Fife City Zoning Code
CHAPTER 19
64 LANDSCAPING AND BUFFERING REGULATIONS
§ 19.64.010 Purpose.
This intent of this chapter is to ensure that landscaping, buffers and significant trees are utilized to enhance the general appearance and neighborhood-like character of the city; to promote compatibility between land uses by reducing the visual, noise and lighting impacts of development on neighboring uses; and to enhance the natural environment through the installation and retention of trees, shrubs and groundcover.
(Ord. 1317 § 3, 1998)
§ 19.64.020 Chapter application.
A.
Buffering. The buffering sections of this chapter shall apply to all residential, commercial, business park and industrial zoning districts. 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.
Fife Green Area Factor Requirement. The following conditions shall require installation of landscaping that achieves Fife green area factor scores as required in Chapters 19.14 through 19.48 FMC:
1.
New Construction. Buildings greater than 1,000 square feet or parking and circulation areas greater than 5,000 square feet which are constructed after the effective date of the ordinance codified in this title shall comply with the requirements of this chapter.
2.
Expansion of Existing Development. Existing buildings which are expanded by 1,000 square feet or have site improvements valued above 50 percent of the property's assessed value prior to such expansion will be required to meet on-site stormwater management BMPs after the effective date of the ordinance codified in this title and shall comply with the requirements of this chapter.
3.
Any new parking lot containing more than 10 parking spaces for automobiles.
4.
Waiver Request. The director may waive all or portions of the Fife green area factor 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.
C.
Retention/Maintenance/Removal of Significant Trees and Groves of Trees.
1.
Significant trees are healthy evergreen trees with a height of 10 feet or more and healthy deciduous trees with a minimum caliper of six inches or more measured at DBH. Tree health shall be determined by an International Society of Arborists ("ISA") certified and Washington State licensed arborist.
2.
Groves of trees are combinations of five or more trees with a contiguous canopy. Trees shall be either healthy evergreen trees with a height of 10 feet or more, or healthy deciduous trees with a minimum caliper of four inches or more measured at DBH, and which are not connected to a forest larger than one-half acre or more. Tree health shall be determined by an ISA certified and licensed Washington State arborist.
D.
Nonsignificant Trees. A nonsignificant tree shall be any tree under six inches or those species included on the following list, regardless of size:
1.
Black locust (Robinia pseudoacacia);
2.
Cottonwood (Populus fremontii);
3.
English holly (Ilex aquifolium);
4.
Common European hawthorn (Crataegus monogyna);
5.
Mountain ash (Sorbus aucuparia);
6.
Lombardy poplar (Populus nigra).
E.
Tree Topping. Tree topping of significant trees within public rights-of-way and commercial, business park or industrial zoning districts is subject to the requirements of this chapter.
F.
Maintenance Manual. Properties subject to the provisions of this chapter must submit a landscape maintenance manual when submitting for a building permit that identifies monthly, annual and biennial maintenance regimes for all areas included in the green area factor calculation and on-site stormwater management facilities that have plantings and soil amendments in FMC 19.64.025.
(Ord. 1317 § 3, 1998; Ord. 1404 § 2(Exh. C § 8), 2000; Ord. 1685 § 1(Exh. A), 2009; Ord. 1777 § 1 (Exh. A), 2012; Ord. 1954 § 43, 2016)
§ 19.64.025 Green area factor calculation.
The green area factor score for a lot is determined as follows:
A.
Multiply the square feet, or equivalent square footage where applicable, of each of the existing and proposed elements listed in Chart A of this section by the green area multiplier shown for that element, according to the following provisions:
1.
If multiple elements listed on Chart A occupy an area (for example, groundcover under a tree), the full square footage or equivalent square footage of each element is used to calculate the product for that element.
2.
Landscaping elements that are provided in the portions of rights-of-way abutting the lot that are between the lot line and the roadway may be included, except that permeable paving in the right-of-way may not be included.
3.
Elements listed in Chart A that are provided to satisfy any requirements of this chapter may be included.
4.
For trees and large shrubs, use the equivalent square footage of each tree or shrub according to Chart B of this section.
5.
For vegetated walls, use the square footage of the portion of the wall covered by vegetation. Only vegetated walls on buildings shall be counted.
6.
For all elements other than trees, large shrubs and vegetated walls, square footage is determined by the area of the portion of a horizontal plane that underlies the element.
B.
Add together all the products computed under subsection (A) of this section to determine the total green area factor score.
C.
Divide the total green area factor by the lot area to determine the green area factor score.
D.
The Fife green area factor calculation spreadsheet is available from the city of Fife. This spreadsheet shall be submitted with the permit documents.
