ORD 89-12 HIGH SCHOOL ROAD DISTRICT DESIGN STANDARDSROC:sk
4/28/89
To Be Considered: 5-4-89
ORDINANCE NO. 89-12
HIGH SCHOOL ROAD DISTRICT DESIGN STANDARDS
AN ORDINANCE OF THE CITY OF WINSLOW, WASHINGTON,
TO AMEND ITS OFFICIAL ZONING AND LAND USE REGULATIONS
TO PROVIDE FOR DESIGN STANDARDS APPLICABLE TO THE
HIGH SCHOOL ROAD DISTRICT.
WHEREAS, the City Council has determined that its
present zoning ordinance should be amended with respect to
the High School Road District and that such amendments should
occur immediately due to the potential for growth, and
WHEREAS, due to the High School Road District's
unique characteristics within the city for development and
improvements which distinguishes it from other zones in so
far as the need to apply new design criteria, and the City
Council so finds those characteristics to be the basis for
the application of such criteria, and
WHEREAS, the City Council has prepared and reviewed
such design criteria with assistance from professional
persons experienced and qualified in these particular areas
of emphasis in land use, and so finds such input of value in
the criteria adopted, and
WHEREAS, the design criteria adopted have been
subjected to a number of public hearings and numerous
revisions, after input from interested persons including
developers and others familiar with environmental issues, and
so finds that it relied upon such information in the criteria
adopted, and
WHEREAS, the City Council finds these amendments to
be in the interests of the public health, safety, and
welfare, Now, Therefore,
THE MAYOR AND THE CITY COUNCIL OF THE CITY OF
WINSLOW, WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Chapter 18.68, of the Winslow Municipal
Code entitled ~ School WaX District is amended so that
when amended it shall read in its entirety:
High School Road District
18.68,010 Purpose.
The purpose of the commercial zone called High School Road
District is to provide retail and personal services to the
residnets of the city and the visiting public.
18.68.010
A
B
C
D
E
F
Permitted uses.
Retail sales not requiring outdoor storage;
Personal and professional services;
Indoor entertainment and amusement;
Small appliance repair and similar uses;
Signs subject to the provisions of the sign ordinance;
Commercial parking lots in accordance with Sections
18.88.070 through 18.88.150;
Similar uses as determined by the building official;
Community of public park and recreational facilities;
Educational, cultural, governmental, religious, or health
care facilities;
Planned unit developments;
Residences in accordance with the provisions of Chapter
18.40;
Single-family residences in existence and being used as a
single-family residence prior to the enactment of this
code. Single-family zone regulations shall apply to such
single-family residences and shall be applied on a case-
by-case basis;
Multifamily residences in accordance with Chapter 18.24,
submitted as a planned unit development.
18.68.030 Conditional uses.
Conditional uses shall be as follows:
A. Public and private utility buildings and structures;
B. Structures over thirty-five feet high;
C. Other uses deemed likely to cause a nuisance if not
otherwise controlled;
D. Senior citizen housing projects utilizing the bonus
densities set forth in Section 18.20.080.
18.68.040 Minimum lot area.
There shall be no minimum lot area.
18.68.050 Lot coverage.
The maximum lot area covered by buildings shall not exceed
thirty-five percent.
18.68.060 Yards.
A. Front, rear and side yards shall not total less than
twenty feet.
B. For properties that are adjacent to a residential zone,
the requirements for a rear or side yard along a property
line abutting the residential zone shall be the same as
the adjacent zone.
18.68.070 Design Criteria.
A. The design criteria as set forth in Appendix I, hereto is
adopted and incorporated herein as if fully set forth and
shall apply in the High School Road District for all
development and improvements. This criteria shall be
administered in the same manner as other provisions of
the zoning ordinance. Such criteria shall not exclude
other design criteria applicable to such zone but the
more restrictive shall take precedence.
B. There shall be a pedestrian sidewalk a minimum of five
feet wide constructed along High School Road as part of
the improvements of any property in this zone fronting on
High School Road.
C. The requirements of subsections A and B of this section
may be partially met by participating in a coordinated
project to improve the public street right-of-way, upon
approval of the Planning Agency and other applicable
review procedures.
Section 2. Partial Invalidity
If any portion of this ordinance is found to be void
or ineffective, the remaining portions shall remain in full
force and effect.
