a. Streets in commercial zones should provide sidewalks and pedestrian amenities, but also accommodate vehicular access to businesses. Buildings should be pedestrian-oriented with ground floor retail sales or service uses, and should orient major entrances, display windows and other pedestrian features to the right-of-way. A consistent and unified setback pattern is desired. Commercial buildings in the Central Business District, the Lakewood Station District and Tillicum should be sited as close to the primary street frontage as possible with consideration given to the location and context of other buildings in the immediate vicinity to create consistent street walls at a scale appropriate to the district. Setback exceptions may be made for public spaces adjacent to a building that provide for pedestrian amenities such as a special entry, pedestrian plaza, outdoor dining, or a garden space associated with residential uses. The setback area should not be used for parking.

b. Surface parking should be provided in courtyards, to the side, or behind buildings.

c. Natural amenities such as views, significant or unique trees, creeks, riparian corridors, and similar features unique to the site shall be preserved and incorporated into the design. Natural topography shall be emphasized, rather than obscured or eliminated. Siting or massing of buildings should preserve public views of Mount Rainier and/or other significant natural features of the landscape.

d. Pedestrian-oriented spaces, amenities and corridors should be incorporated in the overall site design. Pedestrian areas shall be easily accessible, clearly visible and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure.

e. Provide pedestrian walkways connecting all business entries within a business complex or on the same development site. Pedestrian connections should be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public streets.

f. Multiple buildings on the same site should incorporate public spaces, formal or informal. The buildings should be integrated with site elements such as plazas, walkways and landscaping with pedestrian pathways, to provide clear view to destinations and to create a unified campus-like development.

g. Provide pedestrian walkways through parking lots. Pedestrian pathways and pedestrian areas shall be delineated using a variation in pavement texture and color and protected from abutting vehicle circulation areas with landscaping or by being raised above the driving surface level. Paint striping on asphalt as a method of delineation is not encouraged. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. The pathway shall be at least six (6) feet wide exclusive of bumper overhangs. Pedestrian routes through parking lots shall be distinctively marked using vertical and/or horizontal design elements, such as special paving of brick, colored stamped concrete, cobblestone and/or raised sidewalks. Crosswalk designs shall include caution signs for motorists. Include pedestrian amenities such as benches, trash containers, and planters where appropriate. In large parking lots, a pedestrian walkway shall be provided at least every one hundred fifty (150) feet. All walkways shall be integrated with the landscape plan and provide adequate sight distance to ensure a clear view of pedestrians and vehicles. Separate service vehicle access and loading zones from pedestrian areas where possible.

h. Safe pedestrian routes and barrier free access must be provided from the building to trash enclosures and adjacent sidewalks.

i. Service and loading areas shall be designed in accordance with the general criteria outlined in LMC 18A.70.050(B).

j. Grocery stores and large retailers shall provide shopping cart collection areas within the parking areas. The collection areas shall be evenly spaced and shall provide easy access and safety features.

k. Weather protection for pedestrians shall be provided as outlined in LMC 18A.70.050(C).

l. Blank walls shall be treated as described in LMC 18A.70.050(E).

m. Drive through facilities shall be designed in accordance with LMC 18A.40.050(B)(3).

a. Architectural Consistency. Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. Buildings should be of appropriate height, scale, and design so as to be generally consistent with those existing permanent neighboring developments that are consistent with the code. An effort should be made to provide architectural and site design elements that help the building or development relate to broader architectural themes and design elements of the surrounding area and the City in general. Adjacent structures that are not in conformance with this code shall be considered to be transitional.

b. Architectural Scale. To create a commercial height and appearance, the minimum floor-to-floor height should be fourteen (14) to fifteen (15) feet for ground floor retail/office/service uses. Large buildings must provide design elements to reduce the appearance of bulk as required by LMC 18A.70.050. Building forms on structures two (2) stories in height or greater shall incorporate a base, middle, and a top. The base should contain the greatest amount of architectural detail, the middle should have relatively fewer details and forms, and the top should have a cornice or other distinctive form.

c. Building Design Details. Use of architectural details and high-quality materials upgrade the visual attractiveness of new development both close up and at a distance. Decorative elements should be suitably scaled and related to the building concept. The following guidelines shall apply:

a. Landscape Components. Landscape plans for commercial development should provide for:

b. Landscape Design Objectives. The applicant should consider the following design objectives when creating a landscape plan for commercial projects:

a. Use lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, or other outdoor furniture or streetscape fixtures in the site design to create and define public spaces. Exterior lighting shall comply with LMC 18A.60.095.

b. Use high-quality, durable and easily maintained materials in site furnishings and features that discourage defacement. Furnishings that are easily removed or do not portray an image of care invite vandalism and misuse.

c. Use safety materials, such as nonslip walkway surfaces.

