HomeMy WebLinkAboutAttach 2- Ord 2803 Draft Code-PC FCO Recom to Council w-Comm 12-27-18 LU 18-0059 ATTACHMENT 2
DRAFT: 12/27/18
803)
PC Recommendation with Commentary (Ordinance LU 18-005959
50.05.005 WEST LAKE GROVE DESIGN DISTRICT
1. PURPOSE
These provisions are intended to implement the Lake Oswego Comprehensive Plan and the West Lake
Grove Design District, identified in Figure 50.05.005-A: West Lake Grove Design District Boundaries, by
specifying allowed land uses and providing design and development standards to ensure:
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d. The creation of a built environment complementary to the existing character of Lake Grove which
includes:
i. The creation of an aesthetic entry to the City;
ii. Architecturally designed structures of high design quality sited to orient towards the public
streets; and
iii. -PreservationConservation of existing mature Douglas fir trees and other substantialignificant
trees to retain the landmark status imparted by these resources.
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ITEM 1: References to "significant tree" in WLG and LGVC are changed to "substantial"to avoid
confusion with the Tree Code [where a "significant"tree is defined as one that is 15" DBH or more]; all
references to "conservation" are amended to "preservation"for consistency. "Substantial trees" are
defined below in the landscaping standards for the overlay, and the definition is the same one used in
the LGVC overlay.
4. STANDARDS APPLICABLE TO THE ENTIRE WLG DESIGN DISTRICT
a. General Requirements
Development which occurs within the West Lake Grove Design District shall create an aesthetically
pleasing entry into Lake Grove through the following design elements:
i. Architecturally designed structures of high design quality that are in scale with the site, in
proportion to similar buildings in the West Lake Grove Design District and which utilize a
pleasing variety of harmonious earth and muted tone materials, colors, finishes and textures;
ii. PreservationConservation of substantial mature Douglas fir trees and other slignificant trees to
retain the landmark status imparted by these resources;
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f. Landscaping Standards
Landscape development shall reinforce the informal "village" scale and character of Lake Grove.
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ii. Parking Area Landscaping, Buffering,and Screening
The overall design themes for parking lot landscapes shall emphasize development of a natural
appearing landscape, which utilizes plant materials that are either native or have naturalized to
the locale.
(1) Purpose
Off-street parking areas shall be designed and landscaped to:
(a) Be buffered and screened from adjoining residential uses;
(b) Ensure that trees are integral to parking lot design to provide for aesthetics and shade;
(c) Be an integral part of a development's overall site plan, taking into special consideration
the requirement to preserve substantial treesignificant vegetation;
(d) Visually mitigate large expanses of paving and allow for alternative surface treatments,
such as the use of gravel and other pervious surfaces to preserve substantial existing
mature trees; and
(e) Preserve existing substantial treesignificant vegetation, especially existing mature
Douglas firs and other significant vegetation.
(2) Minimum Parking Lot Landscaping Standards
All parking lots shall be landscaped to conform to the following minimum standards:
(a) Trees planted to meet the landscaping requirements for parking lots shall be deciduous
shade trees of at least three in. in caliper inches which reach a minimum mature height
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of at least 30 ft. and have the canopy and structure necessary to cast moderate to dense
shade.
ITEM 1: There are multiple references in the WLG Code to "caliper" and "diameter at breast
height/DBH"that are used incorrectly. "Caliper" refers to the size of a tree when planted; "DBH"
refers to the size of a tree that is already in the ground. The references are amended to the correct
terminology.
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(d) Parking areas shall be divided into bays of not more than eight parking spaces. Between
and/or at the end of each parking bay there shall be curbed planters of at least five ft. in
width. Each planter shall contain one shade tree of at least three in. in caliper inches.
The planter shall also be planted with appropriate ground cover or shrubs at a rate of
two two-gallon plants for every 20 sq.ft. of landscape area.The intervening area
between plantings shall be mulched with an appropriate material to a minimum depth
of three in.
