Grandview City Zoning Code
CHAPTER 17
75 LANDSCAPING AND SCREENING
§ 17.75.010 Purpose.
The purpose of this chapter is to establish minimum standards for the provision, design, and maintenance of landscape areas and sight-obscuring methods within various zoning districts of the community, thus preserving the health, safety, and general welfare of the district. Further, it is the purpose of this chapter to achieve particular objectives including, but not necessarily limited to, the following:
A.
Stabilize and preserve land values within and adjoining residential, commercial and industrial districts.
B.
Provide an opportunity for the development of an aesthetic visual environment within the commercial, industrial districts, and residential districts for the benefit of the users of such districts as well as passersby.
C.
Preserve the safety of the general public by assuring adequate lines of sight along public streets and at intersections.
D.
Provide not only for the health, safety, and general welfare of the residents, workers and visitors of the community, but also to provide for the beauty and balance of the community, as proper and necessary concerns of local government.
(Ord. 2011-29 § 5 (Att. B))
§ 17.75.020 Applicability – Nonconforming.
A.
The requirements contained in this chapter shall be deemed to be minimum standards for landscape and sight screening and shall apply to all new development, except where otherwise provided and except for properties located in the M-1 light industrial district and M-2 heavy industrial district and properties located in the central business district where the design standards contained in Chapter 15.06 GMC shall be required. All properties developed in the business park district (Chapter 17.50 GMC) shall comply with the provisions of this chapter and Chapter 17.50 GMC; in apparent cases of conflict between provisions, however, the most restrictive shall prevail.
B.
Legal Nonconforming Provisions. All developed properties shall comply with the landscaping provisions of this chapter within six frost-free months of written notification by the city, except those qualifying as nonconforming as defined hereinbelow:
1.
Residential. Front yards of residential one-family and two-family dwellings existing as of the effective date of this chapter and which do not meet the 50 percent live vegetation and/or decorative rock requirement for front yards set forth in GMC § 17.75.050 shall be considered legal nonconforming yards. Front yards with decorative rock that are silted over or contain patches of exposed soil or yards totally devoid of live vegetation or decorative rock shall not qualify as legal nonconforming yards.
2.
Commercial/Industrial/Multiple Dwellings. All commercial, industrial, and multiple dwelling developments existing on the effective date of this chapter and which do not meet the landscape and sight screening requirements set forth in GMC § 17.75.050 shall be considered legal nonconforming developments. Upon remodel, alteration, reconstruction or expansion of an existing building, when such change exceeds 50 percent of the assessed value of said building based on the Yakima County assessor's office revaluation cycle, the nonconforming status shall terminate and the requirements of this chapter shall apply; provided, however, in cases where strict application of this chapter would diminish existing parking, impede safe access to the property, eliminate fire lanes or substantially infringe upon other code requirements, the public works director or his/her duly authorized agent may grant relief from full compliance with this chapter. Documentation of the relief granted and the reasons therefor shall be filed with the permit records.
(Ord. 2011-29 § 5 (Att. B); Ord. 2013-13 § 1)
§ 17.75.030 Definitions.
For purposes of this chapter, the following definitions shall be used:
A. "Decorative rock"
shall include washed river rock, fractured basalt, lava rock (for residential properties only) and similar rock. Decorative rock shall not include crushed surfacing rock, maintenance rock or any other rock identified in Section 9-03, Standard Specifications for Road, Bridge and Municipal Construction 2006, M41-10, prepared by the Washington State Department of Transportation;
B. "Garden"
means a planting bed where seasonal flowers, vegetables, herbs, and/or fruit are cultivated;
C. "Landscape"
shall include, but not be limited to, live vegetation, and ornamental forms of stone and mulch, but shall exclude pavement and impervious surfaces;
D. "Landscape area"
means those individual or collective portions of the lot devoted to landscape;
E. "Landscape buffer"
means a continuous strip of land, either landscaped or living greenspace, clear of all buildings, structures, parking areas, or outdoor storage areas and clear of any use other than open space, and which contains vegetative material as required in the provisions of this chapter. A landscape buffer shall not include any recreation area or private street or an existing or future public street right-of-way;
F. "Live vegetation"
means healthy nursery stock consisting of shrubs, trees, ground cover or lawn. Live vegetation does not include weeds, bark or other mulches, ornamental stone or artificial plants;
G. "Lot"
means the area within the property lines of the parcel or group of parcels upon which the proposed construction or improvements will occur, including all accessory or incidental use areas;
H. "Major project"
means (1) any new nonresidential building with a gross floor area of 6,000 square feet or more; (2) any new residential building containing five or more living units; or (3) any new parking lot resulting in 12 or more new parking spaces not previously in use prior to construction;
I. "Minor project"
means (1) any new nonresidential building with a gross floor area of less than 6,000 square feet; (2) any new residential building containing four or fewer living units; or (3) any new parking lot resulting in 11 or fewer new parking spaces not previously in use prior to construction;