d. Locate site furnishings to maximize visual surveillance of the area by residents, pedestrians and passing vehicles to minimize covert activities in the space and lessen risks to public safety.

a. Provide an overlapping pattern of light and lighting levels designed to allow pedestrians to identify a face fifteen (15) yards away, generally at least three (3) footcandles. Adequate lighting reduces anonymity and gives pedestrians an opportunity to choose another route.

b. Lighting standards along pedestrian pathways and in other pedestrian areas shall not exceed fifteen (15) feet in height and shall be spaced no greater distance than two (2) times the height of the lighting standards used. Lighting poles and standards in parking lots and in other areas may be up to twenty-five (25) feet in height; provided, that all other lighting requirements are met. High pressure sodium lights are preferred for general outdoor lighting purposes in the City.

c. Provide lighting at consistent lumens with a gradual transition to unlighted areas. Avoid highly contrasting pools of light and dark that can be temporarily blinding.

d. Floodlighting of building elevations is encouraged, particularly to emphasize buildings with strong architectural form. Building lights should be ground-mounted within landscaped settings, or mounted on the building itself. Colored and/or decorative lighting is encouraged to accentuate architectural and commercial themes.

e. Provide adequate lighting at all building entrances, exits and corridors between buildings, generally at least three (3) footcandles during active use, especially where doors are recessed. Appropriate lighting levels shall be provided in all loading, disposal, storage, and circulation areas.

f. Confine site lighting to the project site. Use shields or other methods to eliminate glare on adjacent properties or towards the sky.

g. Place light posts and standards so that they do not create hazards for pedestrians or vehicles.

h. Indicate specific lighting levels in each lighted area.

a. Streets in industrial zones should provide pedestrian-oriented amenities, but primarily accommodate vehicular access to businesses. Street frontage improvements should be designed to specifically provide for large trucks and service vehicles.

b. Facility frontages should be developed to improve the visual image of the industrial areas of the City. Landscaping and streetscape improvements should be constructed so as to provide a pleasing visual presentation, identify the general boundaries of the property and direct different types of traffic onto the site. Streetscape plantings should allow for sightlines to view the main facade of the building while screening parking areas and loading areas.

c. Storage, fleet parking and operational activities on the site should be screened from the public right-of-way by the building if possible. Such areas should otherwise be screened from the right-of-way and other properties by fencing and landscaping.

d. Access driveways at property lines should be separated from the interior side lot line by a minimum five (5) foot wide landscape buffer. If a larger planter strip is required by another section of this code, then the larger planter width shall be required.

e. Service and loading areas shall be designed in accordance with the general criteria outlined in LMC 18A.70.050(B).

f. Weather protection for pedestrians shall be provided as outlined in LMC 18A.70.050(C).

g. Blank walls shall be treated as described in LMC 18A.70.050(E).

a. Architectural Consistency. Individual buildings should have a distinct corporate identity and quality architectural appearance. Both office portions and industrial plants should be unified by the architectural treatment. Where this is not possible, the office portion should be designed as an architectural focal point with a neutral background of industrial architecture. An effort should be made to provide architectural and site design elements that help the building or development relate to broader architectural themes and design elements of the surrounding area and the City in general. Adjacent structures that are not in conformance with the code should be considered to be transitional.

b. Architectural Scale. Large buildings should provide design elements to reduce the appearance of bulk. Specific requirements for large building articulation are contained in LMC 18A.70.050(A).

c. Building Design Details. Use of architectural details and high-quality materials upgrade the visual attractiveness of new development both at close range and at a distance. Decorative elements may be quite simple provided they are suitably scaled and related to the building concept. The following guidelines shall apply:

a. Landscape Components. Landscape plans for industrial development should provide for:

b. Landscape Design Objectives. The applicant should consider the following design objectives when creating a landscape plan for industrial projects:

a. An overlapping pattern of light and lighting levels should be provided in parking lots and other public areas to allow pedestrians to identify a face fifteen (15) yards away, generally at least three (3) footcandles. Lighting standards in such areas should not exceed fifteen (15) feet in height and shall be spaced no greater distance than two (2) times the height of the lighting standards used. Adequate lighting reduces anonymity and gives pedestrians an opportunity to choose another route.

b. Lighting poles and standards in loading and operational areas may be up to thirty-five (35) feet in height; provided, that all other lighting requirements are met. Shielded downlighting shall be used to prevent light trespass onto other properties. High-pressure sodium lights are preferred for general lighting purposes in the City.

c. Lighting at consistent lumens with a gradual transition to unlighted areas. Highly contrasting pools of light and dark can be temporarily blinding and should be avoided.

d. Floodlighting of building elevations to emphasize buildings with strong architectural form is encouraged. Building lights should be ground-mounted within landscaped settings, or mounted on the building itself.