(e) Parking lots fronting a driveway, sidewalk, pathway or public street shall be bordered by
a minimum five-ft.-wide landscaped area. Within this area, shade trees shall be planted
every 30 ft. Planting of shrubs and ground cover and mulching shall occur pursuant to
subsection 4.f.ii(2)(d) of this section.
(f) Parking areas shall be separated from the exterior wall of a structure by a minimum of a
ten-ft. buffer which may include a pedestrian pathway and/or landscaped strip. Parking
areas or driveways shall be separated from abutting residential zones by a minimum 15-
ft. landscape buffer pursuant to LOC 50.05.005.4.i.ii, Landscape Buffering.
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iii. Site Landscaping
(1) Generally
(a) All new development shall install landscaping on at least 20%of the development site
on which buildings are constructed.This is inclusive of landscaping required for parking
lots, and landscaping within required buffer areas. Landscaping may include courtyards,
raised beds and planters, espaliers, arbors and trellises.The landscape plan shall
incorporate large-scale evergreen trees such as Douglas fir, western red cedar, hemlock
or California incense cedar.
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(b) Planting plans shall emphasize development of an informal, natural appearing
landscape, which utilizes drought-resistant plant materials that are either native or have
naturalized to the locale.
(c) Existing significant vegetation;which is preserved as part of an approved development
application;shall be counted towards fulfillment of this section.
(2) Minimum Site Landscape Requirements
Minimum landscaping shall be as follows:
(a) Tree Size and Quantity
One tree, a minimum of two to three in. in caliper inches+four and one-half ft above
grade-for every 500 sq. ft. of landscaped area. Where site conditions warrant,
evergreen trees such as western red cedar, western hemlock and Douglas fir of at least
three in. in caliper inches and which reach a mature height of at least 70 ft. shall be
planted.
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(d) Street Trees
(i) One street tree shall be provided within or immediately adjacent to the public right-
of-way an average of every 30 linear ft. along the entire development site frontage.
(ii) Street trees shall be a minimum of three in. in caliper inches, m osured four and
one-half ft. above grade when planted. When trees are not planted in a planter strip
or landscaped area,tree wells, with approved grates that provide a minimum of 16
sq.ft. of surface area, shall be provided for each tree.Alternative arrangements to a
linear street pattern may be implemented at the discretion of the approval
authority. Existing preserved trees within 20 ft. of the public right-of-way shall be
counted towards fulfillment of this standard.
(iii) In order to provide for a more natural and informal setting, groupings of trees may
be allowed.
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h. Preservation of Substantial TreesMaturc Dougla` Fir Tr and ^then Significant Vegetation
i. Development plans shall preserve substantial trees existing mature, evergreen trees and other
significant vegetation to the extent practicable. Substantial trees for the purpose of the LOC
50.05.005 West Lake Grove Overlay are all trees measuring 18 in. DBH or more except for
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invasive, dead or hazardous trees. Where compliance creates conflicts over preservation of
different types of trees, preservation of native trees such as Douglas firs is given higher priority
than non-native trees.
ii. The approval authority shall have the discretion to allow modifications or require changes to the
paving standards, such as the use of pervious surfaces, to preserve mature trees.
iii. Tree removal shall be mitigated. Where practicablepossible, the cumulative diameter caliper
inches of trees,with a trunk diameter of sixfive in. or greater, which are removed shall be
replaced with trees of the same or approved variety, of no less than three caliper inchesi
diameter each,to equal 50%of or exceed the 50%caliper inches of the cumulative diameter of
trees removed. Where complete mitigation is not practicable, payment shall be made into the
City of Lake Oswego Tree Fund pursuant to LOC 55.02.084(3).
