HomeMy WebLinkAbout3763 Ordinance }
ORDINANCE NO.
AN ORDINANCE RELATING TO LAND USE AND ZONING
AMENDING PMC TITLE 25 AMENDING CHAPTERS 25.50
AND 25.58 REPEALING CHAPTER 25.76 AND CREATING
A NEW CHAPTER 25.75 ALL DEALING WITH
LANDSCAPING REGULATIONS.
WHEREAS, cities have the responsibility to regulate and control the
physical development within their borders and ensure the public health, safety
and welfare are maintained; and
WHEREAS, the City of Pasco has zoning regulations that encourage
orderly growth and development of the City; and
WHEREAS, the City Council has determined that to further the purposes
of comprehensive planning and to maintain and protect the welfare of the
community, it is necessary to amend PMC Title 25; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
Section 1. That Section 25.50.060 entitled "DEVELOPMENT
STANDARDS" of the Pasco Municipal Code shall be and hereby is amended to
read as follows:
25.50.060 DEVELOPMENT STANDARDS. (1) Minimum lot area: No
specific lot area is required, except the minimum area required for a business
park zone shall be twenty-five (25) acres. Land immediately adjacent an
existing business park zoning district may be added to that district in
increments of five acres;
(2) Lot Coverage: Lot area coverage by buildings or structures shall
not exceed fifty percent of the total lot area;
(3) Minimum Yard Setbacks:
(a) Front Yard: 50 feet.
(b) Side Yard: No requirements except where a business park
lot abuts a residential district then the side yard shall be 30 feet or equal
to the height of the buildings whichever is greater.
(c) Rear Yard: 30 feet or equal to the height of the building,
whichever is greater.
(4) Maximum building height:
(a) Forty-five (45) feet except a greater height may be approved
by special permit.
(5) Parking: All parking lots shall be improved with appropriate curbs
for drainage control and to maintain landscaping areas. Parking lots shall be
1
constructed of asphalt concrete or Portland cement concrete and shall contain
eane y trees as provided in Section 25.50.060+7 ,-25.75.070 (6);
(6) Landscaping: The landscaping provisions of this
supersede and take pr-eeedenee eve section shall be in addition to the
landscape and screening provisions provided in Chapter 25.75. In apparent
cases of conflict between provisions, the most restrictive shall revail:
(a) Fifteen percent of all lot areas shall be landscaped.
(b) The twenty feet of front yard setback area nearest street
rights-of-way shall be landscaped.
(c) At least fifty percent of all building exteriors shall abut
landscaped areas.
(d) Except for loading and unloading zones, buildings shall be
no closer than ten feet from a parking area.
(e) Per every -thirty parking spaees %4thin a pairking let, e
be 1eea ,a within the p r.k ng t„+
{#}(e No paving shall be permitted within four feet of the center of
a tree at the time of planting.
Wf} Seven One hundred percent of all landscaped areas shall
contain live vegetation; said vegetation shall consist of a variety of
shrubs, trees and ground covers.
(h) All landseaping shod! be regularly maintained in good OFder
and healthy eenditions following geed eemmer-eial landseapi-EX
(i) Leading and unloading deek areas shall be sereened &9m
adjeining properties and street r-ights ef way with masenFy walls and/-OF
landseaping element-,.
i})(g) Rear and side yard setback areas immediately adjacent
neighboring properties in a different district shall be treated with
landscaped elements so as to create a visual buffer.
fk} (h)At least fifty percent of the required landscape area shall be
visible from the street adjoining the lot.
(7) Loading and Unloading Docks:
(a) Loading and unleading deek areas shall be screened as
ea in Section 25.50.060(7*.
(b)Laj Sufficient area shall be provided on-site to accommodate
loading and unloading activities. Streets and street rights-of-way shall
not be used for these purposes.
(8) Rooftop Equipment: All rooftop equipment shall be screened so as
not to be visible from the horizontal plane of building roofs;
(9) Outdoor Storage and Waste Disposal:
(a) No outdoor storage shall be permitted in the business park
zone unless such storage is entirely enclosed by building walls and/or a
solid masonry wall not less than seven (7) feet in height. No materials
stored behind the wall shall extend and be visible above the wall.
2
(b) No materials or waste shall be deposited upon a property
within the business park zone in such a form or manner that they may
be transferred to other areas by natural causes or forces.
(c) All waste material shall be stored in an enclosed area in
proper containers and shall be accessible to service vehicles.
(10) Signage: All signs advertising the business park and/or
businesses located therein not affixed to buildings shall be ground signs, which
blend with and complement landscaping and architecture. No roof signs,
perpendicular to walls or freestanding pole signs are permitted. All wall signs
shall not exceed ten (10) percent of wall areas in size;-an4-.
