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7 Exhibit 3 to Ordinance No. <br /> compensation does not meet performance standards within specified timeframes. Irrigation <br /> of all enhanced buffer areas must be provided for at least a 2 year period or less if the <br /> enhanced buffer landscaping is established with the need for additional irrigation as <br /> determined by a qualified Landscape Architect and approved by the City. <br /> 8.2.5 For buffer enhancement, a 5-year set-aside shall be required to cover <br /> the costs of monitoring, maintenance, and contingencies, including 50% of the cost of <br /> plantings. The applicant's biologist shall submit a letter to the City confirming installation <br /> of the buffer enhancement. Monitoring reports shall be submitted at the end of six months <br /> and years 1, 3, and 5 following installation. Contingencies must be implemented based <br /> upon the findings of the monitoring. The City may release the set-aside sooner than 5 years <br /> if the enhancement is determined by the City to be successful. <br /> 8.2.6 Wetland mitigation areas must be monitored over a period of 10 <br /> years. Monitoring must include post-project assessment of the site using the SEWIP IVA <br /> model to determine if the projected increase in the WA scores for the compensation site(s) <br /> has been achieved. Prior to issuance of Certificates of Occupancy for structures or <br /> associated permanent parking which are within shoreline jurisdiction and within 100 feet of <br /> a wetland, the applicant must submit (1) an as-built signed by the wetland biologist <br /> documenting that the wetland mitigation has been constructed per plans; and (2) <br /> performance guarantees for monitoring, maintenance, and contingency. <br /> 8.2.7 Building heights on the site will be restricted to height zones as <br /> depicted in the drawing entitled PDO Site Plan—Basic Height Limits at Attachment E. <br /> Measurement of building heights will be determined at the time of the building pre- <br /> application conference with the City by an onsite verified method acceptable to the City. <br /> The Planning Director shall review all building plans to verify that the height of the <br /> building, rooftop appurtenances, and rooftop gardens comply with the terms of this <br /> Agreement and the Zoning Standards. <br /> 8.2.8 The Planning Director shall have the sole authority to determine if <br /> site layout and building designs proposed in each phase of implementation of the Project, <br /> including but not limited to shoreline permits, SEPA reviews,building permits,binding site <br /> plans, or other permits required by the EMC or State law, are consistent with the character <br /> and quality represented in the Preliminary or Final Development Plan and Development <br /> Standards. <br /> 8.2.9 The Planning Director is directed to reject any plan that does not <br /> provide the level of detail, architectural quality, and character represented by the <br /> Preliminary or Final Development Plan and Development Standards. A decision to reject a <br /> plan or permit based on inconsistency with the Preliminary or Final Development Plan or <br /> Development Standards must be made in writing and supported by findings and outlining <br /> the identified inconsistency. <br /> 8.2.10 In reviewing plans for individual phases of development and <br /> individual buildings, the Planning Director shall have the authority, if he deems it necessary <br /> to determine consistency with the character and quality represented in the Preliminary or <br /> 7 4 -8- <br />