Chapter 15.14
Development Standards – Tree Retention and Landscaping

Sections:

15.14.010 Purpose

15.14.020 Authority and Application

15.14.030 Types and Description of Landscaping

15.14.040 General Landscape Requirements

15.14.050 Alternative Landscape Options

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

15.14.057 Side/Rear Buffer Landscaping for Noncompatible Uses

15.14.060 Landscaping Standards

15.14.090 Landscaping of Surface Parking Areas

15.14.110 Landscaping Adjacent to Freeway Rights-of-Way

15.14.120 Landscaping of Building Facades

15.14.125 Street Frontage Landscaping

15.14.130 Street Landscaping

15.14.140 Garbage Dumpsters/Recycling Bins – Screening and Placement

15.14.160 Retention of Significant Trees

15.14.170 Protection of Significant Trees

15.14.180 Restoration of Significant Trees

15.14.190 Installation Requirements

15.14.200 Irrigation Requirements

15.14.210 Maintenance Requirements

15.14.220 Bonds/Security Requirements

15.14.230 Deferral of Landscape Requirements

15.14.010 Purpose

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. 92-1041 § 1)

15.14.020 Authority and Application

A.  The provisions of this chapter shall apply to:

1.   All new developments on vacant land requiring building permits or change of use permit; and

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.

B.  The following uses are exempt from the provisions of this chapter.

1.   Single-family dwellings;

2.   Residential accessory uses; and

3.   Subdivisions (except as provided under SMC 15.14.110) and short subdivisions in regard to perimeter and street landscape proportions only.

C.  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, with the following exception:

      The street frontage landscape strip requirement shall not apply to uses in the urban high-urban center residential (UH-UCR) zoning category, community business zoning category in the urban center (CB-C), or office/commercial medium (O/CM) zoning category, and within the area delineated as the City Center. Within the City Center, front yard open space as per SMC 15.35.420 shall be required in lieu of street frontage landscaping.

      If the normal required landscaping is reduced through this exception for all applicable zones except in the City Center, fifty percent (50%) of said landscaping shall be placed into plazas, roof-top 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 City Manager or designee.

D.  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. 00-1037 § 3; Ord. 98-1019 § 13; Ord. 95-1028 § 10; Ord. 95-1016 § 20; Ord. 92-1041 § 1)

15.14.030 Types and Description of Landscaping

The four (4) 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 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 within three (3) years;

f.   Groundcover; and

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

Figure 15.14.030a. 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 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 within three (3) years;

f.   Groundcover; and

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

Figure 15.14.030b. 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 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 at maturity;

e.   Groundcover; and

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

Figure 15.14.030c. TYPE III LANDSCAPING

D.  Type IV Landscaping.

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

2.   Type IV landscaping shall consist of:

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

b.   Shrubs that do not exceed a height of four (4) feet in maturity;

c.   Plantings contained in 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.   Planting wells or strips which each contain at least one (1) tree;

e.   Groundcover; and

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

Figure 15.14.030d. TYPE IV LANDSCAPING

(Ord. 93-1036 § 20; Ord. 92-1041 § 1)

15.14.040 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. 97-1009 § 3; Ord. 92-1041 § 1)

15.14.050 Alternative Landscape Options

The following alternative landscape options are permitted only as approved by the City Manager, or designee.

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. 95-1012 § 1; Ord. 92-1041 § 1)

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

All permitted and conditional uses within the industrial (I) zone, pursuant to SMC 15.12.030 through 15.12.070, inclusive, 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. This standard shall supersede those contained in SMC 15.12.030 through 15.12.070, inclusive, except where the landscape strip listed therein is of a greater width than twenty (20) feet. (Ord. 99-1014 § 2)

15.14.057 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 15.14.060, 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 15.14.060 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. 00-1037 § 10)

