Gig Harbor City Zoning Code
17.78 Trees
Landscaping and Screening
A. All development of properties adjacent to SR-16, the Tacoma Power Cushman transmission line property, and SR-16 interchange ramps shall be required to leave a buffer between the property line and any development. This buffer shall be a minimum of 30 feet in depth and shall only apply when the property is also within the enhancement corridor. The buffer shall conform to all enhancement corridor standards defined in GHMC 17.99.160.
B. Parking lots designed for more than 16 cars shall either be completely screened from SR-16 or be partially screened under the provisions of the enhancement corridor standards in GHMC 17.99.160.
17.78.010 Intent.
The intent of this chapter is to encourage the preservation and enhancement of the city of Gig Harbor’s natural environment. It is also the intent of this chapter to establish standards for landscaping and to allow modulated landscape buffers and internal landscape islands in order to maintain or replace existing vegetation, provide physical and visual buffers between differing land uses, and lessen environmental impacts of development. It is also the intent to avoid untimely and haphazard removal or destruction of significant trees and vegetation while preserving important landscape characteristics. Notwithstanding any other provision of this chapter, trees and shrubs planted pursuant to the provisions of this chapter shall be types and ultimate sizes at maturity that will not impair scenic vistas. (Ord. 1347 § 43, 2016; Ord. 573 § 2, 1990).
17.78.020 Applicability.
The standards as required by this chapter shall apply to all uses of land which are subject to site plan review, a land clearing permit, and to any subdivision plat. GHMC 17.78.092 applies to all projects that require retention of existing vegetation. GHMC 17.78.095 applies to all development in the area described by that section. Additionally, the requirements of Shoreline Master Program subsection 6.2.4, Regulations – Vegetation Conservation Strip, shall apply to all property within the jurisdiction of the city’s shoreline master program. (Ord. 1393 § 9, 2018; Ord. 1347 § 44, 2016; Ord. 1278 § 4, 2013; Ord. 1238 § 4, 2012; Ord. 1197 § 44, 2010; Ord. 710 § 75, 1996; Ord. 652 § 5, 1993; Ord. 573 § 2, 1990).
17.78.030 Tree, landscape and screening plans.
A. A plan of the proposed landscaping and screening shall be incorporated into plans submitted for site plan review or projects which require hearing examiner review. The plans shall be drawn to scale and contain the following, in addition to the significant tree survey and tree retention survey required by GHMC 17.98.040:
1. Parking and vehicle use areas, driveways and walkways;
2. Buildings or structures, existing and proposed;
3. All proposed new landscaping. Landscape plan shall include the location, species, diameter or size of plants using both botanical and common names. Drawings shall reflect the ultimate size of plant materials. Alternatively, a schematic landscape plan can be submitted showing planting zones. Each planting zone shall include typical shrub and groundcover species and typical size and spacing at planting. All landscape plans shall include the location, species, and diameter or size of all proposed trees;
4. Schematic irrigation plan showing irrigation zones and proposed irrigation techniques within each zone as set forth in GHMC 17.78.045(C);
5. Identification of tree protection techniques.
B. Final landscape construction plans consistent with the landscape plans approved through the land use permit process shall be submitted with civil or building permits application. Final landscape construction plans shall include tree protection measures described in GHMC 17.78.092. (Ord. 1347 § 45, 2016; Ord. 1093 § 1, 2007; Ord. 573 § 2, 1990).
17.78.040 Overlapping requirements.
In the event of a conflict between the standards for individual uses and other general requirements of this chapter, the more stringent shall apply. Determination of the appropriate standards shall be made by the planning director. In the event of a conflict between the standards for individual uses and other general requirements of this chapter with the requirements of Shoreline Master Program subsection 6.2.4, the requirements of the master program shall apply. (Ord. 1278 § 4, 2013; Ord. 573 § 2, 1990).
17.78.045 General provisions.
A. Removal of a dead, substantially diseased or damaged, or hazard tree is allowed upon submittal of written verification by a qualified arborist who states that removal of the tree is essential for the protection of life, limb, or property. Removal of significant trees as defined in GHMC 17.99.590 may require replacement per GHMC 17.99.240(E).
