Ordinance 3322-13 - Laserfiche WebLink

Section 8: Section 35.070 of Ordinance 1671-89, as amended (EMC 19.35.070), which reads as follows: Modification of landscaping requirements. A. The planning director may, using the review process described in Title 15, Local Project Review Procedures, authorize a reduced width of planting or waive some or all of the landscaping requirements in the following instances: 1. Where, with the exception of the M-1 zone, the requirement of this chapter would require more than fifteen percent of the site area (excluding parking lots) to be landscaped, the planning director may modify the requirements so that not more than fifteen percent of the site area (excluding parking lots) must be landscaped. The planning director may require more intensive landscaping if the reduction in the required planting area would reduce the effectiveness of the landscaping to a point where the intent of the landscape type cannot be satisfied. 2. When the inclusion of existing vegetation on the site would result in landscaping equivalent to or better than the requirements of this chapter in achieving the intent of the required landscape type. 3. When existing conditions on or adjacent to the site, including, but not limited to, differences in elevation, existing vegetation, location of buildings or utilities would render the requirements of this section ineffective. 4. When Type I visual screening is required, an applicant may request to use plantings that can be expected to form a healthy sight-obscuring evergreen hedge within three years in lieu of two rows of trees. In reviewing such a request for modification, the planning director shall consider the applicant's request in light of the intent of Type I landscaping and the nature of the use or development which is being screened. 5. When the applicant proposes an alternative method of landscaping that would achieve the intent and purpose of the landscaping required in this title and which the director determines to provide superior quality through the use of native vegetation existing on site, preservation of groves of trees, preservation of wetlands and/or wildlife habitat, increasing perimeter landscape width in strategic locations, providing unique focal points of interest, or through other means. 6. When development will occur in phases and development of subsequent phases will result in removal of landscaping required by this title. 7. When the subject property abuts railroad right-of-way developed with rail facilities, the planning director may modify the landscaping requirements for that portion of the property abutting the railroad right-of-way, if such modification will not reduce the compatibility between the subject property and other properties in the vicinity. B. In approving a request for a modification of landscaping requirements, the planning director shall issue findings upon which the approval is based. The director may attach conditions to any such approval of a request for modification of landscaping requirements if necessary to assure that the intent of the landscape type and any modification thereof is maintained. Any appeal of the planning director's decision approving or disapproving a request to modify landscaping requirements is subject to the appeals provisions contained in Title 15, Local Project Review Procedures. Is hereby amended to read as follows: Modification of landscaping requirements. A. The planning director may, using the review process described in Title 15, Local Project Review Procedures, authorize a reduced width of planting or waive some or all of the landscaping requirements in the following instances: 15