15.14.060 Landscaping Standards for Residential, Accessory, Recreational/Cultural Uses

USE #	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 NON-COMPATIBLE USES (Type/Width)	PARKING LOT LANDSCAPE STANDARDS APPLICABLE*
	RESIDENTIAL USES
001	Single-Family	–	–	–	–	–
001A	Single-Family Attached Dwelling Unit	–	–	–	–	–
002	Duplex	–	–	–	–	–
003	Townhouses	III/20 ft.1	IV/5 ft.	III/10 ft.	II/15 ft.1	Yes (over 3 units)
004	Multi-Family	III/20 ft.1	IV/5 ft.	III/5 ft.	I/15 ft.	Yes
005	Senior Citizen Multi	II/20 ft.	IV/5 ft.	III/5 ft.	I/15 ft.	Yes
006	Manufactured Home	–	–	–	–	–
006A	Mobile Home	–	–	–	–	–
007	Bed and Breakfast/Guesthouse	–	–	–	–	–
008	Community Residential Facility I	–	–	–	–	–
008a	Community Residential Facility II	II/20 ft.	IV/5 ft.	III/5 ft.	I/15 ft.	Yes
008b	Transitional Housing	II/20 ft.	IV/5 ft.	III/5 ft.	I/15 ft.	Yes
008c	Halfway House	II/20 ft.	IV/5 ft.	II/10 ft.	I/20 ft.	Yes
009	Overnight Shelter	II/20 ft.	IV/5 ft.	II/20 ft.	I/20 ft.	Yes
010	Convalescent Center/Nursing Home	II/20 ft.	IV/5 ft.	II/15 ft.	–	Yes
011	Mobile Home Park	II/20 ft.	–	I/20 ft.	–	–
013	College Dormitory	IV/10 ft.	–	IV/5 ft.	II/10 ft.	Yes
	ACCESSORY USES
018	Home Occupation	–	–	–	–	–
019	Shed/Garage	–	–	–	–	–
	RECREATIONAL/CULTURAL USES
022	Community Center	II/10 ft.	–	–	–	Yes
023	Golf Course	–	–	–	–	Yes
024	Theater	II/20 ft.	–	I/5 ft.	I/20 ft. (SF)	Yes
025	Drive-In Theater	IV/20 ft.	–	I/5 ft.	I/20 ft. (SF)	Yes
026	Stadium/Arena	IV/20 ft.	III/5 ft.	II/5 ft.	I/20 ft. (SF)	Yes
027	Amusement Park	IV/20 ft.	III/5 ft.	II/5 ft.	I/20 ft. (SF)	Yes
028	Library	IV/10 ft.	–	II/5 ft.	–	Yes
029	Museum	IV/10 ft.	–	II/10 ft.	–	Yes
030	Conference/Convention Center	IV/10 ft.	IV/5 ft.	I/5 ft.	I/20 ft. (SF)	Yes
031	Cemetery	IV/20 ft.	–	–	–	–
032	Private/Public Stable	–	–	–	–	–
033	Park	–	–	–	–	–
034	Church	IV/10 ft.	–	–	I/10 ft.	Yes
035	Church Accessory	IV/10 ft.	–	–	I/10 ft.	Yes
036	Recreational Center	IV/10 ft.	IV/5 ft.	IV/5 ft.	II/10 ft.	Yes
036.5	Health Club	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft.	Yes
037	Arcade (Games/Food)	IV/10 ft.	–	IV/5 ft.	II/10 ft.	Yes

* See SMC 15.14.090.

1Pursuant to the Design Standards for Multi-Family Housing, Chapter 15.19 SMC.

(SF) Adjacent to single-family zones for buffering purposes. See SMC 15.14.057.

(Ord. 01-1031 § 1; Ord. 01-1011 § 5; Ord. 00-1037 § 4; Ord. 00-1033 § 8; Ord. 00-1002 § 4; Ord. 99-1050 § 7; Ord. 99-1005 § 6; Ord. 95-1016 § 21; Ord. 92-1041 § 1)