(11) Architecture: All structures shall be constructed so as to create a
unique and distinct character for the business park. Building exteriors shall
consist of various types of concrete, brick, stucco, glass, tile, wood products
and composite materials. The materials are to be used so as to create
character and relief to the buildings. Twenty (20) percent of a building's
exterior may be constructed of baked enamel, sheet metal.
Section 2. That Section 25.50.070 entitled "SITE PLAN APPROVAL" of
the Pasco Municipal Code shall be and hereby is amended to read as follows:
25.50.070 SITE PLAN APPROVAL.REQUIRED. Plans shall comply with
the provisions of Chapter 25.75.090. by the Planning
Direeter shall be a prer-equisi-te- for—obtaining
d-yeje------t within n 1. •rya park distr4et. All site plans shall illustrate the
x�tgl.
fil
k-1 Bei:mdaries and d4mensiens of the pr-epertyi
/0) T eeations of buildings and stFuetur-es with existing and pFope
Ine ti .-1 layout f ff street -Aiaa
areas,(4) beading and unloading leeation of walls and fenein
,a' t ng the height thereof-;
(6) Leeatien of storage areas and refuse eentaiaer&;-
6) T do and size of signs, lanuvvapang paa-n-,•
iiag Yauaa,
(8) indieatien of building height;
10) i a a and
v existing L a
`1 1) Site rdr. inage-
uaa a c.is�.,
R4) Adjaeent publie stxeets-,
(15) Aer-eage-e€-site; and
(1 •
3
Section 3. That Section 25.58.030 entitled "USE IN COMBINATION" of
the Pasco Municipal Code shall be and hereby is amended to read as follows:
25.58.030 USE IN COMBINATION. This chapter shall be used in
addition to and in combination with the districts identified in Section
25.58.020 and development regulations contained in this Title as they apply to
the lands described in Section 25.58.020. The requirements of this chapter
shall take precedence over the requirements of the underlying district
regulations. However, the landscape provisions of this chapter shall be in
addition to the landscape and screening provisions provided in Chapter 25.75.
In apparent cases of conflict between provisions, the most restrictive shall
revail.
Section 4. That Section 25.58.040 entitled "PLAN REQUIRED" of the
Pasco Municipal Code shall be and hereby is amended to read as follows:
25.58.040 PLAN REQUIRED. Plans shall comply with the provisions of
Chapter 25.75.09O.Prier to is
development plan must be submitted to the building division of the Community
DeveloprneSt Department for review for consistency with the_PF0V+&ionS ef this
chapter-.
The site development plan 4flust be dr- to scale and shall include the
following:
(A) All Televant data regarding the -existing site that -will in6lu
eydsting J walks,
(G) Designation of-all use areas within-the site.
(D) identification of any existin ,--tfees eF plantings t4iat are to-refftain
.,.-. the site-.
p'j j�TLC�i Lli.
Location,(9) -Location--ef all proplesed (boundaries and
areas ineeluding the-locatien and common names of all landscape elements.
(F) Area in square feet of individual and collective landscap& areas-.
type and design of all irrigation facilities.
buildings,(H) --becation and description of other- site �eatur-es such as
J walls, fences, screens, areas, areas, J
Section 5. That Section 25.58.050 entitled "CONDITIONS OF
APPROVAL" of the Pasco Municipal Code shall be and hereby is amended to
read as follows:
25.58.050 CONDITIONS OF APPROVAL. For conditions of approval see
the provisions of Chapter 25.75.100., Upon receipt of a eompleted application
and site development plan the Eceno=.Ilic &_ c6emmunity Development Dir-eetoF
wi4-�w the appheat--n- and notify the applieant of J approval
And
4
Section 6. That Section 25.58.060 entitled "LANDSCAPE STANDARDS"
of the Pasco Municipal Code shall be and hereby is amended to read as follows:
25.58.060 LANDSCAPE STANDARDS. The r° °Fae =ts vet forth in th
seetion shed! be deemed to be minimum standards for- landseaping and shall
apply to all development in the 1 182 Gerrid6r- overlay distr-
(A) Existing trees and shrubs may be included in the application of
these standards provided they are depicted on the plan and retained.
(B) No landscape areas shall contain artificial grass, trees, plants or
other artificial materials as a live vegetative substitute.
(C) JJnless other-wise sgeeihed, andse-ap.
deeidueus and evergreen trees, shnAbs, and ground . There shall be at
least one (1) tree and three (3) shrubs for every three hundred (300) square feet
of landscaped area.
