1. Where mature trees and vegetation exist within the required buffer areas, the preservation of said mature trees and vegetation may be preferable to new plant materials. The Director may require any of the following to better ensure the survival of existing mature trees and vegetation:

2. The letters A, B, C, D, E, and F refer to the landscape types described in AMC 19.65.060. Where more than one buffer type is referenced in a cell, one of the subject buffer types is required. The term “all” means that any of the landscaping types may be used.

3. The term “fence” refers to the requirement of a six-foot-high sight-screening fence. Such fences must comply with the provisions of AMC Chapter 19.66, Fences, Walls, and Hedges.

4. Where the cells are empty, there are no landscaping buffer requirements for the particular situation.

5. The numbers refer to the minimum required width of the required landscaping buffer.

6. Where superscript numbers are included in a cell, see the corresponding note matching the number below the table.

7. The screening elements must extend along the entire property line between the uses/properties except where precluded by structures, driveways, or similar obstructions.

8. Where the developing use is across the street from an existing abutting use or zone, only the buffer type listed for the abutting street is required.

9. DEPARTURES. Alternative buffer treatments may be approved per AMC 19.20.220 for any of the buffer types required below, provided they meet the purpose of this chapter.

1. For screening requirements for service areas and mechanical equipment for nonresidential and multifamily development, see AMC 19.62.070.

2. Required buffer vegetation must be planted within the property boundaries. However, additional plantings above the minimum requirement may extend into the right-of-way per subsection F of this section.

3. The height of any screen material required by this chapter in the vicinity of a point of ingress and egress may not exceed two and one-half feet in height within the clear-vision triangle (AMC 19.69.070).

1. Nonresidential and multifamily developments must include landscaping between the sidewalk and building or parking areas in conformance with this chapter. Exceptions are allowed for pedestrian and vehicular access, pedestrian-oriented space, utility elements, and permitted signage.

2. Where buildings are set back at least 15 feet from a street property line, trees must be planted at an average of 30 feet apart in such planting areas, with groundcover or shrubs used liberally.

DEPARTURES may be considered, provided alternative treatments meet the purposes of this chapter.

3. Trees utilized in these planting areas must minimize conflict with underground and overhead utilities. Trees to be utilized must be from the approved list of recommended plant materials or an approved equivalent.

1. Purpose. The purpose of parking lot landscape development is to soften the visual effect created by large expanses of barren asphalt.

2. Required Area. Planting areas in new parking areas with 20 or more spaces or in upgraded or improved parking areas with 20 or more spaces must constitute at least five percent of the parking area.

3. Minimum Width and Length. Planting areas must have a minimum average width of 10 feet (measured inside the curb) and must be the same length as the parking stall or column.

4. Planting Type. Type C landscaping must be used in required planting areas. Rain gardens, or other vegetated LID BMPs, may be integrated into planting strips, provided they integrate the same number of trees as for Type C landscaping.

5. Distribution. Landscaped areas must be distributed throughout the parking lot.

6. Parking Lot Perimeters.

1. General. Applicants are encouraged to retain existing native vegetation, including indigenous shrubs and herbaceous plants, and significant trees on the subject property. “Significant tree” means deciduous or evergreen trees at least six inches in diameter at a point five feet above the ground.

2. Bonus for Retention. For each significant tree as defined in subsection (E)(1) of this section, the applicant may measure the canopy of the tree and receive a bonus of 200 percent of the square footage of the canopy to count as landscaped area for the purpose of complying with the standards for the applicable zone in AMC Chapter 19.42, Form and Intensity Standards; provided, that the soil within the dripline of the tree is undisturbed, root systems are protected from damage, and approved methods are utilized to ensure proper irrigation.

3. Required Review. The city will review the proposed retention of significant existing vegetation as part of the application for development. Any bonus for retention must be approved only after on-site inspection.

4. If any tree used for bonus credit is removed or lost, it must be replaced promptly with the same species, or an approved substitute under AMC 19.65.080(C), at a ratio of three replacement trees at least 12 feet in height for each bonus tree lost.

1. Excess right-of-way is defined as the area of an undeveloped alley or street right-of-way, or the area between the property line and the street pavement, whether or not it contains a sidewalk.

2. All landscaping materials proposed to be installed in the right-of-way must be reviewed to ensure that traffic safety considerations are met and future sidewalks can be added if they do not currently exist.

3. Irrigation or sprinkling systems are subject to the standards in AMC 19.65.090.

4. Maintenance of landscaping in the right-of-way must be the responsibility of the adjacent property owner; provided, however, that nothing in this section must create or imply any interest of the property owner in the excess right-of-way; and provided further, that in the event the city must undertake to utilize the excess right-of-way, any landscaping must be removed by the property owner at their sole expense or, if not so removed, may be destroyed by the city.

1. Landscaping in the vicinity of any fire hydrant, Fire Department sprinkler connection or standpipe connection should not prevent such equipment from being immediately discernible nor in any other manner deter or hinder the Fire Department from gaining immediate access to the equipment. Subsections (G)(2) and (3) of this section are guidelines for the landscaping around the equipment, with final approval from the City Fire Marshal.

2. Fire Hydrants.

3. Sprinkler and Standpipe Connections.