15.14.060 Landscaping Standards for General, Educational and Health Services Uses

USE #	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 NON-COMPATIBLE USES (Type/Width)	PARKING LOT STANDARDS APPLICABLE*
	GENERAL USES
041	Wireless Telecommunications Facility	II/10 ft. I/10 ft.**	–	II/5 ft. I/10 ft.**	II/10 ft. (RES./PARK)	–
042	Communications Facility	II/10 ft.	–	–	–	–
043	Dry Cleaner	IV/10 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (SF)	Yes
044	Auto Repair	II/10 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (SF)	Yes
045	Auto Service	II/10 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (SF)	Yes
046	Funeral Home/Crematory	IV/10 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (SF)	Yes
047	Veterinary Clinic	IV/10 ft.	IV/5 ft.	II/5 ft.	–	–
048	Kennel	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (SF)	–
049	Day Care I	–	–	–	–	–
050	Day Care II	IV/10 ft.	IV/5 ft.	II/5 ft.	–	Yes
051	General Repair	II/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (SF)	–
	EDUCATIONAL USES
055	Elementary – Jr. High	IV/10 ft.	IV/5 ft.	IV/5 ft.	–	Yes
056	High School	IV/10 ft.	IV/5 ft.	IV/10 ft.	–	Yes
057	Vocational School	IV/10 ft.	IV/5 ft.	IV/10 ft.	–	Yes
058	Specialized Instruction School	IV/10 ft.	IV/5 ft.	IV/10 ft.	–	Yes
059	College/University	IV/10 ft.	IV/5 ft.	IV/10 ft.	–	Yes
	HEALTH SERVICES USES
062	Office/Outpatient Clinic	IV/10 ft.	IV/5 ft.	III/5 ft.	II/10 ft.	Yes
064	Hospital	II/10 ft.	IV/5 ft.	III/5 ft.	II/10 ft.	Yes
065	Medical/Dental Lab	II/10 ft.	IV/5 ft.	III/5 ft.	II/10 ft.	Yes
066	Miscellaneous Health	IV/10 ft.	IV/5 ft.	III/5 ft.	II/10 ft.	Yes

* See SMC 15.14.090.

** Type II landscaping applies in high intensity zones. Type I landscaping applies in low intensity zones. See SMC 15.31.040.

(SF) Adjacent to single-family zones for buffering purposes. See SMC 15.14.057.

(RES./PARK) Adjacent to residential or park zones for buffering purposes. See SMC 15.14.057.

(Ord. 00-1037 § 5; Ord. 97-1013 § 24; Ord. 95-1016 § 21; Ord. 92-1041 § 1)

15.14.060 Landscaping Standards for Government/Office, Business Uses

USE #	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 NON-COMPATIBLE USES (Type/Width)	PARKING LOT LANDSCAPE STANDARDS APPLICABLE*
	GOVERNMENT/OFFICE
071	Social Service Office	IV/10 ft.	IV/5 ft.	III/5 ft.	II/10 ft.	Yes
072	Public Agency Office	IV/10 ft.	IV/5 ft.	III/5 ft.	II/10 ft.	Yes
073	Public Agency Yard	III/20 ft.	IV/5 ft.	IV/5 ft.	II/20 ft. (SF)	Yes
074	Public Archives	IV/10 ft.	IV/5 ft.	II/5 ft.	–	Yes
075	Court	IV/10 ft.	IV/5 ft.	II/5 ft.	–	Yes
076	Police Facility	IV/10 ft.	IV/5 ft.	II/5 ft.	–	Yes
077	Fire Facility	IV/10 ft.	IV/5 ft.	II/5 ft.	II/20 ft. (SF)	Yes
079	Helipad/Airport Facility	I/10 ft.	–	I/10 ft.	–	–
080	Utility Use	III/10 ft.	IV/5 ft.	IV/10 ft.	IV/10 ft. (SF)	Yes
081	Utility Substation	I/10 ft.	–	I/10 ft.	–	–
082	Financial Institution	IV/10 ft.	IV/5 ft.	IV/5 ft.	II/10 ft. (SF)	Yes
083	City Hall	IV/10 ft.	IV/5 ft.	III/10 ft.	I/20 ft. (RES)	Yes
083.5	Secure Community Transition Facility**	I/10 ft.	IV/5 ft.	I/10 ft.	I/20 ft.	Yes
	BUSINESS SERVICES
084	Landscaping Business	II/10 ft.	IV/5 ft.	II/10 ft.	I/20 ft. (RES)	Yes
085	Butterfly/Moth Breeding	III/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
086	Construction/Trade	III/5 ft.	IV/5 ft.	II/10 ft.	I/20 ft. (RES)	Yes
087	Truck Terminal	II/10 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (RES)	Yes
088	Airport Support Facility	IV/10 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (RES)	Yes
089	Warehouse/Storage	II/10 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (RES)	Yes
090	Professional Office	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
091	Heavy Equipment Rental	III/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
092	Misc. Equipment Rental Facility	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (SF)	Yes
093	Auto Rental/Sales	IV/10 ft.	IV/5 ft.	II/10 ft.	I/20 ft. (RES)	Yes
094	Public/Private Parking	III/10 ft.	IV/5 ft.	II/10 ft.	II/20 ft. (RES)	Yes
095	Motor Freight Repair	II/10 ft.	IV/5 ft.	II/10 ft.	I/20 ft. (RES)	Yes
096	Heavy Equipment Repair	II/10 ft.	IV/5 ft.	II/5 ft.	II/20 ft. (SF)	Yes
097	R and D/Testing	II/20 ft.	IV/5 ft.	II/10 ft.	I/20 ft. (SF)	Yes
098	Commercial/Industrial Accessory Uses	II/10 ft.	IV/5 ft.	III/5 ft.	II/10 ft. (SF)	Yes