Section 3. This ordinance shall be an emergency
ordinance and shall be in full force and effect immediately
upon passage.
APPROVED:
ATTEST/AUTHENTICATE:
~J~ BUXTO'/N, CleriC/Treasurer
APPROVED AS TO FORM
~C~ ATTORNEY
ROBERT O. CONOLEY,
FILED WITH THE CITY CLERK: April 28, 1989
PASSED BY THE CITY COUNCIL: May 4, 1989
POSTED: May 5f 1989
EFFECTIVE DATE: May 4f 1989
ORDINANCE NO. 89-12
-3-
FINAL DRAFT ADOPTED MAY 4, 1989, BY ORDINANCE 89-12
HI GH
City of Wins low
APPENDIX 1
SCHOOL ROAD DISTRICT
DESIGN CRITERIA
PURPOSE: To encourage the creation of an auto-oriented
commercial district which is sensitive to stated
community values such as appropriate and interesting
architecture, extensive vegetation, gathering places,
and is pedestrian friendly.
BUILDING MATERIALS
Purpose: To encourage the use of high quality
materials as recognized in the Comprehensive Plan that
will attract customers who are appreciative of the
extra effort put into the developments-
A. Roofs that are visible from adjacent properties or
public rights-of-way:
1. Permitted:
a. Wood or asphalt shingles
b. Standing seam or batten pre-finished metal
roofing without exposed fasteners
c. Terra cotta or concrete tile
2. Not Permitted:
a. Galvanized roofing
b. Corrugated metal roofing
c. Corrugated fiberglass
B. Exteriors on buildings that are visible from public or
contiguous residential properties:
1. Permitted:
a. Wood siding and shingles
b. Brick
c. Transparent glass
d. Glazes or unglazed tile
e. Terra cotta
f. Architecturally treated concrete - provided its
color and finish are treated (e.g., exposed
aggregate, special tooling relief, etc.) and
when used in conjunction with at least 10
percent wood, brick or stone as a complimentary
material-
g. Stucco - provided:
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 1
i. it is used in a non-sculptural manner, and
ii. the finish does not feature heavy trowel
marks or patterns.
Glass with 10 percent tint.
2. Not Permitted:
a. Plywood or T-ill sheeting
b. Fiberglass
c. Plastic siding or metal paneling
d. "Marblecrete" or similar applied stone aggregate
finishes
e. Mirrored glass
f. Unpainted or untextured concrete block
C. Trim and Miscellaneous Building Elements:
1. Permitted:
a. Any of the permitted facade or building front
materials listed above
b. Painted, anodized or prefinished metal
c. Architectural plastics and polymers with treated
finishes
d. Stone
e. Glazed and unglazed tile
f. Masonry
2. Not Permitted:
a. Sheet metal greater than 18 inches in width
b. Corrugated fiberglass
c. Mirrored glass
d. Back-lit vinyl or plastic
II. COLORS
Purpose: To encourage the use of colors which are
harmonious with the surrounding landscape and to avoid
garish or flashy elements as implied by the standards
set forth in the Comprehensive Plan.
A. Basic Building Shell Colors:
At least 70 percent of the building shell, excluding
roof, which is visible from public or contiguous
properties must be of the following colors:
1. Permitted:
a. Earth and sea tones (brown, red-brown, tan,
blue, buff, ocher, dark green)
b. Grey
c. Slate
d. White
e. Ivory
f. Clear or lightly tinted glass
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 2
g. Natural wood, brick or stone
B. Trim and Secondary Colors:
One or a combination of the following colors may
constitute up to 20 percent of facade surfaces
(excluding glazing of roofs) that are visible from
public or contiguous properties:
1. Permitted:
a. Any of the Basic Building Shell colors
b. Dark saturated colors (dark green, dark blue,
dark red, barn red, deep blue-green, burnt
orange, maroon, dark brown, black)
C. Accent Colors:
Accent colors shall not cover more than 10 percent of
any building facade that is visible from contiguous or
public property.
1. Permitted: No restriction to accent colors.
III.BUILDING ELEMENTS
Purpose: To reduce the visual effect of large
buildings; to create structures in keeping with
Winslow's village character as stated in the
Comprehensive Plan; to encourage buildings with style
and character which will create long-term
attractiveness to the customers and therefore viability
to the owners and tenants.