ITEM 2: The tree mitigation rate in WLG and LGVCO is 1":1" per cumulative diameter of the trees
removed, while in the rest of the City the mitigation rate is 1 tree: 1 tree. The 1":1" mitigation rate
may have been codified as a deterrent to tree removal, but it is not clear that it has operated that
way. Based on citizen input on three alternatives for the Planning Commission's consideration--1)
establishing the same mitigation rate as for the rest of the city(tree for tree), 2) reducing the rate to
50%, and 3) No change—the Commission recommended Option 2, reducing the rate to 50%or% inch
for every 1 inch diameter removed.
iv. A protection and maintenance plan to promote the continued survival of preserved trees shall
be submitted for approval in conjunction with any development application.
(v) Incentives for Preservation of Substantial Trees: For each substantial tree
retained on the lot, a 500 sq. ft. landscaping credit can used to reduce the number of
parking lot landscaping bulbs per LOC 50.05.005.4.f.ii(2)(d) and/or the width of the
landscaping buffer between a parking facility and the exterior wall of a building per LOC
50.05.005.4.f.ii(2)(f), but in no case shall the total amount of landscaping on-site be
reduced below 15%. A retained tree shall be credited only toward reduction in required
landscaping. Sufficient landscape area at the base of each preserved tree shall be
provided as recommended by a certified arborist.The decision body shall require as a
condition of approval that where a preserved tree dies or otherwise must be removed, a
native evergreen tree such as a western red cedar, western hemlock or Douglas fir of at
least three caliper inches, shall be planted.
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ITEM 3: Sub (v) is a proposed incentive to give a landscaping bonus of 500 sq. ft.to any substantial
tree that will remain on the lot after the development (no covenant for future protection from
development or landscape plan is required). This bonus can be used to reduce other on-site
landscaping such as parking lot bulbs and the buffer between a parking facility and the exterior wall of
a structure. This amendment prioritizes mature trees/landscaping over new landscaping that would
likely not support large-stature trees. Note that required landscaping, which is 20% in WLG, could
never be reduced below 15%.
i. Buffer Areas
Adjoining residential land uses shall be buffered and screened from land uses within the Design
District as follows:
i. Separation by Right-of-Way
Where the boundary of the West Lake Grove Design District is adjacent to a residential zone but
separated by a public right-of-way, buffering requirements shall be met by setback
requirements.
ii. Landscape Buffering
There shall be a minimum 15-ft.wide landscaped buffer along the entire edge of the West Lake
Grove Design District where it abuts a residential zone and along the property boundaries of new
commercial and townhome residential development which abuts existing single-family dwellings
within the Design District.A buffer area may only be occupied by utilities, screening and
landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except
where an accessway has been approved by the approval authority.The buffer area is required to be
landscaped as follows:
(1) One row of two_ to thrco-in. caliper deciduous trees, spaced no more than 15 ft. apart; or one
row of evergreen trees not less than six ft.tall and spaced no more than 15 ft. apart, or a mix of
evergreen and deciduous trees planted 15 ft. apart.
(2) Ten shrubs planted a minimum of five ft.from each other which shall attain a height of at least
six ft. within three years of planting.
(3) The remaining area shall be planted in ground cover and mulched with a suitable material to a
depth of three in.
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9.CLEAR AND OBJECTIVE HOUSING STANDARDS FOR APPROVAL
a. Purpose
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iv. The creation of a built environment complementary to the existing character of Lake Grove
which includes:
(1) The creation of an aesthetic entry to the City;
(2) Architecturally designed structures of high design quality sited to orient towards the public
streets; and
(3) PreservationConservation of substantial existing mature Douglas fir trees and other
significant trees to retain the landmark status imparted by these resources.
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d. Standards Applicable to the Entire WLG Design District
i. Site Design Standards
(1) Purpose
Development which occurs within the West Lake Grove Design District shall achieve an
aesthetically pleasing site and building design that:
(a) PreservesConserves substantialrnaturc Douglas fir trees and other significant trees in
order to retain the landmark status imparted by these resources;
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vi. Landscaping Standards
Purpose:The following landscape treatment requirements reinforce the informal "village" scale
and character of Lake Grove.