*See SMC 15.14.090.

**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 of Planning and Community Development in consultation with the Police Chief.

(SF) Adjacent to single-family zones for buffering purposes. See SMC 15.14.057.

(RES) Adjacent to single-family or multi-family zones for buffering purposes. See SMC 15.14.057.

(Ord. 02-1029 § 4; Ord. 00-1037 § 6; Ord. 00-1033 § 9; Ord. 98-1025 § 2; Ord. 95-1016 § 21; Ord. 92-1041 § 1)

15.14.060 Landscaping Standards for Retail/Commercial Uses

USE #	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 NON-COMPATIBLE USES (Type/Width)	PARKING LOT LANDSCAPE STANDARDS APPLICABLE*
	RETAIL/COMMERCIAL USES
101	Hotel/Motel and Associated Uses	II/10 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (SF)	Yes
102	Forest Products	II/10 ft.	IV/5 ft.	I/5 ft.	I/10 ft. (RES)	Yes
103	Hardware/Garden Material	II/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
104	Department/Variety Store	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
105	Food Store	III/5 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
106	Agricultural Crop Sales (Farm Only)	III/5 ft.	–	–	–	–
107	Auto/Boat Dealer	II/10 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (RES)	Yes
108	Auto Supply Store	II/10 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (RES)	Yes
109	Gasoline/Service Station	III/5 ft.	IV/5 ft.	III/5 ft.	I/20 ft. (RES)**	Yes
110	Apparel/Accessory Store	II/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
111	Furniture Store	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
112	Fast Food/Restaurant	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
112.1	Retail Food Shop	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
112.2	Tavern	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
113	Drug Store	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
114	Liquor Store	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
115	Antique/Secondhand Store	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
116	Sporting Goods and Related Store	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
117	Media Material	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
118	Jewelry Store	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
119	Hobby/Toy Store	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
120	Photographic and Electronic Store	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
121	Fabric Store	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
122	Florist Shop	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
123	Pet Store	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
124	Wholesale/Bulk Store	III/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
125	Beauty Salon	III/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
125.1	Laundromat	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
125.3	Commercial Marine Supplies	IV/10 ft.	IV/5 ft.	III/5 ft.	I/10 ft. (RES)	Yes
126	Other Retail Uses	III/10 ft.	IV/5 ft.	II/5ft.	I/10 ft. (RES)	Yes
127	Adult Entertainment	IV/10 ft.	IV/5 ft.	II/6ft.	–	Yes

*See SMC 15.14.090.

**See SMC 15.13.109.

(RES) Adjacent to single-family or multi-family zones for buffering purposes. See SMC 15.14.057.

(Ord. 00-1037 § 7; Ord. 00-1033 § 10; Ord. 95-1016 § 21; Ord. 94-1048 § 4; Ord. 92-1041 § 1)