B. Plant Compatibility. All new plantings must be of a type which will thrive amid existing vegetation without killing or overtaking it. Incompatible plants which require different planting environments or microclimates shall not be mixed. Haphazard mixture of textures, colors and plant types should be avoided. Invasive, nuisance plants on the noxious weed list (state and Pierce County) are prohibited.
C. Irrigation. Planting areas with nursery stock or transplanted vegetation shall include an automatic mechanical irrigation system designed for full coverage of the planting area. Exceptions may be granted for native planting plans that provide temporary irrigation for at least three growing seasons.
D. Wall Coverage. Blank walls shall include a narrow planting area, where feasible, with shrubs or vines (espaliers) giving coverage to the wall.
E. Preservation of Significant Views. Views and vistas from public rights-of-way shall be considered when determining placement of vegetation. While it is not the intent to avoid all trees in the foreground of a view, consideration should be given to the expected height of tree and how they might be located to “frame” the view. (Ord. 1347 § 46, 2016; Ord. 1086 § 4, 2007).
17.78.050 Preferred species for planting.
17.78.060 Perimeter landscaping requirements for residential development.
Notwithstanding other regulations found in this chapter, perimeter areas shall be landscaped with trees, shrubs, and groundcover. The required area of the perimeter landscaping on residential site plans shall be at least the depth of the required yard or setback area. The required width for perimeter landscape areas in residential plats is 25 feet. The width of the perimeter landscape areas may be modified as provided for in this section in order to group, shape, or cluster existing or planted vegetation in modulated edges along the perimeter of a site or to create internal vegetation islands. In addition, internal vegetation island(s) and significant trees may be included in the calculation of perimeter areas in order to separate and/or juxtapose elements of the site plan and layout. The total square footage of these modified perimeter landscape areas shall be equivalent to the area of the standard required perimeter width identified above.
A. Reductions to the standard perimeter landscape area width are limited as follows:
1. Perimeter landscape area widths may not be reduced to less than one-third of the required yard or setback area of the zone or 10 feet, whichever is greater;
2. Perimeter landscape areas which have been reduced in width shall not run the length of the existing exterior property line for more than two-thirds of the length of said property line;
3. Parking and driveways may not encroach into the remaining perimeter landscape areas. However, site access driveways and pedestrian walkways may cut through the remaining perimeter landscape area substantially perpendicular to the property line.
B. All areas used in the calculation of the perimeter landscape area shall be developed as follows:
1. All significant trees as defined in GHMC 17.99.590 shall be retained. These trees can be applied towards all or some of the trees required to be retained by GHMC 17.99.240(D). Retention of other existing vegetation for landscaping is strongly encouraged; however, it must be equal to or better than available nursery stock.
2. If the area does not contain substantial existing canopy, understory, and groundcover vegetation, it shall be enhanced or planted as follows:
a. At least 80 percent of all trees, shrubs, and groundcover shall be from the preferred species list referenced in GHMC 17.78.050.
b. Perimeter landscaping may include existing landscaping, planted or a combination of both.
c. Areas to be landscaped shall be covered with live groundcover vegetation which will ultimately cover at least 75 percent of the ground area within three years.
d. One deciduous tree a minimum of two-inch caliper or one six-foot evergreen tree shall be planted for every 200 square feet of area to be enhanced or planted. Three shrubs which will attain a height of three and one-half feet within three years shall be provided for every 200 square feet of the area to be enhanced. The plantings shall be evenly distributed throughout in a natural planting pattern.
e. A minimum of 40 percent of the required trees shall be evergreen trees a minimum of six feet in height at planting.
f. For properties located within the boundaries of the height overlay district referenced in Chapter 17.62 GHMC, trees shall be of a species with a mature height no taller than the approved building.
3. LID BMPs may be utilized within the perimeter landscape areas, and shall count towards the requirements for enhancement or planting. Where LID BMPs are proposed to meet perimeter landscape requirements, these plantings may deviate from the requirements in this subsection; provided, that the overall landscape area is not reduced.
