Ordinance No. 90-29 CITY OF TIGARD, OREGON
ORDINANCE NO. 90--Qq
AN ORDINANCE ADOPTING, FINDINGS AND CONCLUSIONS TO APPROVE ZONE ORDINANCE
AMENDMENTS OF THE SENSITIVE LANDS AND DEFINITIONS CHAPTERS OF THE COMMUNITY
DEVELOPMENT CODE FOR PERIODIC REVIEW.
WHEREAS, the City has conducted a review of its Comprehensive Plan and land use
regulations as required by OAR 660-19; and
WHEREAS, the periodic review final order contains findings pertaining to the
status of the comprehensive plan and land use ordinance as related to current
statutes and circumstances; and
WHEREAS, in order to bring the Community Development Code into compliance with
state statutes and community circumstances it is necessary to amend certain
sections of the code; and
WHEREAS, the Tigard Planning Commission recommends adoption of amendments
identified as exhibits "A" and "B"; and
WHEREAS, the City Council finds that amendments are necessary to clarify
procedures pertaining to wetlands in the Sensitive Lands and Definitions
Chapters of the Community Development Code
NOW, THEREFORE, THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1: Chapter 18.26 of the Tigard Municipal Code shall be amended as
shown in exhibit "A".
Section 2: Chapter 18.84 of the Tigard Municipal Code shall be amended as
shown in exhibit "B".
Section 3: In all exhibits added portions are underlined deleted portions
are in [brackets].
PASSED: By 016 6 NI M OL4,5 vote of all Council members present after
being read by number and le only, this � day of 2f&
`..
Catherine Wheatley City Recoqder
APPROVED: This day o Iii , 1988.
Gerald Edwards, Mayor
ORDINANCE No. 90-
Page 1 -
Approved as to forma
Ci torney
Date
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ORDINANCE No. 90-
Page 2
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EXHIBIT A
WffffAtW DF,FUTMON
City Development Code Section 18.26.030 Definitions
Portions within [brackets] are deleted, underlined portions are added.
vIetlarW- - land[s transitional between terrestrial and aquatic system WTD
the water table is usually at or ::.ear (within 24 inches of) the surface, or the
land is covered by shallow water. for purposes of this classification, wetlands
must have one or all of the following three attributes] often called swami.
marsh. or bog. that exhibits all of the followincr characteristics:
A. [At least periodically the land supports Predominantly hydrophytesl]
]and surts hvdrovtic vegetation I'kxis occurs when more than 50 l�exent
of the dominant plant species from all strata are classified as wetland
l ice:
B. (The substrate is predominantly hydric2 soil]Mg land has h is soils.
Hvdric soils are so-Lis that are saturated. flooded` or =nded 1 enourh
o3tzr° the cmpwing season to develop anaerobic conditions in the
of the soil profile;
C. [7he- substrate is non-soil3 and is saturated with water or covered by
shallm water at some time during the growing of each year] Me land has
wetland hykgloc Wetland hydrology is permanent or odic inundation,_
or soil saturation for a s,cmificant period tat least one week) durim the
growing cm.
The City will use the B°Federal Manual. for Identifying and Delineating
Jurisdictional Wetlands,, as the basis for determining where wetlands ars
located.
An area of privrate1v owned land which otherwise satisfies the definition of a
wetland is not defined as a wetland if it was created by human activity after
October 11 1984 as part of an aMroved devrel t traject This e)cclusion_
does not aMl_y to wetland mitictatiOn areas.
"window°i - any opening constructed in a wall to admit light or air, framed and
spanned with glass.
"Yard" - an open space unobstructed from the ground t7.4ard except as otherwise
provided in this title.
[1Hydrophytes - a plant growing in water or soil too water logged for most
plants to survive. A list of hydrophytes is maintained in the C ammity
Development files.]
[2Hydric -- containing acid hydrogen]
[3Ncn-soil - lacking the qualities of soil _ not firm, unable to sustain plant
life.]