Chart A of 19.64.025 | |
|---|---|
Green Area Factor Elements | Multiplier |
1. Vegetation planted with a soil depth of less than 24 inches: | |
a. Lawn, grass pavers, groundcovers or other plants normally expected to be less than three feet tall at maturity | 0.2 |
b. Large shrubs | 0.3 |
2. Landscaping elements planted with a soil depth of 24 inches or more: | |
a. Lawn, grass pavers, groundcovers or other plants normally expected to be less than three feet tall at maturity | 0.4 |
b. Large shrubs | 0.5 |
c. Small trees | 0.5 |
d. Medium trees | 0.5 |
e. Large trees | 0.6 |
f. Preservation of significant trees and tree groves | 0.7 |
3. Permeable paving at grade | 0.6 |
4. Green roofs | |
a. With a soil depth of at least two inches and less than four inches of growth medium | 0.4 |
b. With a soil depth of at least four inches | 0.8 |
5. Vegetated walls | 0.4 |
6. Bioretention facilities including, but not limited to, rain gardens, stormwater planters, and bioretention swales | 0.8 |
Bonuses applied to Fife green area factor elements, above: | |
a. Landscaping that consists entirely of drought-tolerant or native species, as defined by the director | 0.1 |
b. Landscaped areas where at least 50 percent of annual irrigation needs are met through the use of harvested rainwater or grey water | 0.2 |
c. Landscaping visible to passersby | 0.1 |
d. Landscaping to be maintained in food cultivation | 0.1 |
A feature may qualify as an element in this chart only if it satisfies applicable conditions in rules promulgated by the director for such element, if any | |
Chart B of 19.64.025 | |
|---|---|
Equivalent square footage of trees and large shrubs. Tree species sizes are determined by Chart C of 19.64.025. | |
Landscaping Elements | Equivalent Square Feet |
Large shrubs | 16 square feet per shrub |
Small trees | 50 square feet per tree |
Medium trees | 100 square feet per tree |
Large trees | 200 square feet per tree |
Preservation of significant trees and tree groves | 250 square feet per tree |
Chart C of 19.64.025 | |
|---|---|
Small Trees | |
Acer campestre | Hedge maple |
Acer circinatum* | Vine maple |
Acer ginnala | Amur maple |
Acer grandidentatum 'Schmidt' | Rocky Mtn. Glow maple |
Acer griseum | Paperbark maple |
Acer palmatum | Japanese maple |
Acer platanoides 'Globosum' | Globe Norway maple |
Acer triflorum | Roughbark maple |
Acer truncatum | Purpleblow maple |
Acer truncatum x A. platanoides 'Keithsform' | Norwegian sunset |
Amelanchier x grandiflora | 'Autumn Brilliance' serviceberry |
Cercis canadensis | Eastern redbud |
Cornus kousa var. 'Chinensis' | Chinese kousa dogwood |
Crataegus x lavalei | Lavalle hawthorn |
Koelreuteria paniculata | Goldenrain tree |
Magnolia x loebneri | Loebner magnolia |
Malus spp. | Flowering crabapple |
Parrotia persica | Persian ironwood |
Prunus serrulata | Japanese flowering cherry |
Prunus x yedoensis | Yoshino cherry |
Quercus ilex | Holly oak |
Styrax japonica | Japanese snowbell |
Medium Trees | |
Acer freemanii 'Autumn Blaze' | Autumn Blaze maple |
Acer nigrum 'Green Column' | Green Column maple |
Acer platanoides 'Columnare' | Columnare Norway maple |
Acer pseudoplatanus 'Atropurpureum' | Spaethii maple |
Acer rubrum | Red maple |
Aesculus x carnea 'Briotii' | Red horse chestnut |
Betula jacquemontii 'Heritage' | Himalayan white birch |
Betula papyrifera* | Paper birch |
Carpinus caroliniana | American hornbeam |
Carpinus betulus | European hornbeam |
Carpinus betulus 'Fastigata' | Upright European hornbeam |
Cercidiphyllum japonicum | Katsura |
Cornus nuttallii* | Pacific dogwood |
Fagus sylvatica 'Dawyck Purple' | Dawyck purple beech |
Fraxinus americana | 'Autumn Applause' ash |
Fraxinus oxycarpa | Raywood ash |
Fraxinus pennsylvanica | Green ash |
Ginkgo biloba 'Autumn Gold' | Maidenhair tree |
Ginkgo biloba 'Princeton Sentry' | Maidenhair tree |
Gleditsia triacanthos inermis 'Shademaster' | Thornless honeylocust |
Koelreuteria paniculata | Goldenrain tree |
Pinus contorta contorta* | Shore pine |
Platanus x acerifolia 'Liberty' | London planetree |
Prunus emarginata* | Bitter cherry |
Pyrus calleryana 'Chanticleer' | Flowering pear |
Robinia x ambigua 'Idahoensis' | Pink Idaho locust |
Tilia cordata | Littleleaf linden |
Large Trees | |
Abies grandis* | Grand fir |
Acer platanoides 'Emerald Queen' | Norway maple |
Acer pseudoplatanus | Sycamore maple |
Acer saccharum | Sugar maple |
Calocedrus decurrens | Incense cedar |
Cedrus deodara | Deodar cedar |
Fagus sylvatica 'Riversii' | Rivers purple beech |
Fraxinus latifolia* | Oregon ash |
Gleditsia triacanthos inermis | Thornless honeylocust |
Metasequoia glyptostroboides | Dawn redwood |
Nothofagus antarctica | Southern beech |
Oxydendron arboreum | Sourwood |
Nyssa sylvatica | Black tupelo |
Picea omorika | Serbian spruce |
Pinus monticola* | Western white pine |
Pseudotsuga menziesii* | Douglas fir |
Quercus bicolor | Swamp white oak |
Quercus coccinea | Scarlet oak |
Quercus kelloggii* | California black oak |
Quercus macrocarpa | Burr oak |
Quercus phellos | Willow oak |
Quercus robur | English oak |
Quercus robur 'fastigiata' | Skyrocket oak |
Quercus rubra | Northern red oak |
Quercus shumardii | Shumard's oak |
Taxodium distichum | Bald cypress |
Thuja plicata* | Western red cedar |
Tilia platyphyllos | Bigleaf linden |
Ulmus ssp. | Elm hybrids |
Umbellularia californica* | Oregon myrtle |
Zelkova serrata 'Green Vase' | Green vase zelkova |
Zelkova serrata 'Village Green' | Village green zelkova |
* Denotes trees native to Western Washington. | |
E.