e. Adequate lighting at all building entrances, exits and corridors between buildings, generally at least three (3) footcandles during active use, especially where doors are recessed. Appropriate lighting levels shall be provided in all loading, disposal, storage, and circulation areas.

f. Place light posts and standards so that they do not create hazards for vehicles.

a. Significant trees shall be retained within the landscape buffer perimeter around the site, pursuant to Article III, Tree Preservation, of this chapter. Significant trees shall be retained and incorporated into the landscaping and open space areas on the site, whenever possible.

b. Buildings shall be designed to have a distinct “base,” “middle,” and “top.” The base, typically the first floor, shall contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection by comparison may be simple. Single-story buildings have no middle, but do have a base and a top. The top shall avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced roof lines, etc. Rooflines shall be varied on individual buildings and among buildings in a multifamily residential complex.

c. The longest dimension of any building shall not exceed one hundred sixty (160) feet. Buildings on the same site may be connected by covered pedestrian walkways.

d. Horizontal Building Modulation. The stepping back or projecting forward of portions of a building facade within specified intervals of a building width and depth lessens the apparent bulk of the exterior wall of the structure. Multifamily residential buildings shall meet the following design standards:

e. Modulated Roof Line. The rooflines shall be modulated according to the following standards:

f. Residential design features, including but not limited to entry porches, projecting window bays, balconies or decks, individual windows instead of strip windows, offsets and cascading or stepped roof forms, shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. Use design elements in the following manner to accent building articulation, providing the interval does not exceed sixty (60) feet:

g. Dwelling units on the ground floor level shall have private outdoor spaces adjacent to them to allow those exterior portions of the site to be controlled by individual households.

h. Buildings in the development should be oriented to provide for privacy of residents.

i. Dwelling units should be constructed so that windows are not located at ground level, below grade in window wells or below adjacent sidewalks, stairways, landscape areas or parking areas.

j. Lighting fixtures should not exceed fifteen (15) feet in height and shall include luminaire shields.

k. Provide substantial landscaping and/or pedestrian-oriented open spaces near building entrances and along the building facade. Principal entries to buildings shall be highlighted with plaza or garden areas containing planting, lighting, seating, trellises and other features. Such areas should be located and designed so windows overlook them.

l. All new buildings, including accessory buildings, such as carports and garages shall have a roof pitch ranging from at least three (3) feet vertical to twelve (12) feet horizontal.

m. The site plan should accommodate vehicular access and parking in a manner which is convenient, yet does not allow the automobile to dominate the site.

n. Carports and garages in front yards are discouraged. Parking areas should be beside or behind buildings that front upon streets. Subterranean parking is encouraged. Parking lots should be broken up into rows containing no more than sixteen (16) adjacent stalls, separated by planting areas and pedestrian walkways. If parking is located along a right-of-way, a landscaped berm at least three (3) feet higher than the finished grade of the parking lot shall be located between the parking lot and the right-of-way.

o. Provide an open space network that is accessible to all units and that will accommodate a wide variety of activities, public and private, in the following manner:

p. Provide one (1) or more furnished play areas for children. Provide a minimum of two hundred (200) square feet or fifty (50) square feet per unit, whichever is greater. Game courts, bike tracks and other recreational facilities may be included as play areas; provided, that at least one (1) play area for children ages seven (7) and under has been provided. “Adult only” housing that prohibits children as residents is exempt from providing a children’s play area but shall provide equal area for recreational uses appropriate to the age of residents.

q. Safe pedestrian routes and barrier free access must be provided from the building to trash enclosures and adjacent sidewalks.

a. Streets in multifamily residential areas should be strongly pedestrian-oriented, with effective transitions onto the private sidewalk systems of individual properties.

b. For multifamily residential complexes, no residential building over six (6) units in size may be located within fifty (50) feet of the property line abutting single-family residential development in a single-family residential zone. Buildings containing the rental office, recreation and sports facilities and other community facilities may be located within this setback. Landscaped yards shall be provided between building(s) and public street(s).

c. Individual properties should provide private open space areas in accordance with the requirements of this section. Private open space for individual units should orient towards pedestrian routes to provide opportunities for casual surveillance by residents.

d. Natural amenities such as views, significant or unique trees, creeks, riparian corridors, and similar features unique to the site shall be preserved and incorporated into the design. Natural topography shall be emphasized, rather than obscured or eliminated. Multifamily residential projects should take advantage of unique opportunities to incorporate natural assets into project designs.

e. Pedestrian-oriented spaces, amenities and corridors should be incorporated in the overall site design. Pedestrian areas should be easily accessible, clearly visible and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure.

f. Residential amenities (such as swimming pools, clubhouses, sports courts, etc.) should be integrated into the architectural concept of the design.