EXHIBIT B
Chapter 18.84
SENSITIVE LANDS
Sections:
18.84.010 Purpose
18.84.015 Applicability of Uses: Permitted, Prohibited, and
Nonconforming
18.84.020 Administration and Approval Process
18.84.025 Maintenance of Records
18.84.026 General Provisions for Floodplain Areae
18.84.028 General Provisions for Wetlands
18.84.030 Expiration of Approval: Standards of Extension of Time
18.84.040 Approval Standards
18.84.045 Exception for Development in the 108th/113th Ravine
[Significant Wetlands Areas) below the 140 Feet Elevation
[18.84.048 Significant Wetlands)
18.84.050 Application Submission Requirements
18.84.060 Additional Information Required and Waiver of Requirements
18.84.070 Site Conditions
18.84.080 The Site Plan
18.84.090 Grading Plan
18.84.100 Landscaping Plan
18.84.010 Purpose
A. Sensitive lands are lands potentially unsuitable for development
because of their location within the 100-yea floodplain, within
natural drainageway, within a wetland area, on steep slopes, or
on unstable ground.
B. Sensitive land areas are designated as such to protect the public
health, safety, and welfare of the community through the
regulation of these sensitive land areas.
C. Sensitive land regulations contained in this chapter are intended
to maintain the integrity of the rivers, streams, and creeks in
Tigard by minimizing erosion, promoting bank stability,
maintaining and enhancing water quality, and fish and wildlife
habitats, and preserving scenic quality and recreational
potentials.
D. The regulations of this chapter are intended to implement the
comprehensive plan and the Federal Emergency Management Agency's
flood insurance program, and help to preserve natural sensitive`
land areas from encroaching use and to maintain the September
1981 zero-foot rise floodway elevation.
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E. The areas of special flood hazard identified by the Federal
.. Insurance Administration in a scientific and engineering report
entitled "The Flood Insurance Study of the City of Tigard," dated
September 1, 1981, with accompanying Flood Insurance Maps
(updated February, 1984) is hereby adopted by reference and
declared to be a part of this chapter. This Flood Insurance
Study is on file at the Tigard Civic Center.
F. When base flood elevation data has not been provided in
accordance with Subsection 18.84.010.(H]X, the Director shall
obtain, review and reasonably utilize any base flood elevation
and flvodway data available from a federal, state or other
source, in order to administer Subsections 18.84.026.1 and J).
G. Where elevation data is not available either through the Flood
Insurance Study or from another authoritative source,
applications for building permits shall be reviewed to assure
that proposed construction will be reasonably safe from flooding.
The test of reasonableness is a local judgment and includes use
of historical data, high water marks, photographs of past
flooding, etc., where available. Failure to elevate at least two
feet above grade in these sensitive land areas may result in
higher insurance rates.
H. City actions under this chapter will recognize the rights of
riparian owners to be free to act on the part of the City, its
Commissions, representatives and agents, and land owners and
�. occupiers,
I. For the purposes of this chapter, the word "structure" shall
exclude: children's play equipment, picnic tables, sand boxes,
shelters, grills, (and) basketball hoops and similar recreational
eonipment. (Ord. 89-06; Ord. 87-66; Ord. 87-32; Ord. 83-52)
18.84.015 Applicability of Uses: Permitted, Prohibited, and Nonconforming
A. Except as provided by Subsection 18.84.015.B, the following uses
are outright permitted uses within sensitive land areas:
1. Accessory uses such as lawns, gardens, or play areas, except
in wetlands;
2. Agricultural uses conducted without locating a structure
within the sensitive land area, except in wetlands.-
3.
etlands;3. Community recreation uses such as bicycle and pedestrian y
paths or athletic fields or parks, excluding structures.L
except in wetlands; '
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X.
4. Public and private conservation areas for water, soil, open
space, forest, and wildlife resources;
5. Removal of poison oak, tansy ragwort, blackberry, or other
noxious vegetation;
6. Maintenance of floodway excluding rechanneling; and
7. Fences, except in the [floodplain] floodway area.
B. Separate permits shall be obtained from the appropriate community
development division for the following:
1. Installation of underground utilities and construction of
roadway improvements including sidewalks, curbs,
streetlights, and driveway apronsp
2. Minimal ground disturbance(s) but no landform alterations;
and
3. Repair, reconstruction, or improvement of an existing
structure or utility, the cost of which is less than 50
percent of the market value of the structure prior to the
improvement or the damage requiring reconstruction provided
no development occurs in the floodway.