Street Tree Requirements.
1.
Street trees are required when any type of new development is proposed. The director, in consultation with the public works director, will determine the number, type and placement of street trees to be provided, based on the following considerations:
a.
Space in the planting strip;
b.
Presence, type and spacing of existing street trees in the area;
c.
Size of trees to be planted;
d.
Distance required between trees in order to encourage healthy growth;
e.
Location of utilities;
f.
Access to the street;
g.
Viability of particular plants in the location; and
h.
Public safety.
Existing street trees count toward this requirement.
2.
Exceptions to Street Tree Requirements.
a.
If a lot borders an unimproved right-of-way, the director may reduce or waive the street tree requirement along that street if, after consultation with the public works director, the director determines that the street is unlikely to be developed.
b.
Street trees are not required as a condition to any of the following:
i.
Changing a use, or establishing a temporary use or intermittent use; or
ii.
Expanding a structure by 1,000 square feet or less.
c.
When an existing structure is proposed to be expanded by more than 1,000 square feet, one street tree is required for each 500 square feet over the first 1,000 square feet, up to the maximum number of required trees.
3.
If it is not feasible to plant street trees in an abutting planting strip, landscaping other than trees is required in the planting strip, subject to approval by the public works director. If, according to the public works director, a landscaped planting strip is not feasible, the director may reduce or waive this requirement.
F.
Screening and Landscaping Requirements for Specific Uses. When there is more than one use that requires screening or landscaping, the requirement that results in the greater amount applies.
1.
Surface Parking Areas in Nonindustrial Zones.
a.
Landscaping in surface parking areas is required as follows:
Number of Parking Spaces | Required Landscaped Area |
|---|---|
20 to 50 | 18 square feet/parking space. |
51 to 99 | 25 square feet/parking space. |
100 or more | 35 square feet/parking space. |
b.
Each landscaped area shall be no smaller than 100 square feet and must be enclosed by permanent curbs or structural barriers. If on-site stormwater BMPs are located in the landscape area, breaks in the curb or structural barriers are allowed to convey to the facility.
c.
No part of a landscaped area shall be less than four feet in any dimension except those parts created by turning radii or angles of parking spaces.
d.
No parking space shall be more than 120 feet from a required landscaped area.
e.
Areas zoned industrial shall be exempt from the provisions of this subsection.
G.
Trees in Surface Parking Areas. One tree is required for every nine parking spaces.
H.
Screening of Surface Parking Areas.
1.
Three-foot-high screening is required along street lot lines.
2.
Surface parking abutting or across an alley from a lot in a residential zone must have six-foot-high screening along the abutting lot line(s) and a five-foot-deep landscaped area inside the screening.
I.
The director may waive or reduce the requirements of this subsection:
1.
To improve safety;
2.
To provide adequate maneuvering room for service vehicles;
3.
When it would not otherwise be feasible to provide the required number of spaces; or
4.
When required parking can only be provided at the rear lot line and access to individual parking spaces can only be provided directly from the alley.
In deciding whether and to what extent to waive or reduce the landscaping and screening requirements, the director shall consider whether: |
1. The lot width and depth permit alternative workable site plans that would allow screening and landscaping; |
2. The character of uses across the alley, such as a parking garage accessory to a multifamily structure, makes the screening and landscaping less necessary; |
3. The lot is in a location where access to parking from the street is not permitted; and |
4. A topographic break between the alley and the residential zone makes screening less necessary. |
(Ord. 1685 § 1(Exh. A), 2009; Ord. 1954 § 44, 2016)
§ 19.64.030 General landscape requirements.
In addition to the more specific requirements elsewhere in this chapter, the following general requirements shall be included in all developments subject to this chapter.
A.
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. Groundcover may consist of planted or existing vegetation maintained so as not to exceed one foot in height.
B.
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.
C.
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 18 to 36 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.
D.
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.
E.
Slopes in Landscaping Area. Slopes within landscaping areas shall not exceed a 3:1 ratio (width to height) in order to decrease erosion potential and to facilitate maintenance. Surface stormwater management facilities may have a 2:1 side slope.
F.
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 36 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.
G.
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.
FIRE HYDRANT ACCESS AREA  |
H.
Tree Height. All perimeter-type landscaping trees shall have a minimum mature height of 15 feet. Based on buffering and screening requirements, the director may require trees that achieve a greater minimum height at time of maturity. Trees shall be cared for in accordance with the American National Standards Institute's (ANSI) Standard Practices for Trees, Shrubs, and Other Woody Plant Maintenance (ANSI A300) in order to allow them to reach their mature height.
I.
Tree Topping. Significant trees within public rights-of-way or commercial or industrial zoning districts shall not be topped (see Chapter 19.06 FMC) without prior approval of the director. Tree topping shall be in accordance with the ANSI A300 standards. The director may require a professional landscape architect's or arborist's written opinion regarding the necessity of tree topping prior to granting approval.
J.
Plans. Landscaping and irrigation plans shall be prepared for any landscaping activity required under FMC 19.64.020(A) through (D).
K.
Tree Thinning. The number of trees planted in accordance with a city-approved landscaping plan may be reduced by thinning in order to enhance the health of the existing trees. The thinning shall not reduce the overall intent of the required landscaping. Tree thinning of required landscaping shall not be allowed without prior approval of the director and shall be in accordance with ANSI A300 standards. The director may require a professional landscape architect's or arborist's written opinion regarding the necessity of tree thinning prior to granting approval.
L.