J. "Outdoor storage"1. 2.
means all materials, equipment, merchandise or objects kept or placed on the lot or not within an enclosed structure, for preservation or later use or disposal; it is not intended, however, to include the following exceptions:
Those objects customarily stored outside an enclosed structure due to their size and due to their being of such character as to not readily deteriorate when exposed to the elements, such as automobiles, mobile homes, boats and other vehicles, farm machinery, irrigation and heavy construction equipment, and those objects which are themselves enclosures; provided, however, said objects are being kept primarily for immediate sale or rental to others;
Neat and orderly outdoor displays of items or objects for immediate sale when such displays are incidental or accessory to an established commercial principal activity conducted from an enclosed structure; and further provided, that the area consumed by said displays does not exceed an amount equal to 10 percent of the net lot area;
K. "Sight screen"
means any fence, wall, hedge, shrubs or trees and other customary landscape materials or combination thereof, developed in accordance with the requirements set forth in this chapter, which effectively provide a solid, dense and opaque mass which prohibit view of abutting properties and ancillary uses such as trash collection and outdoor storage areas, as required in the provisions of this chapter. Customary landscape materials shall not include vehicle bodies, truck trailers or other similar items;
L. "Xeriscape"1. 2. 3. 4. 5. 6.
means a landscape design technique that minimizes water consumption by using some or all of the following techniques:
Using low water-demand or drought-resistant plants which are adaptable to the climatic, topographic, and hydrologic characteristics of a site;
Reducing turf areas or using turf materials that have low water-demand;
Using mulches in planting areas to cover soil and save moisture;
Using efficient irrigation layouts that zone plants according to their specific watering needs;
Minimizing evaporation of water;
Performing regular maintenance to maintain water conserving characteristics.
(Ord. 2011-29 § 5 (Att. B))
§ 17.75.040 Landscaping requirements for minor projects.
A.
A minimum of a five-foot-wide strip running continuously between the street right-of-way and the parking area, not including ingress and egress points, shall be 100 percent landscaped with live vegetation and/or decorative rock; provided, that residential one-family and two-family dwellings shall comply with GMC § 17.75.050(C)(4).
B.
Fencing, walls, and hedges must comply with the provisions of GMC § 17.75.050(C)(1).
(Ord. 2011-29 § 5 (Att. B); Ord. 2013-13 § 2)
§ 17.75.050 Landscaping requirements for major projects.
A.
The area between property lines and the back edge of street curbs, exclusive of city right-of-way and exclusive of sidewalks and driveways for ingress/egress, shall be 100 percent treated with landscape materials, including live vegetation and/or decorative rock.
B.
Sight Screening Required.
1.
Refuse including garbage and rubbish may only be stored for disposal or collection in authorized garbage cans, dumpsters, self-contained, liquid-tight compacting solid waste containers and/or detachable containers. Plastic bags may not be used except as liners for garbage cans.
2.
In no case shall such enclosure and trash collection receptacle(s) be permitted within the required front yard setback areas.
3.
Outdoor storage and trash collection areas shall be sight screened as follows:
a.
Outdoor storage and trash collection areas located in a commercial or industrial zone shall be sight screened from any adjacent residential zones and from residential zones across a public street or alley;
b.
Trash collection areas provided for multiple dwellings and provided in all O office, C-1, C-2, or BP districts shall be sight screened from any abutting street;
c.
Outdoor storage and trash collection areas in C-1 (neighborhood business) zones shall be sight screened from all adjoining properties;
d.
Outdoor storage and trash collection areas shall be sight screened on three sides by one or a combination of the following:
e.
Sight screening shall not be required for dumpsters or containers located on a temporary one-time basis for special circumstances such as construction projects and large-scale cleanup efforts;
f.
Sight screening shall not be required for designated recycling bins or facilities maintained by the city of Grandview for public use.
4.
Commercial and industrial side and rear yard landscaped areas adjacent to residential districts must contain a six-foot-high continuous solid sight screen. Screening materials may include evergreen trees, evergreen shrubs, and/or a sight-obscuring fence made of wood, masonry block, concrete, or slatted chain-link material. Where vegetative materials are used alone, these materials must form a continuous solid sight screen within three years of planting.
a.