C. Landform alterations or developments within wetland areas that
meet the iiurisdi.ctional reauirements and permit criteria of the
U.S. Army Corns of Engineers, Division o£ State Lands, Unified
Sewage Agency. and/or other federal, state, or reoional agencies
do not require a sensitive lands permit. All other aR21icable
City reggirements must be satisfied, including sensitive land
permits for areas meeting non-wetland sensitive land criteria.
[c The Hearings Officer shall grant a sensitive lands permit upon
review of requests for a land form alteration or development
within the 100-year floodplain.)
[D The following uses and activities are permitted only by a
sensitive lands permit granted by the Director:
1. A landform alteration or development on slopes of 25 percent
or greater and unstable ground;
2. Land form alteration or development of areas outside of the
100-year floodplain within a drainageway where there is
year-round water flow, unless:
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a. The drainageway is proposed to be incorporated into a
public facility of adequate size to accommodate maximum
ti. water flow in accordance with the adopted 1981 Master
Drainage Plan.]
[E]D. A sensitive lands permit approval shall be obtained before
construction or development begins within any area of special
flood hazard or drainageway as established in Section 18.84.015.B
and C. The permit shall apply to all structures including
manufactured homes.
[F]E. Except as explicitly authorized by other provisions of this
chapter, all other uses are prohibited on sensitive land areas.
[G]F. A use established prior to the adoption of this title, which
would be prohibited by this Chapter or which would be subject to
the limitations and controls imposed by this Chapter, shall be
considered a nonconforming use. Nonconforming uses shall be
subject to the provisions of Chapter 18.132. (Ord. 89-06; Ord.
87-661 Ord. 87-32; Ord. 84-36; Ord. 83-52)
18.84.020 Administration and Approval Process
A. The applicant for a sensitive lands permit shall be the recorded
owner of the property or an agent authorized in writing by the
owner.
B. A preapplication conference with City staff is required. (See
Section 18.32.040.) If uncertainty exists in regards to the
location or configuration of wetland areas, staff shall make an
on-site inspection prior to an aonlication being initiated to
determine the nature and extent of the resource. If necessarv.
assistance from state and federal agencies shall be sought to
Qrovide the applicant additional information.
C. Due to possible changes in state statutes, or regional or local
policy, information given by staff to the applicant during the
preapplication conference is valid for not more than six months:
1. Another preapplication conference is required if any
variance application is submitted more than six months after
the preapplication conference; and
2. Failure of the Director to provide any of the information
required by this chapter shall not constitute a waiver of
the standard, criteria or requirements of the application.
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D. The Hearings officer shall approve, approve with conditions, or
deny an application for a sensitive lands permit (as set forth in
Section 18.84.015.C] within the 100 year floodplain. The
Hearings Officer's decision may be reviewed by the Council as
provided by Subsection 1$.32.310.5.
H. The Director shall approve, approve with conditions, or deny an
application for a sensitive lands permit [as set forth in Section
18.84.015.D.]for the following:
I. A landform alteration or development on slopes of 25 percent
or greater and unstable ground;
2. Landform alteration or development of areas outside the 100
year floodplain within a drainageway where there is year-
round water flow, unless the drainageway is proposed to be
incorporated into a public facility of adequate size to
accommodate maximum water flow in accordance with the
adopted 1981 Master Drainage Plan;
3. Landform alteration or development on wetland areas that do
not meet the provisions of 18.84.015 C.
The decision made by the Director may be appealed to the
Commission as provided by Subsection 18.32.310.A.
F. The appropriate approval authority shall review all sensitive
lands permit applications to determine that all necessary permits
shall be obtained from those federal, state, or local
governmental agencies from which prior approval is also required.
G. The Director shall notify communities adjacent to the affected
area and the State Department of Land Conservation and
Development prior to any alteration or relocation of a
watercourse, and submit evidence of such notification to the
Federal Insurance Administration.