(D) All areas within six (6) feet of a pr-iffia M9
sidewalks, leading r-ar-nps er- emergeney ramps shall be considered "landscape
areas" and shall meet the general reqti:irernents outlined herein.
ef the gross par-icing area.
The par-king to landscape of r tie are fellows:
z e[,� t ui.ivv ua�.
O
5199 Spae ' 10-9/o of the area.
100* Spaees - 121% of the area.
E;aelq par-king spaee shall be eensider-ed as two 19undr-ed (200) square
feet. Parking lots and the -aceompanying land aping shall be eenfiguTe4—se
that ne parking spae@ is mere than seventy five (75) feet em a landseaped
(D) Road Frontage:
streets(1) The aFea adjaeent te all public read frentages shall be
landseaped to inelude a br�r area of ten (10) feet en ar-ter-ials and
(5) feet on leeal aecess streets, The landscaped buffer afeas aleng pr-iv
shall be at least five (5) feet.
�.
{2j(1) Landscaped buffers areas on commercial properties adjacent
to or across a public or private street or alley from residentially zoned
properties must be a minimum of 15 feet in width.
(3)tQLandscaping in the unused portion of the right-of-way shall
match the established landscaping pattern and theme for the street. If ne
landseaping pattern exists the applieable provisions of this Chapter- and
GhapteF 25.7-6 shall apply.
(E) Pedestrian Walkways:
(1) Excluding pedestrian connections through parking lots,
Wwalkways shall be landscaped their entire length. Trees shall be a minimum
of three (3) feet from sidewalks and curbs at the time of planting, except where
tree wells are utilized.
5
Section 7. That Section 25.58.070 entitled "LANDSCAPING
MAINTENANCE" of the Pasco Municipal Code shall be and hereby is amended
to read as follows:
25.58.070 LANDSCAPING MAINTENANCE. All landscape maintenance
shall comply with the provisions of Chapter 25.75. 120. Each ewn-& a�
biailding Site s1ha-111 be responsible for—the permanent maintenance of the
landseaping in ace-eFdanee with the approved-landseape plan and the
Landscaping and Screening F. --nts of Section 25.76.110 and shall be
kept in a elean, safe, well maintained eenditien-.
Section S. That Section 25.58.090 entitled "SCREENING STANDARDS"
of the Pasco Municipal Code shall be and hereby is amended to read as follows:
25.58.090 SCREENING STANDARDS.
(A) Refuse eentainer-s shall be screened 4em view by a 1000%) sigh
ebseuring fenee, wall or struetufe that is a minimum of six (6) f�-et high.
"fN All equipment, material or goods not housed or stored within the
primary structure shall be within a 100% sight obscuring fence, wall or
structure.
vinyl,Renein- material shall eensist of weed, bfiek, bleek, glass,
stueee, Wr-eught i---- --ilarly appe_-_-_'_-_,-, --------;,Do site material. When sight
a combination of materials may be us
hewever, razor- WiFe, bar-bed or etheF type Of S--
4B)(13 Gas meters, electric service boxes and other mechanical equipment
shall be screened from public view by obscuring fence, walls or planting
materials.
{F4LQJ Outdoor garden sales areas, associated with retail buildings as a
principal use, shall be enclosed with an enclosure other than chain link or
other wire fencing material. Enclosures of garden sales areas must incorporate
false walls in the fencing design that match or complement the architectural
features of the main building walls.
(G) All tnack leading and arileading areas and Feeeiving deeks adjacent.
mvbist be ser-eened with a solid masenr-y wall matching the arehiteeture ef tlqe
biding. The wall shall be set at the-11-78xle of the
required in Seetien 25.,98.060 (9) and said wall must be 10 feet in height as
rr1ea��u-iT fr' om the fi al gAde-'4 the
W.
(H) The 15 feet landseaped buffer required in 25.58.060 (E)(2) shall b-e
graded with a 14 peFeent slepe creating a berm that ter-minates in the
wall required in Seetion 25.58.090(G). Every 40 linear — I--
buffer- shall e_tai a gFouping of three (3) d,astr;r,r. inn trees fp;r.uo
nigra) or equal approved by the Gemmunity Development Department. S
pine trees or- approved equals must be six (6) to eight (8) feet in height a
planting and be eapable of proving an opaque-sereen above the ser-eening wall
6
,
that will reaeh a height ef 25 feet er- more when atur-e. At least 6Q--s1qr1L0;
shall be planted fer-ever-y 100 linear fe@t�ef buffer- area. The- 15 feet bu r- shall
a.-@a iN411 be 68NIeFL-El ih4th shFubs v4thin a 5 year- peried. Shrub varieties shall
be approved by the Gemmunit-y Development Depar-tfnent and must
varieties that are adapted to the seils and elifnate of Pasee.
