Centralia City Zoning Code
CHAPTER 20
50 LANDSCAPING, BUFFERING, FENCING, AND SOLID WASTE RECEPTACLES
§ 20.50.010 Purpose.
The purpose of these requirements is to enhance, conserve, and stabilize property values by encouraging pleasant and attractive surroundings and to provide proper separations between uses. Landscaping is required for the purpose of minimizing stormwater runoff and diversion, preventing soil erosion and promoting the aesthetic character of the community. Landscaping also contributes to the reduction of heat and glare through the proper placement of plants and trees.
(Ord. 2209 § 2 (part), 2008)
§ 20.50.020 Chapter application.
A.
Landscaping and Buffering. The landscaping and buffering sections of this chapter shall apply to all residential, commercial and industrial districts except the core commercial zoning district (C-3), and the port master plan (PMP). Prior to the issuance of a business license occupancy permit or grading permit, the subject property shall conform to the requirements of this chapter.
B.
New Construction. Buildings greater than one thousand square feet and parking and circulation areas greater than five thousand square feet which are constructed after the effective date of the ordinance codified in this title shall comply with the requirements of this chapter.
C.
Expansion of Existing Development. Existing buildings, which are expanded by one thousand square feet or existing parking and circulation areas which are expanded by five thousand square feet after the effective date of the ordinance codified in this title shall comply with the requirements of this chapter.
D.
Change in Use. When an existing residential use of land or structure or any part thereof is changed to a commercial or industrial use, landscaping shall be provided to meet the requirements of the new use.
E.
Waiver Request. The community development director may waive all or portions of the additional landscaping requirement for an existing development or use. The applicant shall make a written request for waiver and indicate the reasons for not being able to comply with the requirements of this chapter. A waiver shall only be issued for that portion of the required landscaping which will create a significant spatial hardship based on the physical characteristics of the existing development.
(Ord. 2209 § 2 (part), 2008)
§ 20.50.030 General landscaping requirements.
A.
Landscaping Plan. A landscaping plan shall be required for any residential developments with more than five units, commercial, and industrial developments and the plan shall include the following:
1.
The site plan shall be accurately drawn, using an appropriate engineering or architectural scale, and showing the following:
a.
Boundaries and dimensions of the site;
b.
Location and identification of all streets, alleys and easements on or abutting the site;
c.
Proposed location and dimensions of all on-site buildings;
d.
Location of existing and proposed driveways and parking surfaces, curbs, and sidewalks;
e.
Proposed landscaping including location, species and size at time of planting;
f.
Existing vegetation in general and identifying all evergreen and deciduous trees four inches and greater in diameter measured at twenty-four inches above grade level;
g.
Details of any proposed architectural barrier;
h.
Existing and proposed topography at a maximum of five-foot contours;
i.
Irrigation and Drainage. The landscape plan shall include an irrigation and drainage plan. An irrigation plan is required to ensure that the planting will be watered at a sufficient level for plant survival and healthy growth. Alternative irrigation systems, including the reliance on drought-tolerant plantings which meet the intent of this section, may be considered by the director.
B.
Undeveloped Areas. Undeveloped areas of a lot which are not required to be landscaped by other requirements of this chapter shall be planted with groundcover or left with native vegetation.
C.
Open Area Landscaping. All areas which are utilized to meet landscaping requirements shall be landscaped in a manner appropriate to the stated purpose of this chapter. Appropriate landscaping may include trees, shrubs and groundcover.
D.
Groundcover. Groundcover shall be planted and maintained within all required landscaping areas. Groundcover shall consist of plantings that will achieve complete coverage within two years. Lawn may be used as groundcover. As a general rule, groundcover must be planted on eighteen- to thirty-six-inch triangular centers in order to assure complete coverage within two years. Groundcover is not required within the dripline of any shrub or evergreen tree and within a two-foot radius of a deciduous tree trunk. Additionally, groundcover may be excluded from the area under shrubs or trees with a spacing of two feet or less. The spacing shall be measured from the dripline of shrubs and evergreen trees and from a two-foot radius from a deciduous tree trunk.
E.