Calculations/Measurements. All calculations and measurements within this chapter shall be rounded to the nearest whole number with greater than or equal to .50 being rounded up.
(Ord. 1317 § 3, 1998; Ord. 1954 § 45, 2016)
§ 19.64.040 Public right-of-way and private easement landscaping requirements.
All public rights-of-way adjacent to a lot and all private easements which are used for ingress and/or egress to a commercial, business park or industrial lot shall be landscaped in accordance with the requirements of this chapter.
A.
Right-of-Way Landscaping. Public right-of-way landscaping shall be required for all development subject to this chapter. It shall be the responsibility of the property owner to install and maintain the right-of-way landscaping to city standards. The city may remove right-of-way landscaping based on transportation, safety or utility requirements.
1.
Public right-of-way landscaping shall be consistent with any city-approved right-of-way landscaping of adjacent properties.
2.
A minimum of 1.5-inch caliper trees which are high branching, have roots that will not break up sidewalks or roadbeds and which will not invade utility lines shall be selected. For areas without power lines, tree types shall be planted which will achieve a minimum height of 30 feet at time of maturity. Tree types and location shall take into consideration street lighting and signage requirements. The tree type shall be one that can survive with minimal maintenance, withstand pollution, disease, insects, minor damage from vehicles and is sturdy enough to remain upright during a storm. The tree type shall be appropriate for the climate and soils within Fife. The tree type shall not bear fruit or release sticky substances.
3.
Groundcovers shall consist of grass, native vegetation or groundcovers which can withstand pollution and are consistent with adjacent street improvements.
4.
Landscaping within the right-of-way cannot be counted towards on-site landscaping requirements.
B.
Landscaping Strip. Where there is sufficient space, sidewalks shall be located away from the back of the curb in order to install a landscaping strip of not less than four feet between the back of the curb and sidewalk.
C.
Private Ingress/Egress Easements. An eight-foot-wide minimum landscape bed containing perimeter-type landscaping as defined in FMC 19.64.060(A) is required adjacent to private ingress/egress easements.
(Ord. 1317 § 3, 1998; Ord. 1404 § 2(Exh. C § 9), 2000; Ord. 1426 § 1, 2001; Ord. 1954 § 46, 2016)
§ 19.64.050 Impervious surface landscaping requirements.
Repealed by Ord. 1685.
(Ord. 1317 § 3, 1998; Ord. 1426 § 1, 2001)
§ 19.64.060 Zoning district landscaping regulations.
In addition to the requirements identified in FMC 19.64.030 through 19.64.040, the provisions of this section shall apply to all development within the city. The intent of this section is to provide for visual separation between compatible uses and visual separation between uses and streets. Landscaping requirements for incompatible or somewhat incompatible sites are described in FMC 19.64.100.
A.
Perimeter-Type Landscaping. Perimeter-type landscaping is required for development within each zoning district. This subsection contains the general perimeter-type landscaping requirements for all applicable development. See the specific zoning district landscaping regulations of this section for detailed perimeter-type landscaping requirements.
1.
Location. When required, perimeter-type landscaping shall be located within yard setbacks. If the perimeter-type landscaping width exceeds the yard setback width, the remaining perimeter-type landscaping requirement shall be located adjacent to the setback.
2.
Access Areas. Perimeter-type landscaping is not required within existing or approved vehicular/pedestrian access areas. Proposed access areas shall be designed and located such that the maximum amount of perimeter-type landscaping remains within the yard setbacks.
3.
Joint Use Parking and Circulation. Upon approval of the director, joint use parking or circulation areas may displace perimeter-type landscaping areas. The displaced landscaping areas shall be relocated on site at a location acceptable to the director.
4.
Planting. Perimeter-type landscaping shall consist of evergreen and/or deciduous trees and large shrubs within a bed of groundcover. Perimeter-type trees shall achieve a minimum mature height of 15 feet. Evergreen trees shall have a broadly conical or broadly spreading shape, shall be at least six feet tall at time of planting and shall be planted on 15-foot centers or less. Deciduous trees shall be a minimum of 1.5-inch caliper (two inches for industrial district) and be a minimum of six feet tall at time of planting.
5.
Tree Spacing. The spacing of required trees shall be based on the following:
Deciduous: | 1.5-inch caliper or greater | 30 feet on center |
2.0-inch caliper or greater for industrial district | 30 feet on center | |
Evergreen: | 6 – 10 feet in height | 12 – 15 feet on center |
Tree types requiring centers greater than above may be approved by the director. The director may require larger caliper trees or taller trees in exchange for allowing the planting of trees requiring greater centers. Based on the tree type and size, the director may require smaller centers than listed above.
6.
Shrub Spacing. Shrubs shall be five gallons or greater in size and the spacing shall average a minimum of one shrub per four linear feet of required yard frontage. Groundcover is required.
7.
Exterior of Fence. Perimeter-type landscaping shall be placed outside of sight obscuring fences unless determined by the director that such arrangement would be detrimental to the stated purpose of this title.
8.
Vegetated surface on-site stormwater management facilities such as bioretention or rain gardens are allowed in perimeter landscaping such that all other requirements are met.
B.
Single-Family Residential (SFR), Small Lot Residential (SLR), Medium Density Residential (MDR), High Density Residential (HDR), Neighborhood Residential (NR), Neighborhood Commercial (NC), Community Commercial (CC) and Regional Commercial (RC) Districts. The landscaping requirements within the residential zoning districts are intended to ensure that the more intensive uses contribute to the neighborhood-like character of the residential areas.