Section 9. That Chapter 25.76 entitled " LANDSCAPING AND
SCREENING" of the Pasco Municipal Code be and the same is hereby repealed
in its entirety:
Section 10. That a new Chapter 25.75 entitled "LANDSCAPING AND
SCREENING" of the Pasco municipal Code be and the same is hereby enacted
to read as follows:
CHAPTER 25.75
LANDSCAPING AND SCREENING
25.75.010 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:
(1) Stabilize and preserve land values within and adjoining residential,
commercial and industrial districts.
(2) Provide an opportunity for the development of an aesthetic visual
environment within the commercial and industrial districts as well as
residential districts for the benefit of the users of such districts as well as
passers-by.
(3) Preserve the safety of the general public by assuring adequate lines
of sight along public streets and at intersections.
(4) 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.
25.75.020 APPLICABILITY - NON-CONFORMING.
fA) The requirements contained in this Chapter shall be deemed to be
minimum standards for landscape and screening and shall apply to all
new development, except for properties located in the C-2 Central
Business District and the 1-3 Heavy Industrial District. All properties
7
developed in Business Park Districts (25.50) and all properties in the I-
182 Corridor Overlay District (25.58) shall comply with the provisions of
this Chapter and Chapters 25.50 and 25.58, respectively; in apparent
cases of conflict between provisions, however, the most restrictive shall
prevail.
B) All developed properties existing on the date of adoption of this ordinance
shall comply with the landscaping provisions of this Chapter within six
(6) frost free months of written notification by the city, except those
qualifying as non-conforming as defined herein below:
(1) Residential: residential front yards existing as of the effective date of
this Chapter and which do not meet the 50% live vegetation
requirement for front yards, shall be considered legal non-conforming
yards; provided, however, such yards must have landscaping
predominately composed of decorative rock which clearly
demonstrates the owner's intent to beautify the front yard, as opposed
to simply covering the soil with a non-growing medium to control
dust. 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 non-conforming yards. All
properties meeting the 50% live vegetation requirements for front
yards not having a water conserving or drip irrigation system shall be
considered legal non-conforming yards.
(2) Commercial/ Industrial: all commercial and industrial developments
existing on the effective date of adoption of this ordinance and which
do not meet the landscape and screening requirements contained
herein shall be considered legal non-conforming developments. Upon
remodel, alteration, reconstruction or expansion of an existing
building, when such change exceeds 33% of the assessed value of
said building, the non-conforming 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 Community
Development Director may grant relief from full compliance with this
chapter. Documentation of the relief granted and the reasons
therefore shall be filed with the permit records.
25.75.030 DEFINITIONS. For purposes of this chapter, the following
definitions shall be used:
(1) "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 Bride and
8
Municipal Construction 2006 M41-10 prevared by- the Washington State
Department of Transportation;
(2) "Landscape" shall include, but not be limited to, live vegetation,
and ornamental forms of stone and mulch, but shall exclude pavement and
impervious surfaces;
(3) "Landscape area" means those individual or collective portions of
the lot devoted to landscape. 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;
(4) "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;
(5) "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;
(6) "Outdoor storage" 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:
(a) 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.
(b) 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 ten percent of the net lot area.
(7) "Garden" means a planting bed where seasonal flowers, vegetables,
herbs, and/or fruit are cultivated.
(8) "Xeriscape" means a landscape design technique that minimizes
water consumption by using some or all of the following techniques:
(a) using low water-demand or drought-resistant plants which are
adaptable to the climatic, topographic, and hydrologic characteristics of a
site;
(b) reducing turf areas or using turf materials that have low water-
demand;
(c) using mulches in planting areas to cover soil and save moisture;
(d) using efficient irrigation layouts that zone plants according to
their specific watering needs;
9
(e) minimizing evaporation of water;
(0 performing regular maintenance to maintain water conserving
characteristics.
25.75.040 SCREENING REQUIRED.
(1) Outdoor storage and trash collection areas shall be screened as
follows:
(a) Outdoor storage and trash collection areas located in a commercial
or industrial zone with existing or new development shall be screened from any
adjacent residential zones and from residential zones across a public street or
alley;
(b) Outdoor storage and trash collection areas in C-1 (Retail Business)
zones shall be sight screened from all adjoining properties;
(c) Outdoor storage and trash collection areas located in a commercial
or industrial zone with existing or new development and upon a lot adjacent to
or visible from the following streets shall be so screened as to obscure vision of
such outdoor storage afforded from said streets.
(1) "A" Street.
(2) Columbia Street, between 1 st Avenue and 10th Avenue.
(3) Lewis Street.
(4) West Clark Street.