A. Roofs
1. Unscreened mechanical equipment except chimneys or
vents on roofs shall not be visible from ground
level within a 300-foot radius of each building.
2. Flat roofs are not permitted on any structure with
a foundation footprint of less than 2,000 square
feet.
3. For buildings over 2,000 square feet of footprint,
roofs shall not appear to be flat when viewed from
ground level within a 300-foot radius of each
building. Hips, gables, mansards, gambrels are
desired treatments for roof structure perimeters,
as a means of preventing the viewing of flat
portions of roof structures interior to the
building.
4. No signage or fluorescent, neon or direct lighting
shall be mounted on roofs. Signage or down lights
may be mounted on vertical fascias.
5. Unusual roof forms such as butterfly, hyperbolic,
dome, or barrel vault roofs are not permitted.
6. Clerestories and skylights are permitted.
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 3
B. Building facades visible from contiguous properties or
public rights-of-waY:
Purpose: To prohibit the commercial "strip" mall
effect of large linear areas by requiring the design of
architecturally softened areas that fit the stated
objectives of Winslow's village character and
pedestrian atmosphere as set forth in the Comprehensive
Plan.
All facades greater in surface area than 500 square
feet that are visible from contiguous properties or
public rights-of-way shall conform to at least two of
the following conditions:
1. Be screened with Type A landscaping as set forth in
Section IV.K.1.
2. Include a canopy, pedestrian cover or other amenity
approved by the City The canopy must be integrated
into the design of the building.
3. Be modulated or architecturally articulated with
setbacks or changes of plane that break the facade
planes into areas not greater than 500 square feet.
The depth of each modulation shall be a minimum of
4 feet. The width of each modulation shall be a
minimum of 50 percent of the length of the
immediately adjacent facade. As an alternative,
the Planning Agency may approve site plans which
show other methods of softening the effect of large
expanses of linear areas. It is the responsibility
of the Planning Agency to determine that such
alternative proposals fully meet the intent of this
paragraph and that they accomplish the same effect
as modulating or articulating the facade per the
above criteria.
C. Canopies and External Weather Protection:
Back-lit translucent plastic, glass or vinyl canopies
are not permitted. Other forms of canopies (including
vinyl awnings that are not back lit) and weather
protection are encouraged-
D. Site Lighting:
1. Site lighting shall have a maximum mounting height
of 20 feet above grade.
2. a. All site lighting shall have glare protectors or
reflective optics.
b. Direct glare on residential property is not
permitted,
c. Direct light onto public rights-of-waY from low
level pedestrian lights or environmental
lighting is permitted.
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE
E. Public Restroom, Recreational and Transit Facilities:
1. Restrooms: Any gasoline retailer shall include as
part of their site development restrooms which
shall be open to their patrons or customers. Such
restroom shall be maintained in good working
condition and shall be open for use at all times
the business is open.
2. Playground or play structures: Food retailers or
other businesses may include a playground or play
structures on their development as long as the
following conditions are met:
a. The playground or play structures are fenced for
the safety of the occupants.
b. The playground or play structure area is
maintained and kept in good working condition.
c. The playground or play structure is made of at
least 90 percent wood, unpainted metal or other
unadorned materials, and there are not signature
shapes, advertising or other methods of
promoting the product or service sold on the
premises.
3. Public Transit Facilities: For projects in this
zone, one or more bus stops shall be provided in
accordance with Kitsap Transit Siting and Design
Standards. The preliminary site plan shall be
reviewed by Kitsap Transit, and their 'recommen-
dations shall be incorporated into the final site
plan.
F. Permitted Materials for Sidewalks, Trails and Paths:
1. Sidewalks:
a. Landscape pavers or bricks
b. Unglazed tile
c. Stone and wood (if walkway is covered)
d. Concrete
2. Trails and Paths:
a. Concrete or asphalt where approved by Planning
Agency
G. Gathering Places:
Purpose: It is desirable to create public amenities of
such a nature that customers are attracted to appealing
features and places to gather that encourage meeting,
talking and which make the shopping experience pleasant
and friendly.