C. Zone transition buffers required by GHMC 17.99.180 and enhancement corridor landscaping required by GHMC 17.99.160 shall not be reduced or modified through this chapter.
D. The perimeter landscape area in residential plats shall be located in recorded easements or recorded tracts.
E. The perimeter landscape area shall be appropriately documented on the approved land use plans, such as site plan, binding site plan or final plat.
(Ord. 1347 § 49, 2016; Ord. 1245 § 18, 2012; Ord. 1086 § 6, 2007; Ord. 975 § 68, 2004; Ord. 652 § 6, 1993; Ord. 573 § 2, 1990).
17.78.070 Perimeter landscaping requirements for nonresidential and mixed use development.
A. Perimeter Areas. Notwithstanding other regulations found in this chapter, perimeter areas shall be landscaped with trees, shrubs, and groundcover. The required area of perimeter landscaping shall be at least the depth of the required yard or setback area. The width of the perimeter landscape areas may be modified as provided for in this section in order to group, shape or cluster existing or planted vegetation to create modulating edges along the perimeter of a site or to create internal vegetation islands. In addition, internal vegetation island(s) may be included in the calculation of perimeter areas and shall be located in order to separate and/or juxtapose buildings and/or parking areas and prioritize access points and junctions in internal circulation if the standards below are met. The total square footage of these modified perimeter landscape areas shall be equivalent to the area of the standard required perimeter width identified above.
1. Reductions to the standard perimeter landscape area width are limited as follows:
a. Perimeter landscape area widths may not be reduced to less than one-third of the required yard or setback area of the zone or 10 feet, whichever is greater;
b. Perimeter landscape areas which have been reduced in width shall not run the length of the existing exterior property lines for more than two-thirds of the said property line;
c. Parking and driveways may not encroach into the remaining perimeter landscape areas. However, site access driveways and pedestrian walkways may cut through the remaining perimeter landscape area substantially perpendicular to the property line.
2. All areas used in the calculation of the perimeter landscape area shall be developed as follows:
a. All significant trees as defined in GHMC 17.99.590 shall be retained. These trees can be applied towards all or some of the trees required to be retained by GHMC 17.99.240(D). Retention of other existing vegetation for landscaping is strongly encouraged; however, it must be equal to or better than available nursery stock.
b. If the area does not contain substantial existing canopy, understory, and groundcover vegetation, it shall be enhanced or planted as follows:
i. At least 80 percent of all trees, shrubs, and groundcover shall be from the preferred species list referenced in GHMC 17.78.050.
ii. Perimeter landscaping may include existing landscaping, planted or a combination of both.
iii. Areas to be landscaped shall be covered with live groundcover vegetation which will ultimately cover at least 75 percent of the ground area within three years.
iv. One deciduous tree a minimum of two-inch caliper or one six-foot evergreen tree shall be planted for every 200 square feet of area to be enhanced or planted. Three shrubs which will attain a height of three and one-half feet within three years shall be provided for every 200 square feet of area to be enhanced. The plantings shall be evenly distributed throughout in a natural planting pattern.
v. A minimum of 40 percent of the required trees shall be evergreen trees a minimum of six feet in height at planting.
vi. For properties located within the boundaries of the height overlay district referenced in Chapter 17.62 GHMC, trees shall be of a species with a mature height no taller than the approved building.
c. LID BMPs may be utilized within the perimeter landscape area, and shall count towards the requirements for enhancement or planting. Where LID BMPs are proposed to meet perimeter landscape requirements, these plantings may deviate from the requirements in this section; provided, that the overall landscape area is not reduced.
3. Zone transition buffers required by GHMC 17.99.180 and enhancement corridor landscaping required by GHMC 17.99.160 shall not be reduced or modified through this chapter.
4. All areas used in the calculation of the perimeter landscape area shall be appropriately documented on the approved land use plans, such as site plan or binding site plan.
