must be placed at the interior ends of each parking row in a multiple lane parking area. This area must be at least four feet wide and must extend the length of the adjacent parking stall.

c. Up to 100 percent of the trees proposed for the parking area may be deciduous.

d. Bioswales integrated into parking lot designs are strongly encouraged.

e. The minimum area per planter is 64 square feet.

f. The maximum area per planter is 1,500 square feet for parking lots greater than 12,000 square feet. Planters shall be spread throughout the parking lot.

g. Shade trees are required at the rate of a minimum of one per planter and/or one per 150 square feet of planter. [Ord. 3636 § 4, 2007].

20.13.040 Landscape bonds.

A. An itemized cost estimate, covering landscaping and irrigation, must be submitted for use in determining the landscape bond amount. The city will use this estimate to set the amount of the landscape performance bond.

B. A performance bond will be required for release of the building permit. This bond will be used to cover installation of required landscaping, fences or screening for service areas.

C. Landscaping must be installed prior to issuance of certificate of occupancy (for multiple-family and single-tenant commercial buildings) or a certificate of completion (for multiple-tenant commercial buildings).

D. Once the landscaping has been installed, a 15 percent maintenance bond is required for release of the performance bond. Any plants that die within two years of installation must be replaced before the maintenance bond can be released. Upon inspection and approval, the maintenance bond may be released after two years. [Ord. 3636 § 4, 2007].

20.13.050 Urban design chapter adopted.

In aid of the design review criteria established pursuant to Chapters 20.10 ECDC, et seq., the urban design chapter is hereby adopted in that form shown on Exhibit A attached to the ordinance codified in this chapter. Such exhibit is incorporated by this reference as fully as if herein set forth. These criteria shall be applied in accordance with the provisions of ECDC 20.12.070(A). The city clerk and planning department shall maintain copies for the public and shall make the standards available online. [Ord. 3636 § 5, 2007].