g. Garbage collection areas should be conveniently located, and located in enclosures constructed of durable materials, preferably concrete block walls and metal gates. Appropriate landscaping shall be installed around collection areas.

h. Internal vehicular circulation routes should be designed to easily accommodate large vehicles such as moving vans and emergency/service vehicles. Separate but integrated pedestrian routes shall be provided. Vehicular entrances onto the property should be controlled to the greatest extent possible. Efficient loading areas for school buses must be provided.

a. Architectural Consistency. Buildings should be of appropriate height, scale, and design to be compatible with existing permanent neighboring developments that are consistent with the code. Individual buildings should have a distinct identity and quality architectural appearance. Complexes consisting of multiple buildings should be unified by the architectural treatment. The management office should be located in a logical and easily identified location. An effort should be made to provide architectural and site design elements that help the building or development relate to broader architectural themes and design elements of the surrounding area and the City in general. Adjacent structures that are not in conformance with the comprehensive plan should be considered to be transitional.

b. Architectural Scale. Large buildings must provide design elements to reduce the appearance of bulk. Building massing should respect the pattern and rhythm of the existing streetscape. Specific requirements for building articulation in multifamily residential developments are contained in subsection (C)(1) of this section.

a. Landscape Components. Landscape plans for multifamily residential development should provide for:

b. Landscape Design Objectives. The applicant should consider the following design objectives when creating a landscape plan for multifamily residential projects:

a. Lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, or other outdoor furniture or streetscape fixtures should be utilized in the site design to create and define public spaces. Exterior lighting shall comply with LMC 18A.60.095.

b. Utilize high-quality, durable and easily maintained materials in site furnishings and features that discourage defacement. Furnishings that are easily removed or do not portray an image of care invite vandalism and misuse.

c. Use safety materials, such as nonslip walkway surfaces.

d. Locate site furnishings to maximize visual surveillance of the area by residents, pedestrians and passing vehicles to minimize covert activities in the space and lessen risks to public safety.

a. An overlapping pattern of light and lighting levels designed to allow pedestrians to identify a face fifteen (15) yards away, generally at least three (3) footcandles. Adequate lighting reduces anonymity and gives pedestrians an opportunity to choose another route.

b. Lighting standards along pedestrian pathways and in other pedestrian areas shall not exceed fifteen (15) feet in height and shall be spaced no greater distance than two (2) times the height of the lighting standards used. Lighting poles and standards in parking lots and in other areas may be up to twenty (20) feet in height; provided, that all other lighting requirements are met. Lighting should be provided at consistent lumens with a gradual transition to unlighted areas. Highly contrasting pools of light and dark can be temporarily blinding and should be avoided.

c. Floodlighting of building elevations is encouraged, particularly to emphasize buildings with strong architectural form. Building lights should be ground mounted within landscaped settings, or mounted on the building itself. Colored and/or decorative lighting is encouraged to accentuate architectural and residential themes.

d. Adequate lighting at all building entrances, exits and corridors between buildings, generally at least three (3) footcandles during active use, especially where doors are recessed. Appropriate lighting levels shall be provided in all loading, disposal, storage, and circulation areas.

e. Confine Site Lighting to the Project Site. Use shields or other methods to eliminate glare on adjacent properties or towards the sky.

f. Place light posts and standards so that they do not create hazards for pedestrians or vehicles.

g. Indicate specific lighting levels in each lighted area.

a. The maximum width, as measured horizontally along the building exterior, without building modulation shall be one hundred (100) feet for commercial buildings.

b. The facade modulation shall have a minimum depth of ten (10) feet and a minimum width of twenty (20) feet.

c. Balconies may be considered to contribute to building modulation if each individual balcony has a floor area of one hundred (100) square feet and a projection of at least five (5) feet from the building wall.

d. Alternative methods to shape a building, such as angled or curved facade elements, offset planes, wing walls and terracing, will be considered, provided the intent of this section is met.

e. Enhance building articulation with a change in materials or colors with each change in building plane. Emphasize trim details with compatible contrasting colors.

f. Canopies or arcades may be used along a facade as modulation only if the facade is visible from a right-of-way and the length of the canopy or arcade is at least fifty (50) percent of the length of the facade on which it will be located.

a. Provide gable, hipped or shed roofs with a slope of at least three (3) feet vertical to twelve (12) feet horizontal. Change the roofline by alternating dormers, stepped roofs, gables, or other roof elements to reinforce the modulation or articulation interval.

b. Other roof forms such as arched, vaulted, dormer or saw-toothed may satisfy this regulation if the individual segments of the roof without a change in slope or discontinuity are less than one hundred (100) feet in width.

c. For flat roofs or facades with a horizontal eave, fascia, or parapet, change the roofline so that no unmodulated segment of roof exceeds one hundred (100) feet, measured horizontally for commercial buildings.