For security purposes, portions of the required sight screening, not to collectively exceed 20 linear feet along each street or alley adjacent to the lot from which vision is obscured, may be left unobstructed and open to view.
5.
Loading and service areas shall not face any residential zone, unless no other location is possible. Loading and service areas adjacent to or across a public street or alley from a residential zoned district shall be sight screened with a sight-obscuring structure:
6.
A developer or property owner may receive credit toward the required landscape area for pedestrian walks or ways when such walks or ways are decorative and/or textured in character and are designed as a complementary part of the landscape area. No more than 25 percent of the landscaped area can be treated with decorative pedestrian ways and be included in the overall calculations for landscaped area.
C.
Design Standards.
1.
Fences, Walls and Hedges.
a.
The height of fences, walls and hedges located between a structure and a street or alley shall be measured from the street curb or alley grade except in those cases where topographical irregularities occur. The height of fences, walls and hedges between a structure and a common lot line shall be measured from the grade along the common lot line or top of any structural retaining wall occurring at the common lot line;
b.
The height of fences, walls and hedges shall be limited to four feet within the front yard area of residentially zoned lots, retail business and office zoned lots; provided, when two contiguous corner lots, or two corner lots separated only by an alley right-of-way, form the entire frontage between parallel or nearly parallel streets, the height of fences, walls and hedges shall be limited to six feet within the front yard adjacent to the side street; except where the front door of a house faces the side street all fences greater than four feet in height must be set back to the building line of the house facing the side street;
c.
The height of fences, walls and hedges within the side and rear yards of residentially zoned lots, retail business and office zoned lots shall be limited to six feet. A gate or opening with a minimum three-foot width leading into at least one side yard shall be provided;
d.
Fences shall not be constructed out of tires, pallets, bed springs, multicolored materials, tarps, plastic sheets, wheel rims and similar or like materials not traditionally manufactured or used for fencing purposes. Corrugated sheet metal for fences shall be allowed only in industrial districts. Hog wire, chicken wire, horseman wire mesh, v-mesh, field fence, woven field fence, welded utility fence, or any similar or like wire fencing material is not permitted in residential or commercial zones. Horseman wire mesh and the other wire fencing listed above may be permitted in the R-1S suburban residential districts on tracts larger than one acre that are used for animal husbandry. Fences built with valid permits prior to the effective date of this chapter or fences on properties annexed to the city after the effective date of this chapter are exempt from this subsection;
e.
Fences constructed of wrought iron with interspersed brick or block columns of up to five feet in height may be permitted within front yards in the R-1S districts provided said fencing is at least 85 percent transparent;
f.
Barbed and razor wire fencing is prohibited in all residential districts, in the O office district, the C-1 neighborhood business district and the designated central business district (Chapter 17.45 GMC). Barbed wire may be permitted in the R-1S suburban residential districts on tracts larger than one acre that are used for animal husbandry. In the C-2 general business district only one strand of barbed wire is permitted along the top rail or within two inches of the top rail and provided it is located outside of the designated central business district (Chapter 17.45 GMC);
g.
Electrified fences are not permitted in residential districts except as a secondary means of securing property where the electrified fence is located behind an existing fence or in the suburban residential district to contain permitted farm animals;
h.
In all front yards, whether on properties with single, double, or triple frontage, rails, posts and other structural fence supports shall not be visible from a public street; except that posts and rails that are an integral part of the fence design and aesthetics and not used solely for structural support may be visible from a public street;
i.
All fencing in commercial and industrial districts shall be placed on the inward side of any required perimeter landscaping, with landscape treatments occurring along the street frontage;
j.
No fence, wall or hedge, landscape material or foliage higher than three feet above curb grade shall be located or planted within an area 20 feet along the property lines from the intersection of two streets including the area between such points, or 15 feet from the intersection of a street and an alley; provided, however, if an alternative fence material is used such as masonry, wrought iron, wood, or combination thereof then the fence must be at least 75 percent transparent and may be a maximum six feet in height, or a smaller, at least 75 percent transparent fence set upon a maximum three-foot wall or other structure not exceeding a combined height of six feet, may be erected within said area of intersection of street and alley so long as the fence is at all times unobstructed by foliage or other matter;
k.
Fences constructed in any zoning district may be permitted at the back of sidewalks in public right-of-way upon approval of the public works department, except as provided in subsection (C)(1)(i) of this section;
l.