The landscaping requirements within the commercial zoning districts are intended to establish a commercial environment which is pleasant for customers and to promote the neighborhood-like character of the city.
1.
Front Yard.
a.
Commercial, Nonresidential or Mixed Use Structures. For a lot with a nonresidential, commercial or mixed use structure, a minimum of eight feet of perimeter-type landscaping is required.
b.
Multifamily Structure Containing Four or More Dwelling Units, Manufactured Home Park or Recreational Vehicle Park. A lot with one or more multifamily structures containing four or more dwelling units, a manufactured home park or a recreational vehicle park requires a minimum of eight feet of perimeter-type landscaping.
c.
Long Plat. For lots within a long plat filed after the effective date of the ordinance codified in this title, fences five feet tall or greater, if placed within 10 feet of a right-of-way, shall require eight feet of perimeter-type landscaping. A note to potential purchasers shall be placed on the face of the plat which indicates this requirement.
2.
Interior Yard.
a.
Commercial, Nonresidential or Mixed Use Structure. None.
b.
Multifamily Structure Containing Four or More Dwelling Units, Manufactured Home Park or Recreational Vehicle Park. A lot with one or more multifamily structures containing four or more dwelling units, a manufactured home park or a recreational vehicle park requires a minimum of eight feet of perimeter-type landscaping along all interior yard property lines.
3.
Site Landscaping.
a.
Commercial, Nonresidential, or Mixed Use Structure. None.
b.
Multifamily Structure Containing Four or More Dwelling Units, Manufactured Home Park or Recreational Vehicle Park. A lot with one or more multifamily structures containing four or more dwelling units, a manufactured home park or a recreational vehicle park requires that the entire lot be landscaped and/or consist of open space with groundcover based on the following:
Gross Acreage | Minimum Percentage of Gross Acreage to Be Landscaped/Open Space |
|---|---|
3.01 to 6 acres | 15% |
6.01 to 9 acres | 20% |
> 9 acres | 25% |
The landscaping/open space percentage requirements correspond to the gross acreage of a lot at the effective date of the ordinance codified in this title. Consolidated lots shall be subject to the percentage required for the new lot. Subdivided lots shall be subject to the percentage required for the original lot at the effective date of the ordinance codified in this title. | |
Trees and/or tall shrubs shall be located within 20 feet of the foundation of each multifamily structure in order to reduce the visual bulk of the structures. Consideration should be given to selecting high branching trees for security purposes. Site landscaping may count toward the impervious surface landscaping requirement. Impervious surface and perimeter-type landscaping shall count toward the site landscaping requirement.
C.
Business Park, Public Use/Open Space and Industrial Districts. The landscaping requirements within the business park, public use/open space and industrial districts are intended to soften the appearance of business park, public use/open space and industrial buildings and activity by establishing a campus-like setting.
1.
Front Yard. A total of 18 feet of perimeter-type landscaping is required within the 30-foot front yard setback. A minimum 25 percent of the required front yard trees shall be evergreen.
a.
Ten-Foot Row. A minimum of 10 feet of the perimeter-type landscaping is required along the front property line. The 10-foot perimeter-type landscaping along the front property line shall consist of deciduous trees unless there is a row of trees within the right-of-way. Shrubs may be grouped but gaps visible from the front property line shall not exceed six feet. Trees may be clustered or spaced irregularly to form a natural grouping.
b.
Eight-Foot Row. An additional eight-foot row (or area and planting equivalent) of perimeter-type landscaping is required within the 30-foot yard setback. A three-foot-high decorative brick, stone or masonry wall may substitute for the shrub requirement of the additional eight-foot row of landscaping.
2.
Interior Yard. A minimum of eight feet of perimeter-type landscaping is required along all interior yard property lines.
3.
Planned Industrial Development (PID). For the additional landscaping requirements of a planned development, see Chapter 19.52 FMC.
(Ord. 1317 § 3, 1998; Ord. 1404 § 2(Exh. C § 10), 2000; Ord. 1426 § 1, 2001; Ord. 1584-06 § 5, 2006; Ord. 1954 § 47, 2016)
§ 19.64.070 Landscaping and irrigation plan requirements.
Landscaping and irrigation plans shall be submitted for any landscaping activity required by FMC 19.64.020(A).
A.
Landscaping Plan. The landscaping plan shall include the following information:
1.
All property lines and easements for ingress/egress and drainage;
2.
All existing and proposed structures. The square footage and location for each existing and proposed structure shall be identified;
3.
All pedestrian, storage, garbage, recycling, employee recreation and above and below ground stormwater detention and treatment areas;
4.
All paved, impervious and pervious surface areas, not including structures. The location of parking, loading and circulation areas and the total paved, impervious surface square footage shall be identified;
5.
All proposed and existing outdoor fixtures and equipment such as utility vaults (structures), fire hydrants, light fixtures, fences, retaining walls, ornamental fountains, pools, benches and garbage containers. The size and location of each item above shall be identified;
6.
All existing and proposed landscaping areas showing plant materials to be retained, plant materials to be removed and proposed plants to be installed. The existing and proposed plants shall be clearly labeled as to botanical name, common name, size, location and spacing. Each existing and proposed landscaping area shall have its square footage indicated on the plan. The plan shall indicate any special planting instructions for each plant type.
B.
Irrigation and Drainage Plan. 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. For projects subject to the professional design criteria identified in subsection (C) of this section, the irrigation method shall be by a permanent underground system with an automatic controller. An overriding rain sensor switch shall be provided.