a. Repeat distinctive window patterns at intervals equal to the articulation interval.

b. Provide a porch, patio, deck, or covered entry for each interval.

c. Provide a balcony or bay window for each interval.

d. Change the roofline by alternating dormers, stepped roofs, gables, or other roof elements to reinforce the modulation or articulation interval.

e. Change materials or colors with a change in building plane.

f. Provide a lighting fixture, trellis, tree or other landscape feature within each interval. Exterior lighting shall comply with LMC 18A.60.095.

g. Clustering of smaller uses and activities around entrances on street-facing facades.

h. Massing of substantial landscaping and/or pedestrian-oriented open spaces along the building facade.

i. A pedestrian pass-through that would access the rear of the lot through buildings over two hundred (200) feet in length.

Other design methods proposed by the project applicant subject to approval by the City. The proposed methods must satisfy the intent of the design principles in this section.

a. Install a vertical trellis in front of the wall with climbing vines or similar plant materials.

b. Provide a planting bed at least five (5) feet wide or raised planter at least two (2) feet high and three (3) feet wide in front of the wall. Landscape with plant materials that obscure or screen at least fifty (50) percent of the wall surface within three (3) years.

c. Provide artwork such as mosaic, mural, decorative masonry, metal patterns or grillwork, sculpture, relief or other art, on at least fifty (50) percent of the blank wall surface.

d. Showcase, display, recessed windows.

e. Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings.

f. Material variations such as colors, brick or metal banding, or textural changes;

g. Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities.

h. Other methods subject to City approval of architectural plans and elevations of the proposed treatments.

a. Encouraging the use of shared parking facilities whenever feasible.

b. Encouraging the inclusion of underground and/or rooftop parking facilities in multi-story buildings.

c. Encouraging the development and use of parking structures and facilities; and

d. Encouraging the use of transit and ride share programs whenever possible.

a. The bulk and mass of a parking structure as seen from the right-of-way should be minimized by placing its short dimension along the street edge. The parking structure shall include active uses at the ground level such as retail, offices or other commercial uses that occupy at least fifty (50) percent of the building’s lineal frontage along the right-of-way.

b. Parking structures which are part of new development shall be architecturally consistent with exterior architectural elements of the primary structure, including roof lines, facade design, and finish materials.

c. Parking structures should incorporate methods of articulation and accessory elements, pursuant to subsection (A) of this section, large buildings and LMC 18A.70.040(A)(2), Commercial building design, for facades located above grade.

d. Buildings built over parking should not appear to “float” over the parking area, but should be linked with ground level uses or screening. Parking at grade under a building is discouraged unless the parking area is completely enclosed within the building or wholly screened with walls and/or landscaped berms.

e. Top deck lighting on multi-level parking structures shall be architecturally integrated with the building, and screened to control impacts to off-site uses. Exterior lighting shall comply with LMC 18A.60.095.

f. Parking structures and vehicle entrances should be designed to minimize views of parked vehicles inside the structure from surrounding streets, without sacrificing public safety. Methods to help minimize such views may include but are not limited to landscaping, planters, and decorative grilles and screens.

g. Security grilles for parking structures shall be architecturally consistent with and integrated with the overall design. Chain link fencing is not permitted for garage security fencing.

h. A minimum eight (8) foot wide strip of landscaping along the base of the facade pursuant to LMC 18A.70.150(A)(1)(a), Type I Vegetative Buffer, in those areas where ground level retail or other active uses are not located.

i. When curtain wall glass and steel systems are used to enclose a building, the glazing panels shall be transparent on fifty (50) percent of the ground floor facade fronting a right-of-way or pedestrian area.

a. Perimeter landscaping and parking area landscaping may be required pursuant to Chapter 18A.70 LMC, Article I, Community Design.

b. Building and/or entry landscaping may be required pursuant to Chapter 18A.70 LMC, Article I, Community Design.

a. Perimeter landscaping is required pursuant to LMC 18A.70.150, Landscaping types and LMC 18A.70.160, Landscaping regulations by zoning districts.

b. Parking area landscaping is required pursuant to LMC 18A.70.150, Landscaping types.

c. Building and/or entry landscaping may be required pursuant to Article I, Community Design, of this chapter.

a. Perimeter landscaping is required pursuant to LMC 18A.70.150, Landscaping types and LMC 18A.70.160, Landscaping regulations by zoning districts.

b. Parking area landscaping is required pursuant to LMC 18A.70.150, Landscaping types.

c. Building and/or entry landscaping may be required pursuant to Chapter 18A.70 LMC, Article I, Community Design.

a. At the entry of the building.

b. To another lot line.

c. To an equal-sized area in another portion of the lot.