(5) Sylvester Street.
(6) Court Street.
(7) Highway #395.
(8) Oregon Avenue.
(9) First Avenue, north of "A" Street.
(10) Third Avenue, north of "A" Street.
(11) Fourth Avenue, south of Highway 395.
(12) Fifth Avenue, between "A" Street and Court Street.
(13) Sixth Avenue, between "A" Street and Court Street.
(14) Tenth Avenue.
(15) Fourteenth Avenue.
(16) Twentieth Avenue.
(17) Twenty-Eighth Avenue.
(18) Thirty-Fourth Avenue.
(19) Thirty-Sixth Avenue.
(20) Interstate 182.
(21) Highway #12.
(22) Road 68.
(23) Broadmoor Boulevard.
(24) Broadway Street, west of Wehe Avenue.
(25) Sandifur Parkway.
(26) Burden Boulevard.
(27) Chapel Hill Boulevard.
(d) Screening of outdoor storage and trash collection areas shall be
accomplished by one or both of the following methods:
10
(1) Dense evergreen shrubs and/or trees planted to
provide a year-round sight obscuring screen to achieve a minimum
height of 6 feet, within 2 years of planting.
(2) A solid or otherwise sight-obscuring fence or wall at
least 6 feet in height.
(2) Commercial and industrial side and rear yard landscaped areas
adjacent to residential districts must contain a 6 foot high continuous solid
screen.
(3) For security purposes, portions of the required 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.
(4) Trash collection areas provided for multiple dwellings and
provided in all office, C-1, CR, BP, and C-3 districts shall be located within 6
foot high site-obscuring structure, which provides a visual screen from any
abutting street. In no case shall such enclosure and trash collection
receptacle(s) be permitted within the required front yard set back areas.
(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
screened with a sight obscuring structure matching the architecture of the
building:
(a) The structure shall be set at the back of any required landscape
buffer.
(b) The structure shall not encroach into any required landscaped
area.
(b) Any required landscape buffers shall be graded with a 15
percent slope creating a berm that terminates in the screening wall,
(c) The structure must be 10 feet in height as measured from the
final grade of the landscaped berm.
(d) Live vegetation requirements in the landscape buffer shall be
increased to the following rates:
(1) Trees shall be provided at a minimum rate of one tree for
every 10 linear feet of property line and planted in groupings of 3
trees, with groupings spaced no more than 30 feet on center.
(2) Shrubs shall be provided at a minimum rate of 1 per 5 linear
feet of property line and spaced no more than 10 feet apart on center.
(6) Parking lots that abut a public street shall be buffered with:
(a) Live vegetation consisting of trees, shrubs and groundcover.
(b) All plant material used for parking lot buffers shall be managed
and/or maintained to provide clear views between 3 and 8 feet above the
ground surface.
25.75.050 DESIGN STANDARDS.
(1) Fences, Walls and Hedges.
(a) The height of fences, walls and hedges located between a
structure and street or alley shall be measured from the street curb or
alley grade except in those cases where topographical irregularities occur.
11
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) Fences and walls in commercial districts shall complement the
materials used in any principal on-site structures;
c) The height of fences, walls and hedges shall be limited to 3.5
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 6 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 3.5 feet in height must be set back to the building
line of the house facing the side street;
(d) 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 6 feet. A gate or opening with a minimum 3 foot width
leading into at least one side yard shall be provided;
(e) Fences shall not be constructed out of tires, pallets, bed
springs, multi-colored materials, tarps, plastic sheets, corrugated sheet
metal, except in industrial districts, wheel rims and similar or like
materials not traditionally manufactured or used for fencing purposes.
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 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;
(f) Fences constructed of wrought iron with interspersed brick or
block columns of up to 5 feet in height may be permitted within front
yards in the R-S-20 & R-S-12 districts provided said fencing is 85 percent
transparent;
(g) Barbed and razor wire fencing is prohibited in all Residential
districts, in the Office district and the Central Business district. Barbed
wire may be permitted in suburban residential districts on tracts larger
than one acre that are used for animal husbandry. In the C-1 Retail
Business district only one strand of barbed wire is permitted along the top
rail or within 2 inches of the top rail;
(h) 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 suburban districts to
contain permitted farm animals;
(i) 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
12
integral part of the fence design and aesthetics and not used solely for
structural support may be visible from a public street;
6) 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.