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(2) Parking Area Landscaping, Buffering, and Screening
(a) Purpose
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(iv) Visually mitigate large expanses of paving and allow for alternative surface
treatments, such as the use of gravel and other pervious surfaces to preserve
existing mature trees; and
(v) Preserve existing substantial treesignificant vegetation, especially existing mature
Douglas firs and other significant vegetation.
(b) Minimum Parking Area Landscaping Standards
All parking areas shall be landscaped to conform to the following minimum standards:
(i) Trees planted to meet the landscaping requirements for parking lots shall be
deciduous shade trees of at least three i caliper inches which reach a minimum
mature height of at least 25 ft. and have a minimum spread of 20 ft. in order to cast
moderate to dense shade.
(ii) Where room is available per LOC 50.11.004—Appendix D, Section 4 (Approved
Street Trees for Old Town Neighborhood Design), large-scale evergreen trees such
as western red cedar, western hemlock, California incense cedar, and Douglas fir of
at least four to six ft. in height and which reach a mature height of at least 70 ft.
shall be incorporated into the landscape theme.
(iii) Exceptions to the requirements of LOC 50.05.005.4.f.ii(2)(a) and (b) may be
allowed for circumstances that limit placement of trees such as overhead lines,
underground utilities and confined spaces.
(iv) Parking areas shall be divided into bays of not more than eight parking spaces.
Between and/or at the end of each parking bay there shall be curbed planters of at
least five ft. in width. Each planter shall contain one shade tree of at least three i
in caliper inches.The planter shall also be planted with appropriate ground cover or
shrubs at a rate of two two-gallon plants for every 20 sq. ft. of landscape area.The
intervening area between plantings shall be mulched with an appropriate material
to a minimum depth of three in.
(v) Parking areas fronting a driveway, sidewalk, pathway or public street shall be
bordered by a minimum five-ft.-wide landscaped area. Within this area, shade trees
shall be planted every 30 ft. Planting of shrubs and ground cover and mulching shall
occur pursuant to LOC 50.05.005.4.f.ii(2)(d).
(vi) Parking areas shall be separated from the exterior wall of a structure by a
minimum of a ten-ft. buffer which may include a pedestrian pathway and/or
landscaped strip. Parking areas or driveways shall be separated from abutting
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residential zones by a minimum 15-ft. landscape buffer pursuant to LOC
50.05.005.4.i.ii, Landscape Buffering.
(vii) All parking area landscaping shall be provided with underground irrigation.
(viii) Entrances to parking areas shall be specifically indicated through pedestrian-scale
signage and lighting.
(3) Site Landscaping
(a) Generally
(i) All new development shall install landscaping on at least 20%of the development
site on which buildings are constructed.This is inclusive of landscaping required for
parking lots, and landscaping within required buffer areas. Landscaping may include
courtyards, raised beds and planters, espaliers, arbors and trellises.The landscape
plan shall incorporate large-scale evergreen trees such as Douglas fir,western red
cedar, hemlock or California incense cedar.
(ii) Planting plans shall emphasize development of an informal, natural appearing
landscape.This shall be accomplished when a planting plan provides natural
groupings of landscape materials.The planting plan shall utilize drought-resistant
plant materials that are either native or have naturalized to the locale.
(iii) SubstantialExisting significant treesvegetation,which are+s preserved as part of an
approved development application;shall be counted towards fulfillment of this
section.
(b) Minimum Site Landscape Requirements
Minimum landscaping shall be as follows:
(i) Tree Size and Quantity
One tree, a minimum of two to three in. in caliper irchesat four and one half ft.
above grade for every 500 sq.ft. of landscaped area.Where site conditions warrant,
evergreen trees such as western red cedar, western hemlock and Douglas fir of at
least three in. in caliper inches and which reach a mature height of at least 70 ft.
shall be planted.