d. To an area as determined by the Director upon review with the owner or developer.

e. The applicant shall post money into the City Street Tree Fund proportionate to the landscaping that cannot be relocated. The cost of the landscaping shall be based on a proportionate square foot cost of other areas on the lot that have been landscaped to a similar standard.

a. The configuration and plant species of landscape areas on a site shall be designed so as to not disrupt the functions of storm water systems, and plant species and location are subject to approval of the City Engineer and Director.

a. A permanent underground irrigation method with an automatic controller plus an overriding rain switch. All landscape that is placed in median strips in the middle of street rights-of-ways shall be irrigated with underground automated irrigation systems.

b. An irrigation method which provides sufficient water to ensure that the plants will become established. The method shall be required to be permanent unless the plant material selected is classified as drought tolerant and a permanent irrigation system is determined to be unnecessary by the Department of Planning and Public Works (PPW), in which case irrigation standards shall be required only during the first growing season following installation. Even if drought tolerant plants are used in the landscape design, there must be an identified method to easily provide water to the plants in the case of a drought. Any automatic/mechanical system designed under this option shall be fitted with an overriding rain switch. [Ord. 814 § 2, 2024; Ord. 726 § 2 (Exh. B), 2019.]

a. Landscaping strip shall be a minimum of eight (8) feet in width, and shall be increased to ten (10) feet in width and fifteen (15) feet in width as required by LMC 18A.70.160, Landscaping regulations by zoning district.

b. Depending on the use, a sight-obscuring barrier may be required to be placed within the landscaping strip to consist of:

c. One (1) evergreen or deciduous tree is required per twenty (20) linear feet of landscaping strip. Trees shall be spaced at intervals not greater than twenty (20) feet on center along the full extent of the landscaping strip. No more than sixty (60) percent of the trees may be deciduous.

d. The percentage of evergreen trees allowed may be further reduced at the discretion of the Director to address public safety concerns.

e. Shrubs.

f. Vegetative groundcover.

g. Landscaping shall be placed along the entire length of the landscaping strip so as to provide a vegetative buffer. These are minimum standards; additional landscaping may be required if, in the determination of the Director, the proposed landscaping plan does not provide effective separation and screening.

h. A credit of one and one-half (1.5) square feet of vegetative buffer shall be given for every square foot of area devoted to new, or the preservation of, Oregon white oak tree use.

a. Curb, gutter, and sidewalks standards as required in LMC 18A.70.130, Street improvements; Chapter 12.09 LMC, Transportation Facilities; and Chapter 12.10 LMC, Site Development Provisions.

b. Landscaping strip of vegetative groundcover of three (3) to eight (8) feet in width, at the discretion of the City Engineer, located between the curb and the sidewalk.

c. Deciduous street trees, pursuant to LMC 18A.70.170, Street tree standards, are required along the entire street frontage at a spacing of no more than thirty (30) feet on center or as required to continue the existing pattern of street, whichever is less distance.

d. Tree wells, a minimum of four (4) feet in any dimension, with a grating system approved by the City Engineer, are required when trees are placed within the sidewalk. Sidewalks must maintain a minimum forty-eight (48) inch clear width exclusive of curbing. Trees not located on the sidewalk shall be centered on the landscaping strip, or behind the sidewalk within ten (10) feet of the right-of-way if the right-of-way is insufficient to accommodate street trees, or if curbs, gutters and sidewalks already exist.

e. Street lights as directed by the City Engineer.

f. Landscaped medians within the roadway may be required at the discretion of the City Engineer and the Director including:

g. Bus stop(s), benches and/or bus shelter(s) as deemed necessary by the Director and Pierce Transit.

a. One (1) deciduous or evergreen tree shall be spaced at intervals not greater than fifty (50) feet on center along the full extent of the open space. No more than eighty (80) percent of the trees may be deciduous.

b. Vegetative groundcover.

a. Landscaping Islands. Landscaped islands shall be located at the end of each parking row. Internal landscaping islands shall occur at intervals within the row so that no parking stall within that parking row is more than eight (8) parking stalls from a landscaping island. The following standards shall apply:

b. Internal Landscaping. If internal landscaping other than landscaping islands is included in a parking area, the internal landscaping shall at a minimum consist of vegetative groundcover and trees per Type III, Open Space.

c. Perimeter Landscaping. Landscaping around the perimeter of the parking area shall be a Type I, Vegetative Buffer.

a. Landscaping strip minimum ten (10) feet in width.

b. Solid fence or wall six (6) feet in height located within the landscape strip.

c. The Director may direct the location, style, and construction materials of the required fence/wall to lesson visual impact on adjacent properties.

d. One (1) deciduous or evergreen tree is required per twenty (20) linear feet of landscaping strip. Trees shall be spaced at intervals not greater than twenty (20) feet on center along the full extent of the landscaping strip. No more than forty (40) percent of the trees may be deciduous.