Alternative irrigation systems, including the reliance on drought-tolerant plantings which meet the intent of this section, may be considered by the director. The director may require a professional review of the proposed alternative irrigation system or drought-tolerant plantings at the applicant's expense.
C.
Professional Design Criteria. Landscape and irrigation plans for all projects requiring administrative design review and/or projects involving 20,000 square feet of affected site area shall be prepared and approved by either a Washington State certified professional landscape architect, or a licensed, bonded and insured landscaping contractor with a least five years of recent professional experience. When required landscaping is minimal in area, the professional design requirement may be waived by the director.
(Ord. 1317 § 3, 1998; Ord. 1954 § 48, 2016)
§ 19.64.080 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 six months of receiving a temporary or permanent occupancy certificate, in accordance with FMC 19.64.090. The landscaping shall be planted in accordance with the approved plan. Landscaping planted in accordance with a professional landscape architect or landscaping contractor plan shall require an inspection by such individual. The landscape architect or landscaping contractor shall submit a letter to the city indicating that the plantings are 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.
(Ord. 1317 § 3, 1998)
§ 19.64.090 Landscape performance bonding.
A.
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.
B.
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 150 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.
C.
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 and the city shall use the bond to complete the required landscaping.
(Ord. 1317 § 3, 1998)
§ 19.64.100 Stormwater detention/retention and treatment facilities.
Above ground stormwater detention/retention and treatment facilities may be counted, up to a maximum of 100 percent, towards the site landscaping requirement, based on the following:
A.
Low impact development facilities such as bioretention swales and rain gardens may be given landscaping credit for the entire facility, up to the above mentioned 100 percent, provided they include subsections (A)(1) through (3) of this section:
1.
Have a side slope ratio greater than or equal to two feet of horizontal distance for each one foot of vertical distance.
2.
Contain rounded corners and serpentine lengths to provide a natural swale effect.
3.
Be planted and maintained to ensure that a thick vegetative mat is continuously present.
B.
The above mentioned landscaping credit(s) may not be applied to the required perimeter landscaping provisions of this chapter.
(Ord. 1317 § 3, 1998; Ord. 1426 § 1, 2001; Ord. 1685 § 1(Exh. A), 2009; Ord. 1954 § 49, 2016)
§ 19.64.110 Landscaping reduction options.
Repealed by Ord. 1685.
(Ord. 1317 § 3, 1998)
§ 19.64.120 Buffering requirements.
Buffers are intended to lessen the impacts between uses which are incompatible or somewhat incompatible. The required buffer yard plantings take the place of the required landscaping plantings within a buffer yard. The buffer yard plantings are subject to the same requirements and review as the landscaping requirements.
In order to determine the required buffer yard, if any, please follow the instructions in this section. If a buffer yard is required, refer to Table D for specific buffer yard requirements.
A.
Buffer Requirements Between Zoning Districts. In order to determine the appropriate buffer requirement between zoning districts, see adjacent zoning district buffer requirements in Table A or the text in this subsection. After determining the applicable buffer yard type, use Table D to determine the associated buffer yard elements.
1.
Commercial/Business Park District to Residential District. If a commercial or business park zoning district is adjacent to a residential zoning district, then a minimum of a buffer yard C is required.
2.
Industrial District to Residential District. If an industrial zoning district is adjacent to a residential zoning district, then a buffer yard E is required.
3.
Industrial District to Commercial District. If an industrial zoning district is adjacent to a commercial zoning district, then a minimum of a buffer yard C is required.
B.
Land Use Buffer Requirements within a Zoning District. In order to determine the appropriate buffer requirement within a zoning district, the intensity of abutting land uses shall be determined using Table E. Table B or C is then used to determine the applicable buffer yard type based on the intensity of land uses. After determining the applicable buffer yard type, use Table D to determine the associated buffer yard elements.
1.
Within a Residential District. Within a residential zoning district, use Table B to determine the buffer yard requirement between two adjacent uses.
2.
Within a Commercial, Business Park or Industrial District. Within a commercial, business park or industrial district, use Table C to determine the buffer yard requirement between two adjacent uses.
C.
Buffer Yard Exemptions.
1.
Residential/Business Park/Commercial District. A buffer yard within a residential, commercial or business park zoning district shall not be required when there is an intervening feature such as a public street, a railroad, a river, a major topographic variation or other similar feature between two uses.
2.
Industrial District. A buffer yard within an industrial zoning district shall not be required when there is an intervening feature such as a freeway, a railroad, a river, a major topographic variation, or other similar feature between two uses.
D.
Buffer Yard Tables.