H. The Director shall require that maintenance is provided within
the altered and relocated portion of said watercourse so that the
flood-carrying capacity is not diminished.
I. The Hearings Officer and the Director shall apply the standards
set forth in Section 18.84.040 when reviewing an application for
a sensitive lands permit.
J. The Director shall give notice of applications to be heard by the
Hearings Offices as provided by Section 18.32.130.
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K. The Director shall mail notice of any sensitive lands application
decision to the persons entitled to notice under Section
18.32.120. (Ord. 89-061 Ord. 87-661 Ord. 87-32; Ord. 83-52)
18.84.025 Maintenance of Records
A. Whero base flood elevation data is provided through the Flood
Insurance Study, the Building Official shall obtain and record
the actual elevation (in relation to mean sea level) of the
lowest floor (including basement) of all new or substantially
improved structures, and whether or not the structure contains a
basement.
B. For all new or substantially floodproofed structures, the
Building Official shall:
1. verify and record the actual elevation (in relation to mean
sea level)1 and
2. Maintain the floodproofing certifications required in this
chapter.
C. For all new or substantially floodproofed structures, the
Director shall:
1. Maintain for public inspection all other records pertaining
to the provisions in this chapter. (Ord. 89-06; Ord. 67-66;
Ord. 87-32; Ord. 83-52)
18.84.026 General Provisions for Floodulain Areas
A. The appropriate approval authority shall review all permit
applications to determine whether proposed building sites will be
safe from flooding.
B. All new construction and substantial improvements shall be
constructed with materials and utilize equipment resistant to
flood damage.
C. All new construction and substantial improvements shall be
constructed using methods and practices that minimize flood
damage.
D. Blectrical, heating, ventilation, plumbing, and air-conditioning
equipment and other service facilities shall be designed and/or
otherwise elevated or located so as to prevent water from
entering or accumulating within the components during conditions
of flooding.
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E. All now and replacement water supply systems shall be designed to
minimize or eliminate infiltration of floodwaters into the system
in accordance with the Uniform Building Code and Uniform Plumbing
Code.
F. all new construction, all manufactured homes and substantial
improvements shall be anchored to prevent flotation, collapse, or
lateral movement of the structure.
G. New and replacement sanitary sewerage systems shall be designed
to minimize or eliminate infiltration of floodwaters into the
systema and discharge from the systems into floodwaters.
H. on-site water disposal systems shall be located to avoid
impairment to them or contamination from them during flooding.
T. Residential Construction
1. New construction and substantial improvement of any
residential structure shall have the lowest floor, including
basement, elevated to or above base flood elevation; and
2. Fully enclosed areas below the lowest floor that are subject
to flooding are prohibited, or shall be designed to
automatically equalize hydrostatic flood forces on exterior
walls by allowing for the entry and exit of floodwaters.
Designs for meeting this requirement must either be
certified by a registered professional engineer or
architect, or must meet or exceed the following minimum
criteria:
a. R minimum of two openings having a total net area of
not lose than one square inch for every square foot of
enclosed area subject to flooding shall be provided;
b. The bottom of all openings shall be no higher than one
foot above grade; and
C. openings may be equipped with screens, louvers, or
other coverings or devices, provided that they permit
the automatic entry and exit of flood waters.
J. Nonresidential Construction
1. New construction and substantial improvement of any
commercial, industrial, or other nonresidential structure
"shall either have the lowest floor, including basement,
elevated to the level of the base flood elevation, or
together with attendant utility and sanitary facilities,
shall:
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a. Be floodproofed so that below the base flood level the
structure is watertight with walls substantially
impermeable to the passage of water;
b. Have structural components capable of resisting
hydrostatic and hydrodynamic roads and effects of
buoyancy;
C. Be certified by a registered professional engineer or
architect that the design and methods of construction
are in accordance with accepted standards of practice
for meeting provisions of thfs subsection based on
their development and/or review of the structural
design, specifications and plans. Such certifications
shall be provided to the Building Official as set forth
in Subsection 18.84.025.al and
d. Nonresidential structures that are elevated, not
floodproofed, must most the same standards for space
below the lowest floor as described in 18.84.026.I.2.