e. The percentage of evergreen trees allowed may only be reduced, at the discretion of the Planning and Public Works (PPW) Director, to address public safety concerns.

f. Shrubs.

g. Vegetative groundcover.

h. Landscaping shall be placed along the entire length of the landscaping strip so as to provide a vegetative barrier. These are minimum standards; additional landscaping may be required if, in the determination of the Planning and Public Works (PPW) Director, the proposed landscaping plan does not provide an actual or effective barrier or separation.

a. Landscaping strip minimum five (5) feet in width around the area, excluding access points.

b. A fence or wall six (6) feet in height located on the interior of the landscaping strip.

c. Minimum six (6) foot tall Arborvitae or approved equivalent trees placed at four (4) feet on center.

d. Shrubs.

e. Vegetative groundcover.

f. The fence and landscaping may be modified at the discretion of the Planning and Public Works (PPW) Director to address public safety concerns. [Ord. 813 § 2, 2024; Ord. 775 § 1 (Exh. A), 2022; Ord. 726 § 2 (Exh. B), 2019.]

a. Single-family zones: Type I, vegetative buffer, ten (10) foot landscape strip.

b. Open space and recreation zones: Type I, vegetative buffer, ten (10) foot landscape strip.

a. Single-family zones: Type I, vegetative buffer, fifteen (15) foot landscape strip.

b. Multifamily zones: Type I, vegetative buffer, ten (10) foot landscape strip.

c. Open space and recreation zones: Type I, vegetative buffer, ten (10) foot landscape strip.

a. Single-family zones: Type V, solid barrier.

b. Multifamily zones: Type V, solid barrier.

c. Commercial uses/zones: Type I, vegetative buffer, ten (10) foot landscape strip.

d. Open space and recreation zones: Type V, solid barrier.

a. Under two hundred (200) gross square feet: Type VI, area screening.

b. Two hundred (200) or more gross square feet: Type V, solid barrier.

c. Salvage/wrecking use: Type V, solid barrier.

d. Industrial and outdoor: Type V, solid barrier.

a. An applicant or property owner files a written request with the Department five (5) days prior to the CO inspection; and

b. The request explains what factors are beyond the applicant’s control or which create a significant hardship to prevent the installation of landscape prior to the issuance of a CO; and

c. The applicant or property owner has demonstrated a good faith effort to install all required landscaping; and

d. Provided requirements listed in subsections (A)(2)(a) through (A)(2)(c) of this section are met, a performance assurance must be posted with the City in a form listed in subsections (B), (C), and (D) of this section.

a. Nonsingle-family use: The property owner will be required to provide replacement trees as established in LMC 18A.70.320(I), Replacement.

b. Single-family use: The property owner will not be required to provide replacement trees.

a. When measured at four and one-half (4.5) feet above ground, has a minimum diameter of nine (9) inches for evergreen trees and deciduous trees;

b. When measured at four and one-half (4.5) feet above ground, has a minimum diameter of four (4) inches for Oregon white oaks (also known as Garry oaks); and

c. Regardless of the tree diameter, is determined to be significant by the Director due to the uniqueness of the species or provision of important wildlife habitat.

a. Safety hazards due to root, trunk or primary limb failure;

b. Damaged or diseased, and do not constitute an important wildlife habitat. At the discretion of the City, damaged or diseased or standing dead trees may be retained and counted toward the significant tree requirement, if demonstrated that such trees will provide important wildlife habitat and are not classified as a safety hazard.

a. Avoid Disturbing Tree. Avoid disturbing the tree at all unless it represents a hazard as determined by an arborist;

b. Stabilize Tree. Stabilize the tree, if possible, using approved arboricultural methods such as cable and bracing in conjunction with other practices to rejuvenate the tree such as repairing damaged bark and trunk wounds, mulching, application of fertilizer, and improving aeration of the tree root zones;

c. Pruning. Remove limbs from the tree, such as removing dead or broken branches, or by reducing branch end weights. If needed, remove up to one-quarter (1/4) of the branches from the canopy and main trunk only in small amounts, unless greater pruning is needed by approval of the arborist;

d. Wildlife Tree. Create a wildlife tree or snag, or cut the tree down to a safe condition, without disturbing the roots, where the tree no longer poses a hazard. To create snags, remove all branches from the canopy, girdle deciduous trees, and leave the main trunk standing. Wildlife trees or snags are most appropriate in City parks, greenbelts, vacant property, and environmentally critical areas;

e. Steep Slopes. Removal of tree roots on steep slopes may require a geotechnical evaluation;

f. Creeks and Lakes. Trees fallen into creeks and lakes are to remain in place unless they create a hazard; and

g. Provide professional recommendations on:

a. For new single-family residential development including a single-family dwelling on an individual lot, multifamily residential development, and public/quasi-public institutional development, fifty (50) percent of the significant trees located within the interior area of the lot shall be retained.