No fence or wall shall be erected without first obtaining a building permit from the public works department;
2.
Clearance Distances. Where a fire hydrant is located within a landscape area it shall be complemented by a minimum clearance radius of three feet. No tree, as measured from its center, shall be located within 10 feet of a street light standard, or within five feet of a driveway or a fire hydrant;
3.
Commercial and Industrial Districts – Landscape Buffers.
a.
In addition to the requirements contained in this chapter, commercial and industrial zoned properties adjacent to properties in residential districts shall have a 10-foot landscape buffer on the side immediately adjacent to the residential zoning district. This landscaping is intended to soften the impacts of commercial and industrial uses on adjacent residential uses.
b.
Landscape buffers in commercial and industrial districts shall meet the following standards:
i.
Landscape buffers shall be 100 percent landscaped with live vegetation or a combination of live vegetation and ornamental rock.
ii.
Live vegetation within the landscape buffer shall be planted with a mix of evergreen and deciduous trees and shrubs interspersed throughout the landscape buffer. At maturity, the live vegetation shall cover a minimum of 25 percent of the landscape buffer;
4.
One-Family and Two-Family Dwellings in Residential Districts – Front Yard Landscaping. At least 50 percent of the front yard area for residential one-family and two-family dwellings, including right-of-way but excluding driveways, shall be treated with live vegetation and/or decorative rock. Planting strips shall be treated as per GMC Title 12; and:
a.
All areas of a lot or parcel not landscaped or covered with improvements shall be maintained in such a manner as to control erosion and dust. Gardens within established landscapes are excluded from this provision in residential districts.
D.
Parking Lot Landscaping.
1.
The requirements of this subsection apply only to multiple dwellings and property located in the C-1 or C-2 zones.
2.
New parking lots resulting in 11 or fewer new parking spaces not previously in use prior to construction (qualify as minor project as defined by GMC § 17.75.030):
a.
The width of parking lot buffers shall be dependent upon the location of the parking lot in relation to the building and street right-of-way as follows:
i.
Parking lots between the building and an arterial street shall have a minimum buffer of 10 feet between the parking lot and the property line.
ii.
Parking lots between the building and local access streets and alleys shall have a minimum buffer of five feet between the parking lot and the property line.
3.
New parking lots resulting in 12 or more new parking spaces not previously in use prior to construction (qualify as major project as defined by GMC § 17.75.030).
a.
The width of parking lot buffers shall be dependent upon the location of the parking lot in relation to the building and street right-of-way as follows:
i.
Parking lots between the building and an arterial street shall have a minimum buffer of 10 feet between the parking lot and the property line.
ii.
Parking lots between the building and local access streets and alleys shall have a minimum buffer of five feet between the parking lot and the property line.
b.
Interior parking area landscaping shall be provided within all parking lots for the purpose of reducing surface water runoff, providing shade, and diminishing the visual impacts of large paved areas. All other required buffers and setbacks shall not count toward the interior parking lot landscaping requirements.
i.
All developments shall provide interior parking landscape areas totaling at least 10 percent of the total land area covered in parking. This requirement shall be in addition to any required sight screening or landscape buffering.
(A)
Landscaping shall be placed and maintained in such a manner as to not impair vehicular visibility at parking area points of ingress/egress.
(B)
Landscaping shall be distributed throughout the parking area in a pattern that reduces the barren appearance of the parking lot.
(C)
One shade tree shall be provided for every eight (1:8) parking spaces.
(D)
Landscaped areas and buffers must be adequately protected from damage by vehicles through the use of a permanent curbing.
4.
For all parking lots that contain greater than 400 parking stalls, pedestrian walkways shall be provided as follows:
a.
Pedestrian walkways within parking areas shall provide a distinct linkage between a main entrance to the building and a concentration of vehicle parking stalls.
b.
Pedestrian walkways within parking areas shall provide a distinct linkage between a main entrance to the building and exterior lot sidewalks or the street.
c.
A minimum five-foot-wide pedestrian connection shall be clearly defined in a combination of two or more of the following ways (except walkways crossing vehicular travel lanes):
(Ord. 2011-29 § 5 (Att. B); Ord. 2013-13 § 3)
§ 17.75.060 Standards for all landscape areas.
A.
All new plants, except those planted on single-family residential properties, shall conform to American Nursery and Landscape Association (ANLA) grades and standards as published in the "American Standard for Nursery Stock" manual (ANSI Z60.1 or latest edition).