B. Residential Buffering. Where a development subject to these standards is contiguous to a residential zoning district, the zone transition standards of GHMC 17.99.180 shall be met. Where a nonresidential development abuts a residential development in the same zone, then that required perimeter area shall be landscaped the full width of the setback areas as follows:
1. A solid screen of evergreen trees or shrubs;
2. A solid screen of evergreen trees and shrubs planted on an earthen berm an average of three feet high along its midline;
3. A combination of trees or shrubs and fencing where the amount of fence does not exceed 50 percent of the lineal distance of the side to be buffered as well as other plant materials, planted so that the ground will be covered within three years.
4. LID BMPs may be utilized within residential buffering, and shall count towards the requirements for residential buffering, as long as screening requirements are met.
C. Areas Without Setbacks.
1. In those areas where there is no required front yard setback or where buildings are built to the property line, development subject to this chapter shall provide street trees at an interval of one every 20 feet or planter boxes at the same interval or some combination of trees and boxes, or an alternative.
2. Street trees shall be a minimum caliper of two inches and be a species approved by the city and installed to city standards. Planter boxes shall be maintained by the property owners and shall be of a type approved by the city.
(Ord. 1347 § 50, 2016; Ord. 1086 § 7, 2007; Ord. 975 § 69, 2004; Ord. 710 § 77, 1996; Ord. 573 § 2, 1990).
17.78.080 Parking lot and service area landscaping and screening.
The standards of this section shall apply to public and private parking lots, paved service areas, residential parking areas providing spaces for more than 10 cars and all nonresidential uses of land and development.
A. Perimeter Landscaping. In order to soften the visual effects or separate one parking area or paved service area from another or from other uses, the following standards apply:
1. Adjacent to a street or road, the minimum width shall be equal to the required yard for the underlying land use or a strip 10 feet wide, whichever is greater. On all other perimeters the depth shall be a minimum of five feet.
2. Visual screening through one or any of a combination of the following methods:
a. Planting of living ground cover as well as shrubs or small trees which will form a solid vegetative screen at least three feet in height; or
b. Construction of a barrier fence or wall to a height of three feet combined with low-planting or wall-clinging plant materials. Materials should be complementary to building design; or
c. Earth mounding or berms having a minimum height of three feet and covered with shrubs and trees.
3. A continuous canopy of trees shall be planted around the perimeter spaced 20 feet on-center.
4. LID BMPs may be utilized within the perimeter landscape areas. Where LID BMPs are proposed to meet parking lot perimeter landscape requirements, areas containing LID BMPs may deviate from the requirements in this section; provided, that the overall landscape area meets the intent of this section.
B. Interior Parking Lot Landscaping. A continuous canopy of trees shall be planted within the interior of a parking lot as follows:
1. A continuous row of trees, spaced 20 feet on-center, located between each parking row in a minimum five-foot-wide continuous landscape strip; or
2. Two trees at each end of parking rows and between every nine single-loaded parking stalls, or 18 for double-loaded parking stalls, in planted areas of at least 125 square feet each for single-loaded, or 250 square feet each for double-loaded parking stalls.
3. For buildings eligible for an industrial building exemption, as defined in GHMC 17.99.040, a continuous canopy of interior parking lot trees is not required if the number of trees otherwise required under subsection (B)(1) or (B)(2) of this section are provided around the perimeter of the parking lot, along with any other required perimeter landscaping.
4. LID BMPs are encouraged within interior parking lot landscape areas. Where LID BMPs are utilized to manage parking lot stormwater runoff, the required number of trees may be reduced by one-third to allow for narrower bioretention areas consistent with the minimum landscape strip required under subsection (B)(1) of this section.
C. Downtown Parking Lots. In addition to the standards of subsection B of this section, parking lots located within the DB zoning district and the portion of the WC zoning district abutting the DB zoning district shall conform to the following:
1. Provision of a minimum of five-foot-wide landscaping strip intended to screen and soften the visual impacts of parking lots. Screening may be accomplished through any of the methods described under subsection (A)(2) of this section. In addition to screening, street trees a minimum of two-inch caliper shall be provided at 20-foot intervals.