15.14.060 Landscaping Standards for Manufacturing Uses

USE #	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 NON- COMPATIBLE USES (Type/Width)	PARKING LOT LANDSCAPE STANDARDS APPLICABLE*
MANUFACTURING
130	Food Processing	II/20 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (RES)	Yes
131	Winery/Brewery	III/20 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (RES)	Yes
132	Textile Mill	II/20 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (RES)	Yes
133	Apparel/Textile Products	II/20 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (RES)	Yes
134	Wood Products	II/20 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
135	Furniture/Fixtures	II/20 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
136	Paper Products	II/20 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
137	Printing/Publishing	II/20 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	Yes
138	Chemical/Petroleum Products	I/10 ft.	III/5 ft.	I/10 ft.	I/20 ft. (RES)	Yes
138.5	Biomedical Product Facility	II/20 ft.	IV/5 ft.	II/5 ft.	I/20 ft. (RES)	Yes
139	Rubber/Plastic/Leather/Mineral Products	I/10 ft.	III/5 ft.	I/10 ft.	I/20 ft. (RES)	Yes
140	Primary Metal Industry	I/10 ft.	III/5 ft.	I/10 ft.	I/20 ft. (RES)	Yes
141	Fabricated Metal Products	I/10 ft.	III/5 ft.	I/10 ft.	I/20 ft. (RES)	Yes
142	Commercial/Industrial Machinery	II/10 ft.	IV/5 ft.	II/10 ft.	I/20 ft. (RES)	Yes
143	Computer/Office Equipment	II/10 ft.	IV/5 ft.	III/5 ft.	II/10 ft. (RES)	Yes
144	Electronic Assembly	II/10 ft.	IV/5 ft.	III/5 ft.	II/10 ft. (RES)	Yes
145	Aerospace Equipment	II/10 ft.	IV/5 ft.	III/5 ft.	II/10 ft. (RES)	Yes
146	Misc. Light Manufacturing	II/10 ft.	IV/5 ft.	II/10 ft.	I/10 ft. (RES)	Yes
147	Tire Retreading	I/20 ft.	IV/5 ft.	I/10 ft.	I/20 ft. (RES)	Yes
148	Recycling Products	II/20 ft.	IV/5 ft.	I/5 ft.	I/10 ft. (RES)	Yes
149	Towing Operation	II/10 ft.	–	I/5 ft.	I/10 ft. (RES)	–
150	Auto Wrecking	II/10 ft.	–	I/5 ft.	I/20 ft. (RES)	–
151	Self-Service Storage	IV/10 ft.	IV/5 ft.	II/5 ft.	I/10 ft. (RES)	–
152	Off-Site Hazardous Waste Treatment and Storage Facilities	IV/10 ft.	IV/5ft.	II/5 ft.	I/20 ft. (RES)	Yes
153	Batch Plant	I/20 ft.	IV/5 ft.	I/20 ft.	I/35 ft. (RES)	Yes

*See SMC 15.14.090.

(RES) Adjacent to single-family or multi-family zones for buffering purposes. See SMC 15.14.057.

(Ord. 00-1037 §8; Ord. 99-1003 § 2; Ord. 95-1016 § 21; Ord. 92-1041 § 1)

15.14.090 Landscaping of Surface Parking Areas

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

B.  At least one (1) interior landscape island for every seven (7) parking stalls shall be provided to be reasonably distributed throughout the parking lot.

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

D.  Permanent curbs and/or barriers shall be provided to protect the plantings from vehicle overhang.

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

F.  Landscaping of surface parking lots within the City Center shall conform with SMC 15.35.840. Landscaping for surface parking lots associated with high capacity transit (HCT) shall conform with SMC 15.36.320. (Ord. 01-1017 § 3; Ord. 92-1041 § 1)

15.14.110 Landscaping Adjacent to Freeway Rights-of-Way

A.  Residential Development.

1.   Except as exempt under SMC 15.14.020(B), a minimum of twenty-five (25) feet of Type I landscaping shall be provided within all multifamily residential developments and residential subdivisions adjacent to freeway rights-of-way or adjoining frontage roads.

2.   This requirement may be reduced to ten (10) feet of Type I landscaping with construction of an approved sound wall comparable to the type installed by the Department of Transportation along freeway rights-of-way.

B.  Commercial Development. A minimum of ten (10) feet of Type I landscaping shall be provided within all commercial development adjacent to freeway rights-of-way or adjoining frontage roads. (Ord. 00-1037 § 9; Ord. 92-1041 § 1)

15.14.120 Landscaping of Building Facades

A minimum of Type IV landscaping shall be planted along building facades, as noted in the landscape charts.