Applicants floodproofing nonresidential buildings shall
be notified that flood insurance premiums will be based
on rates that are one foot below the floodproofed level
(e.g., a building constructed to the base flood level
will be rated as one foot below that level). (Ord. 89-
06; Ord. 87-66; Ord. 87-32)
18.84.028 General Provisions for Wetlands
A. Wetland regulations apply to those areas meeting the definition
of wetland in Cheater 18.26 of the Community Development Code.
areas meeting Division of State Lands wetland criteria and to
land adiacent to and within 25 feet of a wetland. Wetland
locations may include but are not limited _to those areas
identified as wetlands in "Wetland Inventory and Assessment for
the City of Tigard Oregon" Scientific Resources Incorporated.
1990,
B. precise boundaries may var-v from those shown on wetland maps;
specific delineation of wetland boundaries may be necessary.
Wetland delineation will be done by qualified professionals at
the applicant's expense.
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18 84 030 Expiration of Approval: Standards of Extension of Time
-. A. Approval of a sensitive lands permit shall be void after one-and-
one-half years:
1. Unless substantial construction of the approved plan has
begun within a two-year period; or
2. If construction on the site is a departure from the approved
plan.
B. The original approval authority shall, upon written request by
the applicant and payment of the required fee, grant an extension
of the approval period not to exceed one year; provided that:
1. ;No changes are made on the original plan as approved by the
approval authority;
2. The applicant can show intent of initiating construction of
the site within the one year extension period; and
3. There have been no changes in the facts or the applicable
policies and ordinance provisions on which the approval was
based.
C. The decision of the approval authority may be reviewed by the
Council as provided by Subsection 18.32.310.B. (Ord. 89-06; Ord.
87-66; Ord. 87-32; Ord. 83-52)
18.84.040 Approval Standards
A. The Hearings Officer shall {make findings that all of the
following criteria are satisfied when approve(ing,] or
approve[ing] with conditions[, or denying] an application
request within the 100-year floodplain based upon findings that
all of the following criteria have been satisfied:
1. Land form alterations shall preserve or enhance the
floodplain storage function and maintenance of the zero-foot
rise floodway shall not result in any narrowing of the
floodway boundary;
2. Land form alterations or developments within the 100-year
floodplain shall be allowed only in areas designated as
commercial or industrial on the comprehensive plan land use
map, except that alterations or developments associated
with community recreation uses such as athletic fields,
children's play areas, or parks shall be allowed in areas
designated residential;
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3. Where a land form alteration or development is permitted to
occur within the floodplain it will not result in any
increase in the water surface elevation of the 100-year
flood;
4. The land form alteration or development plan includes a
pedestrian/bicycle pathway in accordance with the adopted
pedestrian/bicycle pathway plan, unless the construction of
said pathway is deemed by the Hearings Officer as untimely;
5. The plans for the pedestrian/bicycle pathway indicate that
no pathway will be below the elevation of an average annual
flood;
6. The necessary U.S. Army Corps of Engineers and State of
Oregon Land Board, Division of State Lands approvals shall
be obtained; and
7. Where land form alterations and/or development are allowed
within and adjacent to the 100-year floodplain, the City
shall require the dedication of sufficient open land area
within and adjacent to the floodplain in accordance with the
comprehensive plan. This area shall include portions of a
suitable elevation for the construction of a
pedestrian/bicycle pathway within the floodplain in
accordance with the adopted pedestrian/bicycle pathway plan.
B. The Director shall [make findings that all of the following
criteria are satisfied when] approve[ing,] or approve[ing] with
conditions[, or denying] an application request for a sensitive
lands permit on slopes of 25 percent or greater or unstable
ground based upon findings that all of the following criteria
have been satisfied:
1. The extent and nature of the proposed land fors: alteration
or development will not create site disturbances to an
extent greater than that required for the use;
2. The proposed land form alteration or development will not
result in erosion, stream sedimentation, ground instability,
or other adverse on-site and off-site effects or hazards to
life or property;
3. The structures are appropriately sited and designed to
ensure structural stability and proper drainage of
foundation and crawl space areas for development with any of
the following soil conditions: wet/high water table; high
shrink-swell capability; compressible/organic; and shallow
depth-to-bedrock; and
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4. Where natural vegetation has been removed due to land form
•. alteration or development, the areas not covered by
structures or impervious aurfaces will be replanted to
prevent erosion in accordance with Chapter 18.100,
Landscaping and Screening.