2. In those instances where parking areas are bordered by more than one street, the strip required in subsection (C)(1) of this section shall only apply to the longest side. All other sides must be screened with a wall, fence, vegetative buffer or combination of these elements at a minimum height of three and one-half feet. The street tree requirements will pertain.
3. In order to protect vision clearances, areas around driveways and other access points are not required to comply with the full screening height standards. The specific horizontal distance exempt from this standard shall be as established in the city of Gig Harbor public works standards.
D. Tree Size and Placement. Trees required under the provisions of subsections (A)(3) and (B) of this section shall have a clear trunk to a height of at least six feet above the ground and shall have a minimum of a two-inch caliper at planting. Trees shall be planted no closer than four feet from pavement edges where vehicles overhang planted areas.
E. Shrubs and Ground Cover. Required landscaped areas remaining after tree planting shall be planted in shrubs and/or ground cover. The distribution of plants shall be adequate to ultimately achieve 75 percent ground coverage within three years of plantings.
F. Vehicle Overhang. Parked vehicles may overhang landscaped areas up to two feet by wheel stops or curbing. (Ord. 1347 § 51, 2016; Ord. 1307 § 54, 2014; Ord. 1086 § 8, 2007; Ord. 975 § 70, 2004; Ord. 710 § 78, 1996; Ord. 573 § 2, 1990).
17.78.090 Screening/buffering from SR-16, Tacoma Power Cushman transmission line property and SR-16 interchanges.
A. All development of properties adjacent to SR-16, the Tacoma Power Cushman transmission line property, and SR-16 interchange ramps shall be required to leave a buffer between the property line and any development. This buffer shall be a minimum of 30 feet in depth and shall only apply when the property is also within the enhancement corridor. The buffer shall conform to all enhancement corridor standards defined in GHMC 17.99.160.
B. Parking lots designed for more than 16 cars shall either be completely screened from SR-16 or be partially screened under the provisions of the enhancement corridor standards in GHMC 17.99.160. (Ord. 1347 § 52, 2016; Ord. 1086 § 9, 2007; Ord. 975 § 71, 2004; Ord. 710 § 79, 1996; Ord. 573 § 2, 1990).
17.78.092 Protection of significant trees and existing native vegetation.
A. Areas of native vegetation which are designated as landscape or buffer areas, or which are otherwise retained under the provisions of Chapter 17.99 GHMC, shall be subject to a 10-foot-wide no-construction zone and shall be protected by a barricade as defined in subsection D of this section. Clearing, grading or contour alteration is not permitted within this no-construction area unless a qualified arborist provides written documentation that proposed construction activity within the 10-foot setback will not harm existing vegetation within the designated landscape or buffer area.
B. Encroachment into Drip Line. No construction activities shall take place within the drip line of a tree to be retained without extra precautions as recommended by a qualified arborist. The applicant may install impermeable or compactible surface within the area defined by the drip line if it is demonstrated by a qualified arborist that such activities will not endanger the tree or trees. (See the definition of “drip line” in GHMC 17.99.590.)
C. Grading. If the grade level adjoining a tree to be retained is to be altered to a degree that would endanger the viability of a tree or trees, then the applicant shall construct a dry rock wall or rock well around the tree. The diameter of this wall or well must be capable of protecting the tree beyond a no-construction zone or as approved by a qualified arborist.
D. Tree Protection Barricade. All significant trees to be retained must be protected during construction by installation of a protective barricade. This will require preliminary identification of the proposed area of disturbance for staff inspection and approval, then installation of a protective barricade before major excavation with heavy equipment begins. The barricade must be made of cylindrical steel posts or four-inch by four-inch wood posts with chain link fence attached. Fence posts shall be eight feet on center connected with two-inch by four-inch top rails or equivalent support system. Fence height must be a minimum of four feet high. (Ord. 1347 § 53, 2016).