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(iv) Street Trees
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(A) One street tree shall be provided within or immediately adjacent to the public
right-of-way an average of every 30 linear ft. along the entire development site
frontage.
(B) Street trees shall be a minimum of three in. in caliper inches, m asured four
and one half ft—above-grade-when planted. When trees are not planted in a
planter strip or landscaped area,tree wells,with approved grates that provide a
minimum of 16 sq.ft. of surface area, shall be provided for each tree.
Alternative arrangements to a linear street pattern may be implemented at the
discretion of the approval authority. Existing preserved trees within 20 ft. of the
public right-of-way shall be counted towards fulfillment of this standard.
(C) In order to provide for a more natural and informal setting, groupings of trees
may be allowed.
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(vii) Preservation of Substantial MatureTrees Dougla` Fir Tre and Other Significant
Vegetation
(1) Development plans shall preserve substantial existing mature evergreen trees
to the extent practicable. Substantial trees for the purpose of the LOC 50.05.005
West Lake Grove Overlay are all trees measuring 18 in. DBH or more except for
invasive, dead or hazardous trees. Where compliance creates conflicts over
preservation of different types of substantial trees, preservation of native trees
such as Douglas firs is given higher priority than non-native trees.For the
purposes-of this-req i nt, a "mature" tree is defined a „tree with a DBH
of five in. or gr ater, m asured 54 in. (4 1/2 ft.) above man ground level at the
base of the trunk. It is not practical to preserve substantial existing mature trees
where it would prevent development of public streets, utilities, or permitted
land uses.
(2) The approval authority shall have the discretion to allow modifications or
require changes to the paving standards, such as the use of pervious surfaces,to
preserve mature trees.
(3) Tree removal shall be mitigated. Where practicable,the cumulative
diametercaliper inches of trees;with a trunk diameter of sixfive in. or greater,
which are removed shall be replaced with trees of the same or approved
variety, of no less than three caliper inchesin. in diameter each, to equal feAe
tree for every tree removed/50%of or exceed the cumulative diametercaliper
inches of trees removed]. Where complete mitigation is not practicable,
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payment shall be made into the City of Lake Oswego Tree Fund pursuant to LOC
55.02.084(3).
(4) A protection and maintenance plan to promote the continued survival of
preserved trees shall be submitted for approval in conjunction with any
development application.
ITEM 2: The tree mitigation rate in WLG and LGVCO is 1":1" per cumulative diameter of the trees
removed, while in the rest of the City the mitigation rate is 1 tree: 1 tree. The 1":1" mitigation rate
may have been codified as a deterrent to tree removal, but it is not clear that it has operated that
way. Based on citizen input on three alternatives for the Planning Commission's consideration--1)
establishing the same mitigation rate as for the rest of the city(tree for tree), 2) reducing the rate to
50%, and 3) No change—the Commission recommended Option 2, reducing the rate to 50%or%2 inch
for every 1 inch diameter removed.
viii. Buffer Areas
Adjoining residential land uses shall be buffered and screened from land uses within
the Design District as follows:
(1) Separation by Right-of-Way
Where the boundary of the West Lake Grove Design District is adjacent to a
residential zone but separated by a public right-of-way, buffering requirements
shall be met by setback requirements.
(2) Landscape Buffering
There shall be a minimum 15-ft.wide landscaped buffer along the entire edge of
the West Lake Grove Design District where it abuts a residential zone and along
the property boundaries of new commercial and townhome residential
development which abuts existing single-family dwellings within the Design
District. A buffer area may only be occupied by utilities, screening and
landscaping. No buildings, accessways or parking areas shall be allowed in a
buffer area except where an accessway has been approved by the approval
authority.The buffer area is required to be landscaped as follows:
(a) One row of two-to three in. caliper deciduous trees, spaced no more than
15 ft. apart; or one row of evergreen trees not less than six ft.tall and
spaced no more than 15 ft. apart, or a mix of evergreen and deciduous trees
planted 15 ft. apart.