Table A: Minimum Buffer Yard Requirements Between Zoning Districts | ||
|---|---|---|
Zoning District | Adjacent Zoning District | |
Residential | Commercial | |
Business Park/Commercial | C | N/A |
Industrial | E | C |
Table B: Minimum Residential District Land Use Buffer Yard Requirements | ||||
|---|---|---|---|---|
Proposed Land Use Intensity | Adjacent Existing Land Use Intensity | |||
I | II | III | IV | |
II | A | NONE | NONE | NONE |
III | C | NONE | NONE | NONE |
IV | D | C | NONE | NONE |
Table C: Minimum Commercial/Business Park/Industrial District Land Use Buffer Yard Requirements | ||||
|---|---|---|---|---|
Proposed Land Use Intensity | Adjacent Existing Land Use Classification | |||
I | II | III | IV | |
II | A | NONE | NONE | NONE |
III | C | NONE | NONE | NONE |
IV | C | B | NONE | NONE |
V | C | C | C | C |
Table D: Minimum Buffer Yard Standards | |||||
|---|---|---|---|---|---|
A | B | C | D | E | |
Width | 10′ | 15′ | 20′ | 35′ | 50′ |
Structure required | None | None | F2 | B2 & F4 | B5 & F6 or BW1 |
Plant units per 100 linear feet of buffer yard: | |||||
Deciduous trees, 2″ caliper, 6′ min. height | 4 or | 5 or | 5 | 8 | 12 |
Evergreen trees, 6′ min. height | 8 | 10 | 6 | 9 | 13 |
Evergreen or evergreen/deciduous tree row* along berm or fence | N/A | YES | YES | YES | YES |
Shrubs, minimum 5 gallons | 20 | 25 | 25 | 32 | 40 |
Groundcover | Yes | Yes | Yes | Yes | Yes |
Note: Caliper and centers may be altered by the director based on tree type. | |||||
*Trees for required row may count toward evergreen/deciduous tree requirement above. | |||||
Table E: Land Use Intensity Classification Chart | |
|---|---|
Land Use Intensity I | Land Use Intensity IV |
• Duplex dwelling | • Bakery, wholesale |
• Single-family dwelling | • Commercial livestock |
• Entertainment, outdoor | |
Land Use Intensity II | • Gasoline station |
• Hospital | |
• Library, museum, gallery | • Kennel |
• Low-intensity retail and services | • Lumber yard |
• Mini-storage | • Multifamily structure containing 9 or more units |
• Multifamily structure containing 3 or 4 dwelling units | • Recreational vehicle park |
• Office building ≤ 3,000 square feet | • Restaurant with drive-thru |
• Park | • Sales, outdoor |
• Religious institution | • Shopping center |
• Supermarket | |
Land Use Intensity III | Land Use Intensity V |
• Agricultural crops | • Airport |
• Entertainment, indoor | • Auction, outdoor |
• General retail and services | • Correctional facility |
• Hotel | • Distribution facility |
• Manufactured home park | • Hazardous waste, off-site facility |
• Mixed use | • Impound yard, motor vehicle |
• Multifamily structures, containing between 5 and 8 dwelling units | • Industrial, including flex-retail |
• Office building > 3,000 square feet | • Manufacturing |
• Police station/court | • Ocean cargo container storage yard |
• School | • Recycling, collection and/or processing facility |
• Vehicle repair shop | • Regional transit center |
• Sale of products manufactured on-site | |
• Solid waste handling facility | |
• Storage yard, general | |
• Tire (re)manufacturing | |
• Truck transfer facility | |
• Towing facility | |
• Warehousing facility | |
The director shall determine the land use intensity classification for uses not listed above. | |
 |
(Ord. 1317 § 3, 1998; Ord. 1404 § 2(Exh. C § 11), 2000; Ord. 1481-03 § 1, 2003)
§ 19.64.130 Variation of buffer yard requirements.
In order to provide flexibility in development standards, an applicant may request that the hearing examiner consider approving a variation of the buffer yard requirements. For buffer yards A, B and C, a variation request notification shall be sent to the affected adjacent property owners. For buffer yards D and E, notification in accordance with FMC 14.06.030 is required. The affected property owners shall be given 15 days to respond to the variation request. The hearing examiner shall consider the affected property owners' responses in considering whether or not to approve the variation request. The allowable variations are described in the following section.
A.
Potential Buffer Yard Requirement Variations.
1.
In buffer yards A and B, the width or the amount of planting may be reduced by 30 percent if an F1 or F2 fence is installed along the interior of the buffer yard. For width reductions, the amount of required planting shall be proportionately reduced.
2.
In buffer yard C, the width or the amount of planting may be reduced by 30 percent if an F5 fence is installed. For width reductions, the amount of required planting shall be proportionately reduced.
3.
In buffer yards C, D and E, planting requirements may be reduced by 30 percent by increasing the width of the buffer by 30 percent.
4.
In buffer yard D, the width or the amount of planting may be reduced by 30 percent and the berm and F4 fence may be replaced by an F8 fence if the hearing examiner finds that the noise, activity, lighting, aesthetics and viewing impacts are significantly mitigated. For width reductions, the amount of required planting shall be proportionately reduced.
5.
A buffer yard E may be reduced to a buffer yard D width and planting with a BW1.
6.
A required berm slope may be reduced to 2:1 on the proposed use side. A required slope on the affected property side may be reduced to 2.5:1 if a minimum seven-foot-wide pedestrian easement or open space corridor is dedicated to the city along the affected property line.
B.
Re-Allocation of Open Space and Landscaping Material. Fifty percent of the loss of buffer yard open space and/or landscaping material for options in subsections (A)(1) through (5) of this section shall be re-allocated on-site. Such re-allocation shall be in areas which are beneficial to the project vicinity and shall be subject to approval by the hearing examiner. A voluntary payment to city in lieu of such mitigation may be approved by the hearing examiner and shall be provided in conformance with FMC 19.68.120.
C.
Required Buffer Yard Variation Findings. Prior to the approval of a buffer yard variation request, the hearing examiner must find the following:
1.
That the proposed project's noise, activity, lighting, aesthetics and viewing impacts are sufficiently mitigated such that the buffer yard variation is appropriate for the affected properties and the immediate vicinity. Such mitigation may include, but is not limited to:
a.
Relocating, limiting (area, hours, etc.) or eliminating noise-producing uses or devices such as dock doors, circulation areas and outdoor storage areas which will impact the affected properties;
b.
Providing buffering alternatives in addition to what is required by this title such as increased landscaping plant quality (height and caliper) and open space; and
c.