(k) No fence, wall or hedge, landscape material or foliage higher
than 3 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 there-of
then the fence must be 75 percent transparent and may be a maximum
6 feet in height, or a smaller, 75% transparent fence set upon a
maximum 3-foot wall or other structure not exceeding a combined height
of 6 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;
(1) Fences constructed in any zoning district may be permitted at the
back of sidewalks in public right-of-way upon approval of the City
Engineer, except as provided in 25.75.050(1)(j)
(m) No fence or wall shall be erected without first obtaining a
building permit from the building inspector;
(2) Clearance Distances. Where a fire hydrant is located within a
landscape area it shall be complemented by a minimum clearance radius of 3
feet; No tree, as measured from its center, shall be located within 10 feet of a
street light standard, within 5 feet of a driveway or a fire hydrant;
(3) Commercial and Industrial Districts. (A) In addition to the
requirements contained in this chapter and unless specified otherwise in
Chapter 25.58.050, commercial and industrial zoned properties adjacent to
properties in less intense zoning districts shall have a 10 foot landscape buffer
on the side immediately adjacent to less intense zoning district.
(B) Landscape buffers in commercial and industrial districts shall
meet the following standards:
(1) Live vegetation within the landscape buffer shall be planted
with a mix of evergreen and deciduous trees and shrubs
interspersed throughout the landscape buffer.
(2) The live vegetation shall consist of 40 percent evergreen
trees.
(3) Trees shall be provided at a minimum rate of one tree for
every 20 linear feet of property line and spaced no more than 30 feet
on center spacing along each property line, unless planted in
groupings of 3 trees, with groupings spaced no more than 50 feet on
center along each property line.
(4) Shrubs shall be provided at a minimum rate of 1 per 8
linear feet of property line and spaced no more than 16 feet apart on
center.
13
(5) Parking lots located adjacent to properties in less intense
zoning districts require 100 percent of the landscape buffer to be
planted with live vegetation.
(C) The area between property lines and the back edge of street
curbs, within right-of-way and exclusive of sidewalks and driveways for
ingress/egress, shall be treated with landscape materials.
(4) Residential Districts. At least 50 percent of the required front yard
area for all residential property including right-of-way but, excluding
driveways, shall be treated with live vegetation. Planting strips shall be treated
as per PMC Section 12.12.047; and
(5) 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. Front yard areas not covered by the required 50
percent live vegetation must be covered by mulches or decorative rock.
25.75.060 SPECIAL DESIGN STANDARDS. In addition to the design
standards contained in 25.75.050 the following standards shall be required for
landscaping in the following areas:
(1) SANDIFUR PARKWAY STANDARDS. Properties abutting Sandifur
Parkway, from Broadmoor Boulevard to Road 68, shall at the time of
development or redevelopment as provided herein, landscape all areas between
the back of curb and the property line. This landscape area shall contain a 5
foot wide meandering sidewalk approved by the City Engineer. Every 140
linear feet of landscaped area shall contain one, 6 to 7 foot Colorado Blue
Spruce; three, 2 inch caliper Greenspire Linden, thirty-five, 15 to 18 inch tall
Blue Chip Juniper; twenty-six, 15 to 18 inch tall Goldstar Potentella; twenty-
four, 12 to 15 inch tall Dwarf Oregon Grape; and twenty-five, 18 to 42 inch tall
Dwarf Winged Euonymous. All but the Colorado Blue Spruce shall be on a 12
inch high berm between the curb and the sidewalk. Polyedging shall be used
at all turf and shrub bed borders. Except for the shrub bed areas and sidewalk
the remainder of the landscaped area shall be planted with lawn. An
automatic irrigation system shall be provided;
(2) BROADMOOR BOULEVARD STANDARDS. (A) Properties abutting
Broadmoor Boulevard from I-182 to Sandifur Parkway shall, at the time of
development or redevelopment, as provided herein, landscape the undeveloped
portion of the right-of-way. The landscaped design shall include a curvilinear
shrub bed containing seventy-seven, 2.5 inch caliper Columnar "Armstrong"
14
Maple trees; one hundred fifty six, 15 to 18 inch wide Mugo Pine; and one
hundred ninety eight, 15 to 18 inch Dwarf Winged Euonymous. The remainder
of the area is to be planted with lawn and sixteen, 2.5 inch caliper
Thundercloud Plum trees. Polyedging shall be used at all lawn and shrub bed
borders. An automatic irrigation system shall be provided;
(B) Properties abutting Broadmoor Boulevard, from I-182 south to the
FCID right-of-way, shall at the time of development or redevelopment, as
provided herein, landscape the undeveloped portion of the right-of-way. The
landscaped design shall include a curvilinear 5 foot wide sidewalk and
alternating pattern of Amur Maple trees spaced every 50 feet. The remainder
of the area is to be planted with lawn. An automatic irrigation system shall be
provided;
(3) CHAPEL HILL BOULEVARD. Properties abutting Chapel Hill
Boulevard from Broadmoor Boulevard to Finnhorse Lane shall at the time of
development improve Chapel Hill Boulevard with a 12 foot landscaped median