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50. 50.05.007 LAKE GROVE VILLAGE CENTER OVERLAY DISTRICT
3.APPLICABILITY
a. LGVC Overlay Applicability
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c. Applicability by Type of Development
i. New Construction/Redevelopment
All standards of this overlay apply to new building(s) and alterations to existing buildings that do
not meet the definition of"remodel" in subsection 3.c.ii of this section, and site improvements
on any vacant or redeveloped site and to new building(s) and related site improvements on any
partially developed or developed site.
Exception: For the construction or redevelopment of single-family dwellings, duplexes and
townhomes,the Pedestrian Features standards of LOC 50.05.007.5.d do not apply.
ITEM 4: The Pedestrian Features design standards require public walkways, public entrances, awnings
and lighting. These features are generally not appropriate for single-family, duplex or townhome
developments, which are allowed in the LGVCO in the R-0, R-3 and R-5 zones. The remaining design
standards (building style, materials, etc.) remain effective.
ii. Remodeled Buildings, Building Expansion, and Site Improvements
The standards of this overlay apply to any remodeling, building expansion, or site improvement
project on a partially developed or developed site, except as expressly provided below.
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(5) For remodels of single-family dwellings, duplexes and townhomes, the Pedestrian Features
standards of LOC 50.05.007.5.d do not apply.
ITEM 4:The Pedestrian Features design standards address public walkways, public entrances, awnings
and lighting. These features are generally not appropriate for single-family, duplex or townhome
developments,which are allowed in the LGVCO in the R-0, R-3 and R-5 zones. The remaining design
standards (building style, materials, etc.) remain effective.
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6.SITE PLANNING STANDARDS
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e. Landscape Requirements
Purpose: Reinforce village scale and character, buffer dissimilar uses, and ensure a unified
streetscape theme and continuity within the Lake Grove Village Center Overlay District as illustrated
in the Village Theme section of the Lake Grove Village Center Design Handbook.
i. Minimum Area Requirement
Landscaping shall be installed on at least 15%of the development site on which buildings are
constructed.This is inclusive of area provided in required village gathering places, landscaping
required for parking lots, landscaping within any required buffer areas, and landscaping within
public plazas and gathering places. Landscaping may include courtyards, raised beds and
planters.
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iii. Preserved Vegetation Shall Count Toward Landscaping Requirements
Existing significant vegetation which is preserved as part of an approved development
application shall be counted towards fulfillment of this section.
iv. On-Site Tree Requirements
One tree with a minimum of two in. caliper shall be provided for every 500 sq. ft. of landscaped
area. Where site conditions warrant, native trees such as Douglas fir,western red cedar,
western hemlock, oak and maple of at least two in. diameter in caliper and which reach a
mature height of at least 70 ft. shall be planted.
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viii. Parking Areas
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(4) Parking Bays
(a) Parking areas shall be divided into bays of not more than ten parking spaces. Between
and/or at the end of each parking bay there shall be curbed planters of at least five ft. in
width.As an alternative to bays, private parking lots of 20 spaces or less may provide a
perimeter landscape planter with a minimum width of five ft. if at least 25%of the
parking spaces abut a landscaped area.
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(b) Each planter shall contain one shade tree of at least two in. in caliper.
(c) The planter shall also be planted with appropriate ground cover or shrubs at a rate of
two 2-gallon plants for every 20 sq. ft. of landscape area.The intervening area between
plantings shall be mulched with an appropriate material to a minimum depth of three
in.
(5) Parking Facility Edge Requirements
(a) Parking facilities shall be separated from a driveway, sidewalk, or pathway by a
minimum five-ft. wide landscaped area.Within this area, shade trees shall be planted
every 30 ft. Low sitting walls, benches and other pedestrian amenities oriented to
sidewalks or pathways may be provided in the landscaped area.
