A. Tree Protection. In addition to RZC 21.32, Landscaping, and RZC 21.72, Tree Preservation, all development within the Shoreline Jurisdiction shall comply with the additional tree protection, landscaping, and screening requirements of this section. Where there is a conflict between regulations, the more restrictive regulation shall apply.
1. Tree Protection Requirements. To maintain the ecological functions that trees provide to the shoreline environment, including air quality, wildlife habitat, temperature and glare attenuation, and aquifer recharge, significant trees shall be retained as follows:
a. Consistent with 21.72.060, Tree Protection Standards, a minimum of 35 percent of the existing significant trees shall be preserved on-site. (b) Within the waterfront building setback, significant trees shall be retained, except where the tree is dead, diseased, dying, or hazardous. (c) Within the shoreline buffer, trees shall be removed only where allowed under RZC 21.64.010.Q, Buffer Areas, and 21.64.020.B, Stream Buffers. (d) Within the Shoreline Jurisdiction, significant trees shall not be removed or topped for the purpose of creating views. Nondestructive thinning of lateral branches to enhance views is allowed.
2. Tree Replacement. Significant trees that are removed, or significant trees designated for protection that are irreparably damaged or destroyed, shall be replaced. Replacement trees shall be planted as follows:
c. Where on-site tree replacement is not feasible, the Administrator may allow up to 60 percent of the required replacement trees to be planted off-site, pursuant to RZC 21.72.080, Tree Replacement. Replacement trees shall be planted within or adjacent to the Shoreline Jurisdiction. Trees planted in proposed landscaping of the site perimeter, vehicle use areas, shoreline buffers, and other areas of the site may be counted as replacement trees.
B. Landscaping and Screening in Shorelines.
1. Landscaping Within Stream Buffers. Within stream buffers, landscaping shall meet the additional requirements of RZC 21.64.030.D, Wetlands Performance/Design Standards, and RZC 21.64.020.F, Riparian Stream Corridor Performance Standards.
2. Landscape Area Requirements. In Business (CO, CB, NC & GC) zones, 25 percent of the site shall be landscaped. In the Business Park Zone, 22 percent of the site shall be landscaped if the site is less than one acre and 20 percent of the site shall be landscaped if the site is one acre or larger in size. In Industrial (MP & I) zones, 20 percent of the site shall be landscaped if the site is less than one acre, and 18 percent of the site shall be landscaped if the site is one acre or larger in size. In multifamily residential zones (R12, R18, R20 & R30), 50 percent of the site shall be landscaped. Vegetated buffers may be used to meet the site area landscaping requirements.
3. Screening of Storage and Service Areas.
b. All vehicle use areas located adjacent to, or visible from public parks or open space, the water body, or shoreline trails or public access features shall be screened from the water body, shoreline trails, and public access features. Screening is intended to create a visual separation that is not necessarily 100 percent sight obscuring. Plantings shall be evergreen or a mixture of deciduous trees with large shrubs and groundcover interspersed with trees and/or a decorative wall or fence. Plantings shall include a minimum of 60 percent evergreen trees and shrubs.
c. Rooftop mechanical equipment shall be screened from the water body, shoreline trails, and public access features. Rooftop screening shall be at least as high as the equipment being screened, shall be of a material and design compatible with the building, and shall surround the building. Screening shall comply with the additional standards of RZC 21.60.040.D.1, Screening for Garbage/Recycling Enclosures and Rooftop Mechanical Equipment.
d. Garbage and trash receptacles shall be screened from the water body, shoreline trails, and public access features. Screening shall be of a material and design compatible with the associated structure and shall be at least as high as the receptacle. Screening shall meet the standards of RZC 21.38.020, Garbage and Trash Receptacle Screening.
4. Use of Native Plants. Landscaping within the Shoreline Jurisdiction shall incorporate a minimum of 50 percent native plants. All plantings within the shoreline buffer shall consist of native plant material. Native plantings are encouraged to be placed closest to the waterbody.