1. All commercial developments over one acre in land
area shall include gathering areas. The areas
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 5
shall be landscaped and partly covered and shall
conform with the following minimum standards:
a. Be a minimum of 2 percent of the project land
area. The total area may be broken into two or
more gathering places.
b. Include benches or seating for at least 10
people in each area.
c. Include at least 200 square feet of landscaped
area and/or water feature.
d. Be set back from the public right-of-waY at
least 10 feet.
e. Be connected to pedestrian pathways serving
other portions of the site.
f. This can be integrated into the building setback
and landscape area requirements but not used to
satisfy parking landscape requirements.
g. Be located at or near high-use pedestrian
locations, not sited in isolated portions of the
development.
H. Gas Station Requirements:
Gasoline service stations shall be required to maintain
a used oil storage facility. Such facility shall be
underground or in inside areas and shall be subject to
all applicable state, federal, or local requirements.
I. Building Sizes:
Purpose: To reduce the visual effect of structures
while still allowing buildings of economic size; to
limit the footprint area of each building to sizes that
will create a harmonious effect with Winslow's "village
atmosphere" and the Island's semi-rural nature.
1. No single building or combination of buildings with
common walls may have a footprint of more than
50,000 square feet or less than 1,000 square feet.
2. The second largest building, or combination of
buildings with common walls, may not have a
footprint exceeding 30,000 square feet.
3. Other buildings, or combination of buildings with
common walls, must have footprints of less than
15,000 square feet.
4. There shall be at least 100 linear feet o£ distance
between the two largest buildings on the site. The
distance between other buildings shall be at least
20 feet.
J. Ingress and Egress:
1. Motor vehicle-oriented businesses adjacent to or
integrated into a shopping center or cluster of
commercial facilities shall use the common street
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 6
access with other business establishments in that
center or cluster.
2. The minimum distance between driveways or access
roads shall be 65 feet, measured from the two
closest driveway curbs.
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 7
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HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12)
PAGE 12
If type Ilandscaplng'is used as part or a
required landscape strip along Highway 305,
the planting sha|! include at least one ever-
green tree at least 8' tall planted at an aver~
of 20 feet o.c. but no greater than 30' o.c.
along the strip.
t~-Mixture of native trees,
shrubs, groundca'ver, and
grasses arranged in a
naturalistic setting
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 13 _
IV. LANDSCAPE STANDARDS
Purpose: In keeping with the intent of the City's
Comprehensive Plan which emphasizes maintaining the
wooded atmosphere of Winslow, these standards promote
retention of existing trees and associated vegetation,
and encourage replanting of trees and shrubs to soften
the appearance of commercial development and enhance
the landscape of the City.
Definitions and plant material standards:
A. Ground Covers
1. Ground covers include low growing plants such as
vines, ground-hugging conifers, and some perennial
herbaceous plants.
2. For purposes of these standards, chipped wood and
similar mulching materials are not acceptable
substitutes for ground cover.
3. In order to accomplish complete coverage of bare
soil by ground cover within three years, ground
covers shall be 1 gallon in size at planting and
spaced at 24 inches on center. Alternatively,
different spacing of particular species which also
accomplish ground coverage may be accepted if
acceptable documentation is submitted from a
landscape professional with the landscape plan.
4. All ground covers shall provide 75 percent coverage
within 2 years of planting.
B. Lawn
1. Lawns shall mean planted, cultivated mowed grass
areas.
2. Lawn planting shall include necessary grade
preparation, top soil placement and/or
conditioning, matting, mulching and protection
necessary to assure complete coverage and robust
growth during the first full growing season.
c. Shrubs
1. Non-flowering shrubs shall be at least 2-gall0n
size and at least 3 feet high when planted.
2. Flowering shrubs shall be at least 2-gallon and 1
1/2 feet high when planted.
D. Significant trees
1. Any existing tree that is over 40 feet tall shall
be designated by the Planning Agency as a
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 14
Significant Tree. Conifers and Madrone trees at 75
percent of mature height and in healthy condition
qualify as significant trees.
2. Alders, poplars, willows and trees with easily
damaged limbs or which cause safety hazard are not
eligible for Significant Tree designation unless
they are part of a Significant Vegetation Area.
E. Significant Vegetation Area
Any existing area of vegetation that exhibits one or
more of the following characteristics shall be
designated as a Significant Vegetation Area:
1. Is important to the maintenance of water quality or
storm water management.
2. Is important in the prevention of erosion or land
instability.