A.  The width of the street line perimeter 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 City Manager, or designee, 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. 95-1012 § 1; Ord. 92-1041 § 1)

15.14.125 Street Frontage Landscaping

Street frontage landscaping shall be installed on the subject (private) property and is separate from street landscaping as described in SMC 15.14.130. (Ord. 97-1009 § 7)

15.14.130 Street Landscaping

Street trees, shrubs, and/or groundcover shall be planted along the property frontage within City right-of-way adjacent to the subject property. The type and location of plantings shall be determined by the City Manager or designee. Street trees shall be planted on a maximum of thirty (30) feet on center and to be a minimum two and one-half (2-1/2) inch caliper upon planting. Upon review and approval by the City Manager or designee, street landscaping and street frontage landscaping may be combined and be variable widths, no less than five (5) feet; provided the total required amount of the street landscaping and street frontage landscaping is located on-site. (Ord. 97-1009 § 4; Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.14.140 Garbage Dumpsters/Recycling Bins – Screening and Placement

All garbage dumpsters/recycling bins must be screened from view from adjacent streets and properties using dense vegetation and/or a fence. 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. 92-1041 § 1)

15.14.160 Retention of Significant Trees

Significant trees shall be retained as follows:

A.  No clearing of a site is permitted until approval of the tree retention and landscape plan.

B.  Perimeter Landscape Areas. All significant trees which do not constitute a safety hazard shall be retained.

C.  Site Interior. Excluding the required perimeter landscape strip, at least twelve percent (12%) of the significant trees on-site shall be retained.

D.  Areas devoted to access points and to sight clearance at street intersections and access points are exempt from this section.

E.  The following may be exempt from significant tree retention as determined by the City Manager, or designee:

1.   Areas cleared for required roads, utilities, sidewalks, trails, or storm drainage systems; or

2.   Trees within fifteen (15) feet of a proposed or existing structure.

F.  Priority shall be given to the retention of significant trees that:

1.   Exceed sixty (60) feet in height.

2.   Form a continuous canopy.

3.   Provide winter wind protection or summer shade.

4.   Create a distinctive skyline feature.

5.   Protect areas adjacent to sensitive area buffers.

6.   Are eight (8) inches in caliper or greater as measured three (3) feet vertically from ground level. (Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.14.170 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 City Manager, or designee, to provide equal or greater tree protection. (Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.14.180 Restoration of Significant Trees

Significant trees which would otherwise be retained, but which were damaged or destroyed through some fault of the applicant shall be replaced in a manner determined by the City Manager, or designee. (Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.14.190 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. 92-1041 § 1)

15.14.200 Irrigation Requirements

All planting shall receive sufficient water to ensure survival as follows:

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

1.   Moisture sensor (may be required);

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

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

4.   Separate irrigation zones for turf and planting beds;

5.   Group together plants with similar water needs;

6.   Augmenting existing soils with loamy soil; and

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

B.  The City Manager, or designee, 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. 95-1012 § 1; Ord. 92-1041 § 1)

15.14.210 Maintenance Requirements

The applicant shall provide the following maintenance or shall be subject to enforcement action as provided in Chapter 15.32 SMC:

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.

C.  Property owners shall keep the planting area reasonably free of weeds and trash. (Ord. 92-1041 § 1)

15.14.220 Bonds/Security Requirements

A.  Prior to issuance of any construction, grading, or building permits, a landscape bond or other suitable financial guarantee as approved by the City Attorney shall be submitted to the Department of Planning and Community Development. 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.  Prior to issuance of a final certificate of occupancy, 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 Building Official and the City Manager, or designee, will determine if the bond shall be released or is needed for maintenance within the landscaped areas. (Ord. 95-1012 § 1; Ord. 92-1041 § 1)

15.14.230 Deferral of Landscape Improvements

The installation of required landscaping prior to occupancy may be deferred by the City Manager or designee if drought conditions have been declared by the state. If the installation of landscaping is deferred due to drought conditions, the applicant shall submit a landscape performance bond, or other suitable financial guarantee, equal to one hundred fifty percent (150%) of the estimated cost of the landscaping, labor and irrigation system prior to occupancy. Landscaping shall be installed at a reasonable time following cessation of the drought conditions, as mutually agreed upon between the City and the applicant. (Ord. 01-1027 § 4)