(b) Parking facilities shall be separated from the exterior wall of a structure by a minimum
of a ten-ft. buffer which may include a pedestrian pathway and/or landscaped strip.
(6) Irrigation
All parking area landscaping shall be provided with an appropriate irrigation system.
Permanent irrigation may not be required if the applicant demonstrates that drought-
tolerant plants have been installed and established.
ix. Tree Preservation
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(2) Mitigation
(a) Mitigation trees shall be planted so that, over time,groves of trees will be established.
(b) Mitigation shall require that trees with a diameter of six in. DBH or greater which are
removed be replaced with trees of the same or approved variety with a caliper no less
than three in. each,to equal 50% of the cumulative diameter inches of trees removed].
Exception: Invasive trees do not require mitigation.
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ITEM 2:The tree mitigation rate in WLG and LGVCO is 1":1" per cumulative diameter of the trees
removed, while in the rest of the City the mitigation rate is 1 tree: 1 tree. The 1":1" mitigation rate
may have been codified as a deterrent to tree removal, but it is not clear that it has much success.
Based on citizen input on three alternatives for the Planning Commission's consideration--1)
establishing the same mitigation rate as for the rest of the city(tree for tree), 2) reducing the rate to
50%, and 3) No change—the Commission recommended Option 2, reducing the rate to 50%or%
inch for every 1 inch diameter removed.
(c) If in the City's determination there is insufficient available space on the subject
property, replacement planting shall occur in an open space tract, or City-owned or
dedicated property within the Lake Grove Village Center Overlay District subject to the
approval of authorized property owners. If in the City's determination no feasible
alternative exists to replant required mitigation,the applicant shall pay into the tree
fund as provided in LOC 55.02.084, Mitigation Required.
fJ Incentives for Preservation of Substantial Trees: The following incentives shall apply to
substantial native trees that are preserved as part of new development or redevelopment:
(a) For each retained native substantial tree, a 500 sq. ft. landscaping credit can be used to
reduce the number of parking lot landscaping bulbs per LOC 50.05.007.6.e.viii(4)(a)
and/or the width of the landscaping buffer between a parking facility and the exterior
wall of a building per LOC 50.05.007.6.e.vii(5)(b), but in no case shall the total amount of
landscaping on-site be reduced below 10%.A retained tree shall be credited only
toward reduction in required landscaping. Sufficient landscape area at the base of each
preserved tree shall be provided as recommended by a certified arborist.The decision
body shall require as a condition of approval that where a preserved tree dies or
otherwise must be removed, a native evergreen tree such as a western red cedar,
western hemlock or Dolas fir of at least three caliper inches, shall be planted.
(b) The 10-foot Build-To Line shall be adjusted where compliance with the standard would
otherwise necessitate the removal of a substantial native tree or trees;the build-to line
in this circumstance shall be increased by the minimum distance necessary, not to
exceed 30 feet,to preserve the substantial native tree or trees.
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iv. A protection and maintenance plan to promote the continued survival of preserved trees shall
be submitted for approval in conjunction with any development application.
ITEM 3(a): Sub (a) is a proposed incentive to give a landscaping bonus of 500 sq.ft. to any retained
substantial tree that will remain on the lot after the development(no covenant for future protection from
development or landscape plan is required). This bonus can be used to reduce other on-site landscaping
such as parking lot bulbs and the buffer between a parking facility and the exterior wall of a structure. This
amendment prioritizes mature trees/landscaping over new landscaping that would likely not support large-
stature trees. Note that required landscaping, which is 15% in LGVCO, could never be reduced below 10%.
ITEM 3(b):The 10-foot Build-To Line, which can already be modified by 10 feet to preserve any tree 6" or
more DBH, can be modified another 10 feet (up to a 30-foot setback)to preserve substantial native trees
(i.e., trees 18" DBH or more).
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LU 18-0059 ATTACHMENT 2/PAGE 17 OF 17