3. Comprises or is part of a wetland, as defined by
the state Department of Ecology or U.S. Corps of
Army Engineers, natural habitat area, estuary or
riparian system.
F. Irrigation
1. Water appropriate to the horticultural requirements
of different plant species and lawn areas shall be
provided.
2. Irrigation systems shall be designed to industry
standards and provide complete coverage with the
least amount of wasted water.
3. Automatic irrigation is required in all lawn areas
of commercial or multi-family developments of five
dwelling units or greater and is suggested to
conserve water in all other planting areas.
G. Trees
1. At time of installation, deciduous trees shall be
at least two inches in diameter measured at four
feet above the ground and shall have a mature
height of at least 15 feet.
2. Evergreen trees shall be at least eight feet in
height above the ground.
H. Plan submittal requirement
A landscaping plan, which shall include the following
items, shall be submitted along with the required site
plans.
1. Landscape Plan:
a. Plan: Location of plant material to scale,
coverage, description and species shall be
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 15
identified by common and botanical name of all
existing and proposed trees, shrubs, and
vegetative ground cover.
Proposed treatment of all ground surfaces shall
meet landscaping design standards, and identify
the appropriate standard in each area
landscaped.
Species Choice: The applicant shall utilize
plant material which complements the natural
character of Bainbridge Island and which have
demonstrated hardiness in this area. Plant
species choice shall be subject to approval by
the City.
2. Elevations:
One elevational cross-section shall be drawn to
equal horizontal and vertical scale of structures
and landscape to illustrate plant growth at
installation from all street sides.
3. Existing Tree Survey:
In keeping with the City's Comprehensive Plan, the
purpose of this survey is to identify valuable
trees and to encourage their retention. Trees that
are not on the applicant's property shall not be
shown.
a. A tree survey shall indicate the name, caliper
and location of each existing tree eight inches
in caliper or greater at a height four feet
above grade.
b. The survey shall note which trees will be
retained. The trees to be retained shall be
flagged at the drip line with stakes to prevent
damage to the root area during construction of
the project.
4. Planting schedule:
Shall indicate for all plants with scientific and
common names, quantities, sizes, and spacing.
5. Grading Details:
Grading (contours) shall be drawn to scale and be
shown on the preliminary and final site landscape
plans including the location and cross-section of
all landscape berms or mounds.
6. Irrigation Details:
Indicate the method of irrigation for all
landscaped areas (automatic or manual) and if by
hose bibbs or quick couplers, etc., in a
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 16
preliminary plan. The location of each must be
showing on final plans.
7. Artist's Rendering:
An artist's rendering of the Proposed Project shall
be drawn from a pedestrian perspective, showing how
the project will appear from the public right-of-
way. If the project will be visible from several
public rights-of-way, the Planning Agency may
request artist renderings that will depict the
project from these rights-of-ways. Landscaping
will illustrate plant size at installation. Trees
that are not on the applicant's property shall not
appear on these drawings.
I. Protection of Existing Vegetation
1. Perimeter Landscaping Area:
In the required perimeter landscaping area, as
defined in Section J.1, the applicant shall retain
all significant trees which do not constitute a
safety hazard. Area devoted to access and sight
areas, as defined in Section K.3-4 in this code,
and area to be cleared for required roads,
utilities, sidewalks, trails, or storm drainage
improvements are exempt from this requirement.
2. Along streams, wetlands and steep slopes:
To save and/or reinforce the natural biofiltration
system, and to prevent erosion on steep slopes,
existing significant trees and significant
vegetation areas shall be retained in the following
areas:
a. On slopes of 40 percent or steeper gradient.
b. Within 50 feet of the mean high water line of
any stream with a year-round flow.
c. Within 25 feet of wetlands as defined by the
State Department of Ecology or the U.S. Corps of
Army Engineers larger than 1,000 square feet in
area.
3. Site Interiors - Reduced Landscaping:
In areas of the site other than the required
perimeter landscape area, if the proposed landscape
plan incorporates the retention of significant
trees, the Planning Agency may approve a reduction
in parking lot landscape requirement up to 10
percent.
An additional reduction in the parking lot
landscape requirement, up to 50 percent, may be
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 17
allowed in exceptional cases, upon recommendations
of a licensed arborist, hired by the City and paid
for by the applicant. The arborist will establish
the value of significant trees to be saved using
the International Society of Arboriculture's
Standards for Valuation of Trees. The Planning
Agency will then allow a reduction of parking lot
landscape requirements of an equivalent value up to
a maximum of 50 percent of the parking lot
landscape requirements (area and number of trees).