containing Amur Maple trees every 50 feet. The remainder of the area is to be
planted with lawn. An automatic irrigation system shall be provided;
(4) SHELTER BELT. The Shelter Belt is a landscaped buffer identified
in the Comprehensive Plan that is to be located north of East Lewis Street and
east of Oregon Avenue. Commercial properties abutting the Shelter Belt shall
at the time of development or redevelopment as provided herein provide a
vegetative and structural screen between areas designated for future
commercial and residential land uses in the Comprehensive Plan. All
commercial properties abutting residentially designated lands shall provide a
15 foot landscaped area along the property line between the commercial
property and the future residential property. This landscaped area shall
contain 1 pine tree every forty linear feet, alternating with one Blue Chip
Juniper every forty feet. Other tree species may be planted as approved by the
Director of Administrative and Community Services;
(5) OREGON AVENUE. All properties fronting on Oregon Avenue shall
at the time of development or redevelopment as provided herein install lawn
with street trees every 50 feet in the required landscaping area on Oregon
Avenue. The lawn shall provide 100 percent coverage of the required
landscaped area; and
(6) PERPETUAL MAINTENANCE. The developer, the owner(s), their
agent(s) and assign(s)) of commercial or industrial property shall be responsible
for providing for the continued maintenance of all landscaped areas within the
public right-of-way. The developer of residential properties abutting major
streets requiring planting strips in the public right-of-way shall provide a
common area fee as determined through the platting process for the repair and
maintenance of said planting strips. The common area fees shall be deposited
in the Boulevard Perpetual Maintenance Fund account to cover the cost of
maintenance and repairs.
25.75.070 PARKING LOT LANDSCAPING. (1) The width of parking lot
buffers shall be dependant upon the location of the parking lot in relation to
the building and street right-of-way as follows:
15
(a) 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.
(b) Parking lots between the building and local access streets and
alleys shall have a minimum buffer of 5 feet between the parking lot and
the property line.
(2) Interior parking area landscaping shall be provided within all
parking lots with 10 or more parking stalls 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. Parking lots within Industrial
districts shall be excluded from any interior parking lot landscape requirement.
(a) All developments shall provide interior parking landscape
areas at the following rates:
(1) If parking lots have 10 to 30 parking stalls, then 20
square feet of interior parking landscape per parking stall shall be
provided.
(2) If parking lots have 31 to 50 parking stalls, then 25
square feet of interior parking landscape per parking stall shall be
provided.
(3) If parking lots have 51 or more parking stalls, then 30
square feet of interior parking landscape per parking stall shall be
provided.
(b) Interior parking lot landscape areas distributed as planting
islands or strips shall have an area of at least 100 square feet and with a
narrow dimension of no less than 5 feet in any direction.
(c) Priority for location of interior parking lot landscaping shall be:
(1) First at the interior ends of each parking bay in a
multiple lane parking area. This area shall be at least 5 feet wide
and shall extend the length of the adjacent parking stall. This area
shall contain at least one tree.
(2) Second with the remainder required square footage of
landscape area being equally distributed throughout the interior of
the parking lot either as islands between stalls or landscape strips
between the two rows of a parking bay or along the perimeter of
the parking lot. Interior landscape islands shall be at least 5 feet
wide and shall extend the length of the adjacent parking stalls.
Landscape strips must be a minimum 5 feet wide.
(d) Up to 100 percent of the trees required for the interior parking
lot landscape may be deciduous.
(3) All parking lot buffers, and interior parking lot landscape areas shall
be treated with a variety of landscape elements with no less than 65 percent of
said landscaped areas treated with live vegetation at the time of planting:
(4) Landscaped areas and buffers must be adequately protected from
damage by vehicles through the use of a permanent curbing.
16
s
(5) Parking lots and the accompanying landscaping shall be
configured so that no parking stall shall be located more than 75 feet from the
edge of any interior parking lot landscape area.
(6) One tree shall be provided for every six (1:6) parking spaces
(7) Trees shall be evenly distributed throughout the interior parking
lot landscape.
(8) 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) A minimum 5 foot wide, pedestrian connection shall be clearly
defined in a combination of 2 or more of the following ways (except
walkways crossing vehicular travel lanes):
(1) a 6 inch vertical curb in combination with a raised
walkway.
(2) a trellis, special railing, bollards, and/or other
architectural features to accent the walkway between parking
bays.
(3) special paving, such as concrete, or contrasting
surfacing, in an asphalt area.
(4) a continuous landscape area minimum of 4 feet wide
shall be provided on at least one side of the walkway.