b. For new residential short subdivision or subdivision, all significant trees shall be retained and preserved except those required to be removed in order to construct streets, utilities, or other on-site improvements. Tree retention shall thereafter be provided on a lot-by-lot basis as the individual lots are developed. A tree survey shall be included as part of the subdivision application and a tree retention plan shall be recorded on the face of the plat to require compliance with this provision.

c. For commercial and industrial development, ten (10) percent of the significant trees located within the interior area of the lot, or individual lots in the case of subdivisions, shall be retained.

d. In Open Space and Recreation zones, ninety-five (95) percent of the significant trees located within the interior area of the lot shall be retained unless otherwise determined by the Director.

a. The applicant shall submit a complete application using the form provided and kept by the City.

b. The applicant shall confirm that the proposal complies with the requirements of this article.

a. Applications and all submitted information will be verified and approved by City staff administratively.

b. If an application does not comply with any requirement in this section, the permit is subject to additional review by an ISA certified arborist and/or City staff. A tree retention plan may be required.

a. The tree survey may be conducted by a method that locates individual significant trees, or

b. Where site conditions prohibit physical survey of the property, standard timber cruising methods may be used to reflect general locations, numbers and groupings of significant trees.

c. Oregon white oaks that are to be retained on the site shall be indicated on the site plan with critical root zone protection per LMC 18A.70.330.

d. All other trees required to be preserved based on the preservation criteria in subsection C of this section shall be indicated in the site plan.

a. Based on DBH Size. Significant trees shall be replaced at a ratio of two to one (2:1) of the total diameter inches of all replacement trees to the diameter inches of all the significant trees removed.

b. Based on Canopy Coverage. The applicant may choose to plant fewer replacement trees than required by subsection (I)(1)(a) of this section if an ISA certified arborist determines in a written report that they will compensate for the canopy lost when they reach maturity and the resulting ratio is no less than one to one (1:1) of all replacement trees to the diameter inches of all the significant trees removed.

c. Based on Carbon (CO₂) Reductions. The applicant may choose to plant fewer replacement trees than required by subsection (I)(1)(a) of this section if an ISA certified arborist determines in a written report that the trees planted and preserved on the property meet the following criteria:

d. Replacement trees shall be no smaller than three (3) inches in diameter at six (6) inches above ground;

e. Existing healthy trees anywhere on the site which are retained to support the remaining significant trees can be counted against the on-site replacement requirements on a one to one (1:1) basis of the total diameter inches of all replacement trees removed, provided they meet the following criteria:

f. For a minimum of five (5) years following completion of tree planting, all replacement trees shall be given the following care at a minimum:

a. The tree exceeds sixty (60) feet in height, or twenty-four (24) inches in diameter for evergreen trees, or thirty (30) inches in diameter for deciduous trees.

b. The tree is located in a grouping of at least five (5) other significant trees with canopies that touch or overlap.

c. The tree provides energy savings, through wind protection or summer shading, as a result of its location relative to buildings.

d. The tree belongs to a unique or unusual species.

e. The tree is located within twenty-five (25) feet of any critical area or required critical area buffers.

f. The tree is eighteen (18) inches in diameter or greater and is identified as providing valuable wildlife habitat.

a. The planting of the required replacement trees at locations approved by the Director throughout the City. Plantings shall be completed prior to completion of the project permit requiring tree replacement.

b. Payment in lieu of replacement may be made to the City Tree Fund for planting of trees in other areas of the City. The payment of an amount equivalent to the estimated cost of buying and planting the trees that would otherwise have been required to be planted on site, as determined by the City’s Tree Replacement Cost Schedule. Payment in lieu of planting trees on site shall be made at the time of the issuance of any building permit for the property or completion of the project permit requiring the tree replacement, whichever occurs first.

a. Maintenance, Removal or Topping. Regardless of diameter, a permit for removal or topping may be granted when it is determined by the Director that the Oregon white oak tree is so diseased or damaged that it presents a danger to the public or adjacent property and trimming is inadequate to ameliorate the danger.

Notification to the City by a public agency or franchised utility is required prior to tree maintenance or removal for the purpose of installing and maintaining water, storm, sewer, power, gas or communication lines, or motorized or nonmotorized streets or paths within City rights-of-way or upon a utility easement. Wherever feasible, dead Oregon white oak trees shall be left as snags for their habitat value.

a. Washing equipment, vehicle maintenance and other potential soil contamination activities shall be done away from the CRZ and the tree as practically possible.

b. All measures to avoid damage to tree trunks and branches should be taken during construction activities.