Bark, Mulch and Gravel. Bark, mulch, gravel or other similar nonvegetative material shall only be used to assist vegetative growth and maintenance within landscaping areas. Nonvegetative material shall not be a substitute for, or interfere with, required vegetative groundcover.
F.
Slopes in Landscaping Area. Slopes within landscaping areas shall not exceed a three to one ratio (width to height) in order to decrease erosion potential and to facilitate maintenance.
G.
Clear Line of Sight. Landscaping shall be designed, planted and maintained in a manner that ensures pedestrian, bicycle and vehicular safety. Shrubs and groundcover within and adjacent to parking lots and circulation areas shall not exceed thirty-six inches in height when necessary to provide for a clear line of sight for vehicular drivers. The groundcover height shall be measured from adjacent parking or circulation pavement surface.
H.
Safety Equipment. Landscaping around fire and safety equipment such as fire hydrants shall be designed, planted and maintained in a manner that ensures adequate access and use. Groundcover around fire and safety equipment shall be of a nonclimbing variety.
I.
Tree and Shrub Standards.
1.
All deciduous trees shall have a minimum of one-and-one-half-inch caliper trunk. All evergreen trees shall be a minimum of eight feet in height.
2.
All shrubs shall be a minimum of five-gallon size.
3.
Planting areas shall be separated from parking areas and driveways by a six-inch concrete curb.
4.
Landscaped areas shall be maintained in a neat, clean, and orderly condition. This is meant to include proper pruning, lawn mowing, weeding, removing of litter, fertilizing, replacing of dead plants, and regular watering of all landscaped areas.
5.
Natural vegetation, groundcover, stands of trees or shrubs existing prior to development of the site may be acceptable to meet the landscaping requirement. Areas which have been cleared of vegetation or groundcover prior to or during construction, and which are not otherwise developed, shall be landscaped with trees, shrubs and suitable groundcover. Suitable materials for groundcover are those which permit rainwater infiltration of the soil and may include sod, ivy, bark, noncompacted gravel and the like.
J.
Landscaping Islands and Peninsulas. To the greatest extent practicable, landscaped areas shall be dispersed throughout the impervious surface area. Truck parking and loading spaces are exempt from this requirement.
K.
Curb/Curb Edge. Planting areas shall be fully protected by curbs as a means of preventing injury to plants from pedestrian or vehicular traffic and to prevent landscaping material from entering the storm drainage system. No trees or shrubs shall be planted within three feet of a curb edge. Groundcover is required within such three-foot area.
(Ord. 2209 § 2 (part), 2008)
§ 20.50.040 Landscape installation and maintenance requirements.
A.
Installation. The landscaping required by this chapter shall be installed either prior to receiving a temporary or permanent occupancy certificate permit, or within one hundred eighty days of occupancy. The landscaping shall be planted in accordance with the approved plan.
B.
Maintenance. Whenever landscaping is or has been required in accordance with the provisions of this chapter or previous city regulations, the landscaping shall be permanently maintained in such a manner as to accomplish the purpose for which it was initially required. Such maintenance shall include the landscaping required within a public right-of-way.
C.
Deferment. The installation of landscaping may be deferred for up to six months from the date an applicant receives a temporary or permanent certificate of occupancy. A bond shall be submitted to the city in order to ensure the completion of the landscaping in accordance with the approved plan. It shall be the responsibility of the applicant and the property owner to contact the director upon completion of the landscaping work and request an inspection.
D.
Performance Bond Amount and Type. The type of bond shall be approved by the director and must be submitted on forms supplied by the city. The approved bond shall be posted with the community development department prior to the issuance of a building permit. The bond amount shall be one hundred fifty percent of a landscaping bid amount submitted and approved by the city. The bid amount must include labor and materials. The type of landscape performance bonds which are acceptable include cash bonds, assignment of funds, and insurance company performance bonds.
E.
Failure to Complete Landscaping. Failure to complete all of the required landscaping within six months of the issuance of a certificate of occupancy permit shall constitute a violation.
(Ord. 2209 § 2 (part), 2008)
§ 20.50.050 Zoning district landscaping regulations.
A.
Residential Developments with More Than Five Units, and Nonresidential Uses in Residential Districts.
1.
Minimum of thirty percent on-site landscaping as a percentage of total site area.