C. The Director shall (make findings that all of the following
criteria are satisfied when) approve[ing), or approve[ing) with
conditions[, or denying) an application request for a sensitive
lands permit within drainageways based unon findings that all of
the following criteria have been satisfied;
1. The extent and nature of the proposed land form alteration
or development will not create site disturbances to the
extent greater than that required for the use;
2. The proposed land form alteration or development will not
result in erosion, stream sedimentation, ground instability,
or other adverse on-site and off-site effects or hazards to
life or property;
3. The water flow capacity of the drainageway is not decreased;
4. Where natural vegetation has been removed due to land form
alteration or development, the areas not covered by
structures or impervious surfaces will be replanted to
prevent erosion in accordance with Chapter 18.100,
Landscaping and Screening;
5. The drainageway will be replaced by a public facility of
adequate size to accommodate maximum flow in accordance with
the adopted 1981 Master Drainage Plan.
6. The necessary U.S. Army Corps of Engineers and State of
Oregon Land Board, Division of State Lands approvals shall
be obtained.
7. Where landform alterations and/or development are allowed
within and adjacent to the 100-year floodplain, the City
shall require the dedication of sufficient open land area
within and adjacent to the floodplain in accordance with the
Comprehensive Plan. This area shall include portions of a
suitable elevation for the construction of a
pedestrian/bicycle pathway within the floodplain in
accordance with the adopted pedestrian bicycle pathway plan.
(Ord. 89-06; Ord. 87-66; Ord. 87-32; Ord. 86-08; Ord. 84-29;
Ord. 83-52)
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D. The Director shall approve or approve with conditions an
apalication request for a sensitive lands permit within wetlands
based upon findings that all of the following criteria have been
satisfied:
1. The proposed landform alteration or development is neither
on wetland in an area designated as significant wetland on
the Comprehensive Plan Floodplain and Wetland Map nor is the
within 25 feet of such a wetland;
2. The extent and nature of the proposed landform alteration or
development will not create site disturbances to an extent
greater than the minimum required for the uses
3. Any encroachment or charge in on-site or off-site drainage
_._ which would adversely impact wetland characteristics have
been mitigated;
4. where natural v getation has -been removed due to landform
alteration or development, erosion control provisions of the
Surface Water Management program of Washington County must
be met and areas not covered by structures or impervious
surfaces will be replanted In like or similar species in
accordance with Chapter 18.100, Landscaping and Screening;
a. 811 other sensitive lands reauirements of thischapterhave
been met;
6. The provisions of Chanter 18.150, Tree Removal, shall be
met. ford. 89-06; Ord. 87-66; Ord. 87-32; Ord. 83-52)
7. Physical Limitations and Natural Hazards, Floodplains and
Wetlands, Natural Areas, and Parks, Recreation and Open
Space policies of the comprehensive plan have been
satisfied. -
18.84.048 Exception for Development of the 108th/113th Ravine LSianificant
Wetlands Areal below the 140_Feet Elevation
A. Under the sensitive lands permit process, the Director may allow
portions of the ravine at 108th and 113th, designated as a '
significant wetlands area, to develop provided that all of the
following criteria are met:
1. All of the land (within the ravine) being considered for
development is less than 25 percent slopes
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2. There are no unstable soil conditions on the land being
considered for development; and
[3. The provisions of Chapter 18.150, Tree Removal, shall be
met. (Ord. 89-06; Ord. 87-66; Ord. 87-32; Ord. 83-52)]
3. Agylicable Provisions of Section 18.84.040, Sensitive Lands
AWuroval Criteria shall be met.
[18.84.048 Significant Wetlands]
[A. Development is prohibited within all areae designated as
significant wetlands on the Floodplain and Wetlands Map.
