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EXHIBIT 1 TO ORDINANCE <br /> a. New Development. All new uses shall provide landscaping in accordance with the <br /> requirements of this chapter when a particular landscape category applies to that use, <br /> or when a particular landscape category and/or additional specific landscaping <br /> requirements are imposed as part of a discretionary permit review process. <br /> b. Expansions of or Alterations to Existing Uses. The requirements of this section shall <br /> apply to remodeling or expansion of existing uses when the value of the new <br /> construction or alteration occurring within a two-year period is equal to or greater <br /> than thirty-five percent of the assessed value of the existing structure. Where <br /> conformance with this section would create a nonconformity of parking standards or <br /> would conflict with the location of existing buildings on the lot, the planning director <br /> shall determine how the code is to be applied (see also EMC 19.38.070.A). In <br /> determining how to apply the landscaping requirements in such circumstances, the <br /> planning director shall use the following criteria in deciding which of the landscaping <br /> requirements to adjust, listed in the order of highest importance: <br /> i. Compliance with street frontage landscaping standards of this agreement; <br /> ii. Compliance with perimeter landscaping standards of this agreement; <br /> iii. Compliance with internal area of parking lot standards of this agreement; <br /> iv. Compliance with other landscaping standards of this title. <br /> c. Change of Use or Occupancy. When the use of a building or lot changes to another <br /> use which does not involve expansion or remodeling as provided in subsection B of <br /> this section, such use need not provide additional landscaping except under the <br /> circumstances that additional off-street parking is required, in which case the <br /> landscaping required by Section G.6 shall be required for all new parking spaces or <br /> parking facilities provided. <br /> If the location of existing buildings prevents conformance with the requirements of <br /> this chapter, the land developer and planning director shall determine an agreement <br /> on how the code is to be applied. <br /> d. All uses subject to the requirements of this section shall also be designed in <br /> accordance with EMC 19.39.165 for transportation compatibility, excluding the <br /> exceptions listed in EMC 19.39.165. <br /> 4. Location of landscaping. <br /> a. Landscaping shall be located where indicated by Figures 1 and 2. Pedestrian <br /> walkways shall be permitted to cross required landscape areas and not counted <br /> towards landscape area. Landscaping will be consistent with the Planting Strategy <br /> Diagram and the PDO site plan. Optional designs may be considered and are allowed <br /> which will be superior in their results. <br /> b. Riverfront Boulevard will have Type III Landscaping and be consistent with the <br /> Planting Strategy Diagram and PDO site plan.Minimum width of landscape areas with <br /> be six feet except landscape areas may go to as narrow as 2 feet wide next to buildings. <br /> c. Central Gathering will have Type VI Landscaping with minimum width of 6 feet <br /> wide except landscape areas may go to as narrow as 2 feet wide next to buildings. <br /> d. Native Buffer will be Native Plants and planted consistent with wetland/buffer plans <br /> and may be Type IV will be used when the area is not part of the wetland/buffer <br /> areas. <br /> e. Hillside Buffer will have Type II Landscaping and be on both sides of the 41' Street <br /> access into the site. <br /> FINAL ATT F.DOC <br /> 10/21/2008 <br />