J. Minimum standards for required landscaping:
Descriptions of these standards appear in Section K of
this Ordinance.
1. Perimeter Landscaping - required depth and type.
a. Along property lines adjacent to residentially zoned properties, 15 feet in depth of Type A
landscaping.
b. Along property lines adjacent to property with
the same zoning, 8 feet in depth of Type B
landscaping.
c. Along public rights of way, 10 feet in depth of
Type B landscaping, not including sidewalks or
paths. Type C will be allowed only on approval
of the City.
d. At public rights-of-way intersections, 25 feet
in depth of Type D for a length of 40 feet from
the intersection corners.
e. Along Highway 305 right of way, 25 feet in depth
of Type B or F landscaping.
2. Site Interiors
a. Parking Areas - Type E landscaping. Perimeter
landscaping shall not be used to satisfy the
parking area landscape requirement.
b. Around mechanical equipment, storage areas,
waste sites, loading areas, or other utility
elements within view from public or private
properties, Type A landscaping is required as a
screen.
c. All landscape areas bordering parking areas or
auto circulation areas shall be protected by a
curb or other physical separation.
3. Alternative Landscape Option
a. The applicant may propose specific deviations
from the landscape standards provided that:
i. Modification of these standards do not
disturb protection of existing vegetation as
described in Paragraph 1.1 and 1.2.
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 18
ii. Street frontage landscaping is maintained.
The Planning Agency may approve such alternative
landscaping proposals provided that the Planning
Agency determines that these changes are in the
public interest for the following reasons:
i. Retains more significant trees or
significant vegetation areas than required.
ii. Incorporates more public amenities than
required, such as transit shelters, picnic
areas, mini-parks, or gathering areas.
iii.Creates a unique landscape element such as
water feature, landscaped trellis/arbor.
In addition to the requirements set forth
herein, landscaping shall be in compliance with
all applicable requirements of the Zoning
Ordinance. Where any conflicts occur, these
design criteria shall prevail.
K. Type of Landscaping
1. Type A:
Purpose: Type A landscaping is intended to provide
a dense site barrier separating land uses, or
screening specific activities or elements.
Description:
a. At least one row of evergreen trees, a minimum
of 8 feet in height, planted at intervals no
greater than 10 feet on center, and,
b. At least one row of evergreen shrubs, 3 feet in
height, and other plant materials, planted so
that the ground will be covered in 3 years.
c. For strips 15 feet and wider, the above required
evergreen trees and shrubs may be staggered as
long as one evergreen tree is planted every 10
feet in length of the strip and plants are
arranged in a manner to obstruct view into the
property. At least one shrub, 3 feet tall, will
be planted for every 60 square feet of
landscaped area. Ground covers will fill the
remaining space. All plant material will be
placed so that the ground will be covered in 3
years.
2. Type B Landscaping:
Purpose: Type B landscaping is intended to provide
a moderately dense and naturalistic vegetation
screen to offer visual separation of uses from the
street and visual separation of compatible uses so
as to soften the appearance of parking areas and
building elevations.
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (0rd. 89-12) PAGE 19
Description:
a. Evergreen trees (8 feet tall) and deciduous
trees (2 inch caliper), with no more than 50
percent being deciduous, planted at intervals an
average of 20 feet on center. Trees may be
arranged asymmetrically as long as the total
number of trees is the same as if spaced 20 feet
apart.
b. Shrubs 3 feet tall, covering at least 50 percent
of the planting area.
c. Ground covers to cover the remaining areas
within 3 years.
3. Type C
Purpose: Type C landscaping is intended to provide
a moderate visual separation of the land use and
the street, and is intended to provide a canopy of
trees where visibility at eye level is desired.
Description:
a. Deciduous trees (2 inch caliper) planted on the
average spacing of 20 feet on center.
b. Shrubs and ground covers to cover the remaining
landscape area within 3 years.
4. Type D:
Purpose: Type D landscaping is intended to provide
visual relief where a clear sight is desired and to
provide a decorative landscape display with flowers
or foliage.