17.78.095 Hedges.
On all parcels located between the shoreline of Gig Harbor Bay and either Harborview Drive or North Harborview Drive, excluding parcels located north of or abutting Rust Street (originally named Walnut Street) as shown on the original Artena Addition plat recorded on August 23, 1890, hedges shall conform to the height limits for fences defined in GHMC 17.99.340. (Ord. 1238 § 5, 2012; Ord. 1086 § 10, 2007; Ord. 995 § 3, 2005).
17.78.100 Alternative landscaping plans.
The planning director may authorize modification of the landscape requirements when alternative plans comply with the intent of this chapter and:
A. The proposed landscaping represents a superior result than that which would be achieved by strictly following requirements of this chapter; or
B. Incorporates the increased retention of significant trees and naturally occurring undergrowth; or
C. Incorporates unique, historic or architectural features such as fountains, sculptures, structures and the like; or
D. The proposed landscaping provides additional waterview and/or harbor access opportunities in a waterfront commercial zone. (Ord. 573 § 2, 1990).
17.78.105 Phased projects.
All portions of a site must either be landscaped at the time of first-phase development, or in accordance with one of the following options:
A. Perimeter area landscaping as required under GHMC 17.78.070 is installed around the entire first-phase portion of the site, as though the first-phase portion constituted the entire site. In this situation, phasing lines shall be considered property lines for purposes of determining required landscaping; or
B. The second-phase portion of a site is completed within three years of completion of the first phase as per an approved site plan, or as per a nondevelopment landscape plan. The nondevelopment landscape plan shall be submitted to and approved by the city prior to issuance of any certificates of occupancy on the site. The nondevelopment landscape plan will be required in addition to a second-phase site plan, and shall include a performance assurance device as specified under GHMC 17.78.110. (Ord. 1086 § 11, 2007).
17.78.110 Performance assurance.
A. Landscaping required pursuant to an approved project permit application shall be installed prior to the issuance of certificate of occupancy or final inspection, unless the property owner submits a performance assurance equal to not less than 110 percent of a contractor’s bid and which commits to install the landscaping within one year.
B. Performance assurance devices shall take the form of one of the following:
1. A surety bond executed by a surety company authorized to transact business in the state in a form approved by the city attorney;
2. Cash;
3. A letter of credit approved by the city attorney from a financial institution stating that the money is held for the purpose of development of the landscaping;
4. Assigned savings pursuant to an agreement approved by the city attorney.
C. If a performance assurance device is employed, the property owner shall provide the city with a nonrevocable notarized agreement granting the city and its agents the right to enter the property and perform any required work remaining undone at the expiration of the assurance device.
D. If the developer/property owner fails to carry out provisions of the agreement and the city has incurred costs or expenses resulting from such failure, the city shall call on the bond or cash deposit for reimbursement. If the amount of the bond or cash deposit is less than the cost and expense incurred by the city, the developer shall be liable to the city for the difference. If the amount of the bond or cash deposit exceeds the cost and expense incurred by the city, the remainder shall be released. (Ord. 1197 § 45, 2010; Ord. 710 § 80, 1996; Ord. 573 § 2, 1990).
17.78.120 Maintenance.
A. Whenever landscaping is required under the provisions of this chapter, shrubs and trees in the landscaping and planting areas shall be maintained in a healthy growing condition. Planting beds shall not be located over impermeable surfaces. Dead or dying trees or shrubs shall be replaced immediately, and the planting area shall be maintained reasonably free of noxious weeds and trash.
B. Similarly, if necessary, the trees or shrubs shall receive pruning or removal to avoid the creation of a safety hazard or nuisance through excessive shading, overhanging adjacent properties or to preserve a view or scenic vista, subject to the provisions of GHMC 17.99.240.
C. Areas of natural vegetation shall be retained over time to maintain the health and fullness of natural vegetation and buffer areas as allowed in GHMC 17.99.240(G). (Ord. 1347 § 54, 2016; Ord. 1307 § 55, 2014; Ord. 1086 § 12, 2007; Ord. 975 § 72, 2004; Ord. 573 § 2, 1990).