25.75.080 STANDARDS FOR ALL LANDSCAPE AREAS.
(1) 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).
(2) Single-stemmed trees required pursuant to this chapter shall at the
time of planting conform to the following standards:
(a) Deciduous trees shall have a minimum caliper of 1.75 inches
and a height of 8 feet.
(b) Coniferous evergreen trees shall be at least 5 feet in height.
(3) Multi-stemmed trees shall be permitted as an option to single-
stemmed trees provided that such multi-stemmed trees are:
(a) At least 6 feet in height;
(b) Not allowed in street right-of-ways;
(4) When the width of any landscape strip, buffer and setback is 15 feet
or greater, the required trees shall be staggered in two or more rows.
(5) Shrubs shall be:
(a) At least an ANLA container class #2 (two-gallon) size at time of
planting,
(b) At least 18 inches in height at the time of planting,
(6) Shrubs within required parking lot landscape areas shall be
maintained at a height not exceeding 42 inches.
17
(7) Live vegetation used as groundcovers shall be planted and spaced to
result in total coverage of the required landscape area in two years.
(8) Lawns shall be planted with grass species normally grown as
permanent lawn in Franklin 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.
(9) Plant selection shall consider adaptability to climatic, hydrologic,
geologic, and topographical conditions of the site.
(10) Plants having similar water use characteristics shall be grouped
together in distinct hydrozones.
(11) Where the landscape materials used in required landscape areas
depend on regular watering for sustenance, a water-conserving, automatic or
drip irrigation system shall be provided.
(12) Lava rock shall not be permitted in any commercial landscaped
areas.
(13) Xeriscape areas may use alternate forms of irrigation, if part of an
approved xeriscape plan. In approving an area as a xeriscape area, the city
shall apply all or some of the following criteria:
(a) Analysis of the site considering such factors as slopes, drainage,
winds, and existing and proposed site improvements.
(b) Use of appropriate techniques for soil improvements to support
plant growth.
(c) Use of low water-demand or drought-resistant turf grasses and
plant materials.
(d) Use of mulches and other ground covers in planting areas that
cover soil, save moisture, and protect from soil erosion.
(e) Use of appropriate type of irrigation for each area of the
xeriscape landscape.
(f) Use highly efficient irrigation systems, such as drip irrigation.
25.75.090 PLAN REQUIRED.
(A) Prior to issuance of building permits, two (2) copies of a site plan
shall be submitted to the Community Development 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 use.
(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
18
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) Irrigation Plan showing the layout and type of all irrigation
systems.
(8) Location and description of all existing and proposed
structures such as buildings, berms, walls, fences, screens, storage
areas, street furniture including refuse containers, and lighting.
(9) Location of all existing and proposed utilities, vaults, and
boxes
(10) Schematic building elevations showing exterior building
walls.
(B) Excluding single-family residential districts and commercial
/industrial development with 10 parking spaces or less, landscape plans shall
be prepared by a Washington State registered landscape architect, Washington
State certified nurseryman, or Washington State certified landscaper.
(C) Excluding single-family residential districts and commercial
/industrial development with 10 parking spaces or less, an affidavit signed by
an individual specified in subsection B of this section, certifying that the site
landscaping has been installed consistent with the approved site landscape
plan, shall be submitted to the Community Development Department within
thirty (30) days of installation completion, unless the installed landscaping has
been inspected and accepted by the Economic & Community Development
Department.
(D) The required landscaping shall be installed to coincide with the
completion of the building. However, the time limit for compliance may be
extended to allow installation of such required landscaping during the next
appropriate planting season. For single family dwellings the landscaping must
be installed no later than three months after issuance of a certificate of
occupancy.
25.75.100 CONDITIONS OF APPROVAL. Upon receipt of a completed
building permit application the landscaping and site development plan shall be
forwarded to the Planning Office for review and approval.
25.75.110 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 with the following:
19
(1) 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;
(2) 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;
(3) Plant material must not interfere with public utilities,
restrict pedestrian or vehicular access, or constitute a traffic hazard.
(4) All fencing, walls and other features used for screening
purposes shall be kept free of litter, debris and weeds.
25.75.120 PENALTY - ENFORCEMENT. Enforcement of the
provisions of this Title will occur through the use of the Code
Enforcement Board procedures contained in Title 11.
Section 11. This Ordinance shall take full force and effect
five days after its approval, passage and publication as required by law.
PASSED by the City Council of the City of Pas,f o, Washington and
approved as provided by law this (41- day of �_�, 2006.
Jo e son
Ma or
ATTEST: APPROVED AS TO FORM:
Sandy L. enworthy . Kerr (�
Deputy City Clerk gitytorney