17.31.050 Supplementary regulations

17.31.050 Supplementary regulations.

Notwithstanding other provisions of this title to the contrary, the following supplementary regulations shall apply to all development in the RC, Resort Commercial District:

A. Outdoor Lighting. An outdoor lighting plan shall be submitted with the site/development plan.

1. All outdoor lighting shall comply with the requirements of Sections 17.09.060 through 17.09.069.

B. Gasoline Service Stations. All gasoline service station pumps shall be set back at least twenty feet from all property lines.

C. Recreational Vehicle/Travel Trailer Parks. A recreational vehicle/travel trailer park and incidental facilities shall comply with the standards in this section:

1. RV/travel trailer parks shall be occupied only by persons using travel trailers, truck campers, small cabins without plumbing (traditional KOA-style), and tents for overnight, short duration, or seasonal camping;

2. Each space RV/travel trailer space shall be at least one thousand two hundred square feet in area;

3. Each cabin or tent space shall be at least eight hundred square feet in area;

4. Each space shall be at least thirty feet in width;

5. Each park shall be served by central water and sewer facilities;

6. No space shall be located more than two hundred feet from a water and sewage service building;

7. The City may require landscaping and screening pursuant to the provisions of the City code; and

8. One tree of a species suitable for the area shall be provided for each two spaces, and shall be located in close proximity to those spaces. (Existing trees on the site may be used to satisfy this requirement.)

1. Purpose. This section is designed to provide standards for the installation and maintenance of landscaping, walls and screening devices so as to promote the general welfare of the community. This is accomplished by encouraging the creation of an attractive appearance along streets and highways and by screening from view those uses that may be unattractive to the public eye. Landscaping materials, including ground covers, shrubs, and trees further facilitate the control of erosion and the reduction of glare and dust, as well as the visual softening of building masses. Low water use plant materials are preferred, but not required, for required landscaping. Walls and screening devices allow for the separation of incongruous uses and for the buffering of road noise and intensive activities. Landscaping, walls and screening devices together, help to effectuate privacy, logical development, and enhancement of property values.

2. Applicability. This section shall apply to all multi-household and non-residential development, provided that a onetime expansion of the floor area of buildings on a lot or building tract not exceeding twenty-five percent of the existing floor area shall not be subject to the requirements of this article.

a. Landscape and Site Plan. Any proposed building or use shall be shown on a landscape and site plan indicating:

i. The location of existing and proposed buildings, parking areas, street improvements;

ii. Locations and general types of landscaped treatment areas i.e., lawn areas, low-water use areas, and inorganic areas;

iii. Proposed plant or inorganic materials to be used in each treatment area;

iv. The underground irrigation system to be used in each planted area; and

v. Walls and screening devices.

b. Location of Utilities. Proposed utilities shall be located, when possible, so that their installation will not adversely affect vegetation to be retained on a site.

c. Installation. Landscaping, underground irrigation systems, walls and screening structures shall be installed in accordance with the approved landscape or screening plan prior to issuance of a final Certificate of Occupancy for the building or use. The building official may grant a temporary Certificate of Occupancy during the winter months when installation is impracticable or not feasible.

i. Landscaped areas shall be reasonably maintained by the owner or the lessee of the property, including pruning, trimming, watering, and other requirements necessary to create an attractive appearance for the development. Lack of maintenance of required landscaping material shall constitute a violation of this code.

ii. Any plant materials not surviving shall be replaced within thirty days of its demise or in the next appropriate season.

e. Landscaping Standards. All undeveloped areas of the street yard of each lot or tract and the adjacent right-of-way shall be landscaped with trees, shrubs, grasses, ground cover or other organic and inorganic materials that create an attractive appearance in accordance with the requirements of this section. Smooth concrete or asphalt surfaces are not considered landscaping.

i. Shrubs, Trees and Grasses. Use of locally appropriate shrubs, trees and grasses or plants with low-water demand characteristics is encouraged, but not required, in all cases in order to minimize the consumption of water.

ii. Trees. One tree shall be utilized per one thousand square feet or fraction thereof (in no case closer than thirty-five feet apart) of required landscaped area, provided, however, the Planning Commission may waive this requirement where it finds that trees are either impractical due to water supply problems or inappropriate to the natural setting; and,

iii. Shrubs, Grasses, Ground Covers, and Inorganic Materials. Any combination of shrubs, grasses, ground covers, and inorganic materials may be used for the balance of the required landscaping at the developer’s discretion.

iv. Existing Landscaping. To the extent practical, existing significant landscape features shall be preserved and incorporated into the final landscape and site plans. Existing landscaping may be used to meet the requirements of this Land Use Code if it meets the purpose and intent of this article and is included on the approved landscape plan. Such landscaping shall be protected during all phases of site development.

v. Minimum Plant Sizes. The following minimum plant size requirements shall apply in all cases:

Plant Type	Minimum Size
Deciduous Trees	1-2 inch caliper (measured 1 foot above ground)
Evergreen Trees	6 feet tall
Shrubs	5-gallon container size + 24 inches tall
Ground Cover	1-gallon container size with 12 inch spread

vi. Irrigation. All required landscaped areas shall include a permanent, underground irrigation system as defined herein to insure the long-term health and growth of the landscape. Where possible, irrigation systems shall utilize untreated, irrigation water instead of treated water. Irrigation system design shall take into consideration the xeriscape characteristics of plant materials used.

vii. Screening Standards. Where screening standards are required by this code, the following screening standards shall apply:

viii. Screening Materials. Screening may be accomplished by the use of plants, earth berms, walls or fences, or trees and shrubs in combination as necessary to produce an effective screening from view off-site of the use or facility requiring screening within a reasonable time period.

ix. Height of Screening Devices. The height of screening devices shall be measured from the highest finished adjacent grade of the element to be screened.

x. Screening Plant List. Plants used to satisfy any required screening standards shall be limited plants with a mature height of between six and fifteen feet and foliage. For reference to appropriate plants and trees see the publication Urban & Community Forest: A Guide for interior Western United States, Department of Agriculture, 1990.

xi. Parking Areas. The perimeter of all parking areas shall be screened to a minimum height of three feet above the highest finished grade of the parking area. The minimum width of the landscaped street buffer from the street line to the parking area shall be fifteen feet.

xii. Outdoor Storage Areas. All outdoor storage areas for materials, trash, mechanical equipment, vehicles, or other similar items shall be screened from street view by a minimum six-foot high screening device. Such screening device shall consist either of plant material or a wall constructed of or finished with materials to match the main building of the site. (Ord. 19-13 § 21 (part), 2019; Ord. 19-03 Att. 1 (part), 2019; Ord. 02-04 (part), 2002)