D.
When the width of any landscape strip, buffer, or setback is 15 feet or greater, the required trees shall be staggered in two or more rows.
F.
Shrubs within required parking lot landscape areas shall be maintained at a height not exceeding 42 inches.
G.
Live vegetation used as groundcovers shall be planted and spaced to result in total coverage of the required landscape area in three years.
H.
Lawns shall be planted with grass species normally grown as permanent lawn in Yakima County. Lawn areas may be sodded, sprigged, or seeded, except that solid sod shall be used in commercial zones for swales or other areas subject to erosion.
I.
Plant selection shall consider adaptability to climatic, hydrologic, geologic, and topographical conditions of the site.
J.
Plants having similar water use characteristics shall be grouped together in distinct hydrozones.
K.
Lava rock shall not be permitted in any commercial landscaped areas.
L.
When approving an area as a xeriscaped area, the city shall apply all or some of the following criteria:
1.
Analysis of the site considering such factors as slopes, drainage, winds, and existing and proposed site improvements.
2.
Use of appropriate techniques for soil improvements to support plant growth.
3.
Use of low water-demand or drought-resistant turf grasses and plant materials.
4.
Use of mulches and other ground covers in planting areas that cover soil, save moisture, and protect from soil erosion.
5.
Use of appropriate type of irrigation for each area of the xeriscaped landscape.
(Ord. 2011-29 § 5 (Att. B))
§ 17.75.080 Plan required.
A.
Prior to issuance of building permits, two copies of a site plan shall be submitted to the public works department for review for consistency with the provisions of this chapter. The site development plan must be drawn to scale and shall include the following:
1.
All relevant data regarding the existing site that will include a vicinity map, location and name of existing adjacent streets, driveway locations, walkways, property lines, and/or easements.
2.
Boundaries, dimensions, and size in acres of the site.
3.
Indication of adjoining uses and zones.
4.
Layout of all use areas within the site, including parking areas and interior circulation areas, including truck circulation for loading/unloading.
5.
Landscape plan with:
a.
Identification of any existing trees or plantings that are to remain on the site. Existing trees should be identified according to caliper and their common name. Existing trees and shrubs may be counted towards landscape requirement standards, provided they are depicted on the plan, retained in their location, and meet minimum standards for plant health.
b.
Location of all proposed landscape areas including the location of all landscape elements and the size, common name, scientific name, spacing, and quantity of all live vegetation to be planted.
6.
Area in square feet and dimensions of individual and collective landscape areas.
7.
Location and description of all existing and proposed structures such as buildings, loading areas, berms, walls, fences, screens, storage areas, street furniture including refuse containers, and lighting.
8.
Location of all existing and proposed utilities, vaults, and boxes.
9.
Schematic building elevations showing exterior building walls.
B.
The required landscaping shall be installed to coincide with the completion of the building. For single-family dwellings the landscaping must be installed no later than three months after issuance of a certificate of occupancy. However, the time limit for compliance may be extended to allow installation of such required landscaping during the next appropriate planting season.
(Ord. 2011-29 § 5 (Att. B))
§ 17.75.090 Conditions of approval.
Upon receipt of a completed building permit application the landscaping and site development plan shall be forwarded to the public works director or his/her duly authorized agent for review and approval.
(Ord. 2011-29 § 5 (Att. B))
§ 17.75.100 Maintenance – Responsibility.
All landscape and screening required under this chapter shall be so maintained as to not detract from the purpose of this chapter and shall be kept reasonably free of weeds and trash. The owner, occupants and persons responsible for or having control of the premises shall be responsible for such maintenance and said maintenance shall at a minimum conform to the following:
A.
The owners, their agents and assigns are responsible for providing, protecting, and permanently maintaining all landscaping material, areas and plants required by this chapter in a healthy, growing condition, replacing it when necessary, and keeping it free of refuse and debris;
B.
Dead or diseased plants must be replaced within 30 days of notification, or as soon as practical in regard to freezing weather, or complex situations involving removal and replacement of large trees;
C.
Plant material must not interfere with public utilities, restrict pedestrian or vehicular access, or constitute a traffic hazard;
D.
All fencing, walls and other features used for screening purposes shall be kept free of litter, debris and weeds.
(Ord. 2011-29 § 5 (Att. B))
§ 17.75.110 Penalty – Enforcement.
Enforcement of the provisions of this title will occur through the use of the administration of development regulations procedures contained in GMC Title 14.
(Ord. 2011-29 § 5 (Att. B))