2.
Minimum of fifteen-foot-wide planter area adjacent to all public streets, which shall include one-and-one-half-inch caliper trees with an approximate spacing of thirty feet. The planter area may be partially or completely within the street right-of-way area.
3.
Minimum of ten-foot-wide planter area and six-foot-high fence, where any residential use with more than five units or any nonresidential use abuts a residential use or district. The planter area shall include one-and-one-half-inch caliper trees with a maximum spacing of twenty feet.
The site plan review committee may waive or modify this requirement, subject to obtaining the written approval of the abutting property owner(s), if it is determined that this requirement does not further the intent of this title.
4.
All other landscaped areas shall include at least one one-and-one-half-inch caliper tree and three five-gallon shrubs for each eight hundred square feet of landscaped area.
B.
Commercial and Health Services Districts.
1.
Minimum of fifteen percent on-site landscaping as a percentage of total site area.
2.
Parking lots containing more than forty spaces shall include planter areas within the parking lot, with a minimum of one hundred square feet of planter area for every ten parking spaces.
3.
Minimum of fifteen-foot-wide planter area adjacent to all public streets, which shall include one-and-one-half-inch caliper trees with an approximate spacing of thirty feet. The planter area may be partially or completely within the street right-of-way area.
4.
Minimum of ten-foot-wide planter area and six-foot-high fence, where the site abuts a residential use or district. The planter area shall include one-and-one-half-inch caliper trees with a maximum spacing of twenty feet.
The site plan review committee may waive or modify this requirement, subject to obtaining the written approval of the abutting property owner(s), if it is determined that this requirement does not further the intent of this title.
5.
All other landscaped areas shall include at least one one-and-one-half-inch caliper tree and three five-gallon shrubs for each eight hundred square feet of landscaped area.
C.
Industrial Districts.
1.
Minimum of five percent on-site landscaping as a percentage of total site area.
2.
Minimum of fifteen-foot-wide planter area adjacent to all public streets, which shall include one-and-one-half-inch caliper trees with an approximate spacing of thirty feet. The planter area may be partially or completely within the street right-of-way area.
3.
Minimum of ten-foot-wide planter area and six-foot-high fence, where the site abuts a residential use or district. The planter area shall include one-and-one-half-inch caliper trees with a maximum spacing of twenty feet.
The site plan review committee may waive or modify this requirement, subject to obtaining the written approval of the abutting property owner(s), if it is determined that this requirement does not further the intent of this title.
4.
All other landscaped areas shall include at least one one-and-one-half-inch caliper tree and three five-gallon shrubs for each one thousand square feet of landscaped area. Natural vegetation may be included if materials are appropriate for the setting and location.
(Ord. 2209 § 2 (part), 2008)
§ 20.50.060 Accessory structures-Fences, walls and hedges.
A.
Fences, walls, railings or mature hedges not over forty-eight inches in height may occupy a required front yard of any lot or a required side yard along a flanking street of a corner lot.
B.
Fences or hedges located in back of the required front or flanking street side yard shall not exceed a height of six feet, except when used to enclose a patio, swimming pool, garden supply or tool compound, or similar living, recreational or storage area or facility; provided, that such enclosed area or facility and the fences and hedges enclosing it shall be considered comprising an accessory structure.
C.
Fences, walls, railings or hedges shall not exceed a height of forty-eight inches in the first twenty feet of a rear yard of a through lot.
D.
Fences shall not be constructed using barbed or razor wire in residential zones.
(Ord. 2209 § 2 (part), 2008)
§ 20.50.070 Solid waste receptacles.
A.
Solid waste receptacle screening shall be required and be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container, and shall in no case be less than six feet high. Receptacles need to be screened on three sides with a masonry wall having a height at least one foot above any receptacle or container. A gate at least six feet in height is required. This requirement may be waived or modified by the site plan review committee when it is determined that a "roll-out" residential style container is sufficient for the type of operation proposed.
B.
No refuse container shall be permitted between a street and the front of a building.
C.
Refuse collection areas shall be designed to contain all refuse generated on site and deposited between collections. Deposited refuse shall not be visible from outside the refuse enclosure.
(Ord. 2209 § 2 (part), 2008)