Description:
a. Shrubs at least 50 percent of which must exhibit
decorative floral or foliage characteristics,
and shall cover at least 50 percent of the
landscape area, planted in a manner that will
cover the area allotted to them within 3 years.
b. The remaining 50 percent of the area will be
planted with either trees, shrubs, ground covers
or cultivated flower beds.
c. Plant material will be such that it will not
obscure required view for safety at the road
intersections.
5. Type E:
Purpose: To provide visual relief and shade in the
parking lot. Planting area shapes other than
linear strips are encouraged.
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (0rd. 89-12) PAGE 20
Description:
a. Required Amount:
i. If the parking area contains no more than 50
parking spaces, at least 17.5 sq. ft. of
landscape development must be provided as
described in paragraph b for each parking
stall proposed.
ii. If the parking area contains more than 99
parking spaces, at least 35 sq. ft. of
landscape development must be provided as
described in paragraph b for each parking
stall proposed.
iii. If the parking area contains more than 50,
but less than 100 parking spaces, the
Planning Agency shall determine the required
amount of landscaping by interpolating
between 17.5 and 35 sq. ft. for each parking
stall proposed. The area must be landscaped
as described in paragraph b.
iv. For every 8 parking stalls proposed, at
least one tree as described in this code
shall be planted in the parking lot area.
v. The required perimeter landscaping may not
be used to satisfy the parking lot landscape
requirement.
Design:
i. Each area must contain at least 64 sq. ft.
and must be at least 5 feet in any
direction. Each area must contain at least
one tree (2 inch caliper for deciduous or 8
feet tall evergreen tree).
ii. The remaining area must be planted with
shrubs and ground covers to cover the area
within 3 years.
iii.Up to 100 percent of the required trees may
be deciduous.
6. Type F:
Purpose: To create a natural appearance and to
integrate developments into the natural scenic
highway right-of-way.
Description:
a. Evergreen trees (8 feet tall) planted at an
average of 20 feet on center, but no greater
than 30 feet on center along the strip.
b. Native trees, shrubs, and ground covers will be
planted in sufficient quantities to cover the
soil in 3 years.
c. Species shall be those native to the Puget Sound
basin and appropriate to the environmental
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 21
conditions of the site· Species selection is
subject to approval by the City.
Plants shall be arranged in an asymmetric
naturalistic manner.
L. Maintenance of Plant Materials
1. For the functional life of the development, the
property owner or successors shall provide for the
replacement of all unhealthy or dead plant
materials in conformance with the approved
landscape plan and shall also maintain all
landscape materials.
2. a.
Dead or dying trees or shrubs shall be replaced
immediately, and the planting area shall be
maintained reasonably free of weeds and trash.
Sodded areas shall be mowed, fertilized, and
irrigated on a regular basis to maintain a well-
kept appearance for the life of the project.
Similarly, if necessary, the trees or shrubs
shall receive only normal pruning.
Extraordinary pruning is permitted only to avoid
the creation of a safety hazard or nuisance
through excessive shading, overhanging adjacent
properties, or similar problem.
M. Performance Assurance
The required landscaping must be installed prior to
issuance of the final Certificate of Occupancy or the
City will require a Performance Bond before issuance of
the final Certificate of Occupancy. The Performance
Bond shall be in a reasonable amount necessary to
complete installation and insure compliance with all
landscaping requirements.
N. Enforcement
1. The City shall require a maintenance assurance
device (e.g., bond) for a period of one year from
the completion of planting in order to insure
compliance with the landscape requirements.
2. If installation or maintenance required herein is
not adequate, the Land Use Administrator shall
notify the property owner. The property owner
shall have 30 days to comply with the notice. In
the event of non-compliance or denial of an appeal
of such decision, the City may perform the
necessary installation or maintenance or may
contract for it, and shall bill the property owner
for all costs to do so. The owner shall be
required to remit the billed amount to the City
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 22
within 30 days of receipt of the invoice. Unpaid
amounts shall be a lien against the property.
APPEALS
Appeals of any decisions or enforcement practices made
in the course of administering this Design Criteria or
Landscaping Standards shall be filed and administered
in accordance with WMC Section 2.16.080 directly to the
Hearing Examiner and subject to appeal to the City
Council as set forth therein.
HIGH SCHOOL ROAD DESIGN REVIEW CRITERIA (Ord. 89-12) PAGE 23