Providing additional buffering amenities above what is required by this title such as pedestrian easements, building aesthetics and open space such that the overall project is more complementary to the character of the vicinity.
2.
The buffer yard variation will provide a greater level of protection for adjacent and affected properties from the proposed use and structure on the subject property.
3.
The buffer yard variation will contribute to the city's goal of a neighborhood-like atmosphere.
4.
If applicable, the voluntary payment attributable to this section is in lieu of a dedication or mitigation which is reasonably necessary as a direct result of the proposal.
(Ord. 1317 § 3, 1998; Ord. 1593-06 § 67, 2006)
§ 19.64.140 Retention and protection of significant trees and groves of trees.
A.
Significant Tree and Grove Protection. All development within the city, including clearing and grading activities, shall provide appropriate measures to protect significant trees and groves of trees on site. For new development or redevelopment, site improvements shall be designed and constructed to retain as many existing significant trees and tree groves as possible. Priority shall be given to healthy mature trees. Significant trees and tree groves located within existing or proposed perimeter landscaping area and which do not interfere with the proposed development shall be retained. The removal of hazardous or dead trees is exempt from the requirements of this chapter, per arborist's recommendations. During clearing and construction activities, all significant trees and groves of trees identified for retention or relocation shall be surrounded by a protective fence located at the dripline of each tree for the duration of the construction, and shall be watered for the duration of the entire construction process between the months of May and October. There shall be no clearing or construction-related activities, including storage, within the area protected by such fence. For development subject to the landscaping requirements of this chapter, no impervious surface shall be installed within the dripline of a significant tree or tree grove identified for retention unless a landscape architect licensed in the state of Washington or ISA certified arborist licensed in the state of Washington determines that the long-term health of the tree and/or tree grove will not be significantly harmed.
B.
Tree Topping. Significant trees which are not exempt from this chapter shall not be topped without prior approval of the director. Tree topping performed by a public utility to preserve essential services is allowed. The director may require a professional landscape architect's or arborist's written opinion regarding the necessity of tree topping prior to granting approval.
C.
Tree Replacement. The replacement ratio for the removal of significant trees which are not exempt from this chapter shall be as follows. Each significant tree removed shall be replaced with trees of a similar type as the tree being removed.
Minimum Tree Replacement Ratio | |
|---|---|
Significant Tree | Replacement Plantings |
Evergreen trees: 10 – 15 feet in height | 1 ten-foot-tall tree or 2 trees between 6 and 9 feet tall |
Evergreen trees: > 15 feet in height | 2 ten-foot-tall trees or 4 trees between 6 and 9 feet tall |
Deciduous trees: caliper 4 – 8 inches | 3 two-inch-caliper trees, minimum 6 feet tall |
Deciduous trees: caliper 9 – 13 inches | 5 two-inch-caliper trees, minimum 6 feet tall |
Deciduous trees: caliper 14 – 18 inches | 7 two-inch-caliper trees, minimum 6 feet tall |
Deciduous trees: caliper 19 + inches | 9 two-inch-caliper trees, minimum 6 feet tall |
If the tree replacement requirement results in an excess of the minimum number of trees required elsewhere in this chapter, the additional trees may be placed off site upon the approval of the director. The director may accept the additional trees or payment in lieu of the additional trees (in accordance with FMC 19.68.120) for tree plantings on public property. Upon acceptance, the director shall attempt to locate the trees on a public site which is as close to the donor property as practicable.
(Ord. 1317 § 3, 1998; Ord. 1404 § 2(Exh. C § 12), 2000; Ord. 1685 § 1(Exh. A), 2009; Ord. 1954 § 50, 2016)
§ 19.64.150 Optional industrial design review landscaping standards.
For applicants choosing the optional industrial design review in the administrative design review chapter (FMC 19.60.120), the landscaping shall be as follows:
A.
Front Yard. The entire 30-foot front yard setback shall be landscaped with perimeter-type landscaping. The front yard landscaping requirement shall not be reduced by the options identified in FMC 19.64.130.
1.
Planting. The front yard shall contain a minimum of 10 trees and 25 shrubs per 100 linear feet of front yard. A minimum 60 percent of the required front yard trees shall be evergreen of at least 10 feet in height at time of planting. Trees and shrubs may be irregularly spaced throughout the front yard but shall form a complete vegetative screen from the front property line within two years of planting. A minimum 2.5-foot-tall landscaped, serpentine berm shall be placed parallel with and at least eight feet from the front property line. Shrubs may be grouped but gaps visible from the front property line shall not exceed six feet.
2.
Additional Items Allowed in Front Yard. Besides the required landscaping above, the following are the only items permitted within the front yard under this option:
a.
Stormwater Facility. An on-site stormwater management facility that is planted may be located within the front yard setback; provided, that all other requirements are met.
b.
Primary Access Area. The ingress and/or egress access areas shall be perpendicular to the access right-of-way or easement and shall not be wider than 24 feet for one-way and 40 feet for two-way access. Only one two-way or two one-way ingress/egress areas are permitted for lots with less than or equal to 100 feet of front lot line.
c.
Utilities. Necessary utilities which cannot be located elsewhere are permitted. The utilities shall be screened from off-site viewing.
d.
Security Fence. If a fence for security purposes is necessary, then the fence shall be located behind the required berm and at least 20 feet from the front yard property line.
B.
Interior Yard. A minimum of 10 feet of perimeter-type landscaping with a minimum of 50 percent of the interior yard landscaping consisting of 10-foot evergreen trees at time of planting.
(Ord. 1317 § 3, 1998; Ord. 1954 § 51, 2016)