Development on property adjacent to significant wetlands shall be
done under the planned development section of the Community
Development Code. In addition, no development shall occur on
property adjacent to areas designated as significant wetlands on
the Floodplain and Wetlands Map within 25 feet of the designated
wetlands area.]
18 84.050 Auplication Submission Reoniremente
A. All applications shall be made on forms provided by the Director
and shall be accompanied by:
v 1. [Five] [c]Copies of the sensitive lands permit proposal and
necessary data or narrative which explains how the proposal
conforms to the standards, (number to be determined at the
rp eanolication conference) and:
[a. The site plan(s) and required drawings shall be on
sheets not exceeding 18 inches by 24 inches unless a
larger scale is approved by the Director;]
[b)a. The scale for the site plan(s) shall be a standard
engineering scale; and
[c]b. All drawings or structure elevations or floor plans
shall be a standard architectural scale, being 1/4 inch
by 1/8 inch to the foot;
2. A list of the names and addresses of all persons who are
property owners of record within 250 feet of the site; and
3. The required fee.
B. The required information may be combined on one map.
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C. The site plan(s), data and narrative shall include the following:
1. An existing site conditions analysis, Section 18.84.070;
2. A site plan, Section 18.84.080;
3. A grading plan, Section 18.84.090; and
4. A landscaping plan, Section 18.84.100. (Ord. 89-06; Ord.
87-66; Ord. 87-32; Ord. 83-52)
18.84.060 Additional Information Reiiuired and waiver of Requirements
A. The Director may require information in addition to that
required by this chapter in accordance with Subsection
18.32.080.A.
B. The Director may waive a specific requirement for information in
accordance with Subsections 18.32.080.B and C. (Ord. 89-06; Ord.
87-66; Ord. 87-32; Ord. 83-52)
18.84.070 Site Conditions
A. The site analysis drawings shall include:
1. A vicinity map showing streets and access points, pedestrian
and bicycle pathways, and utility locations;
2. The site size and its dimensions;
3. Contour lines at two-foot intervals for grades zero to ten
percent and five-foot intervals for grades over ten percent;
4. The location of drainage patterns and drainage courses;
5. The location of natural hazard areas including:
a. Floodplaina areas (100-year floodplain and floodway);
b. Slopes in excess of 25 percent;
C. Unstable ground (areas subject to slumping, earth
slides or movement);
d. Areas having a high seasonal water table within 24
inches of the surface for three or more weeks of the
year;
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e. Areas having a severe soil erosion potential, or as
defined by the Soil Conservation Service; and
f. Areas having severe weak foundation soils,
6. The location of resource areas as shown on the comprehensive
plan inventory map and as required in Section 18.84.035
including:
a. Wildlife habitat; and
b. wetlands;
7. The location of site features including:
a. Rock outcroppings; and
b. Trees with six inches caliper or greater measured four
feet from ground level;
8. The location of existing structures on the site and proposed
use of those structures. (Ord. 89-06; Ord. 87-66; Ord. 87-
32; Ord. 83-52)
18.84.080 The Site Plan
A. The proposed site development plan shall be at the same scale as
the site analysis plan and shall include the following
information:
1. The proposed site and surrounding properties;
2. Contour line intervals (see Section 18.84.070.A.3);
3. The location, dimensions, and names of all:
a. Existing and platted streets and other public ways and
easements on ,the site and on adjoining properties; and
b. Proposed streets or other public ways and easements on
the site;
4. The location and dimension of:
a. Entrances and exits on the site;
b. Parking and traffic circulation areas;
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C. Loading and services areas;
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d. Pedestrian and bicycle facilities;
e. Outdoor common areas; and
f. Utilities;
5. The location, dimensions, and setback distances of all:
a. Existing structures, improvements, and utilities which
are located on adjacent property within 25 feet of the
site and are permanent in nature; and
b. Proposed structures, improvements, and utilities on the
site;
6. The location of areas to be landscaped;
7. The concept locations of proposed utility lines; and
S. The method for mitigating any adverse impacts upon wetland,
riparian, or wildfire habitat areas. (Ord. 89-06; Ord. 87-
66; Ord. 87-32; Ord. 83-52)
18.84.090 Gradina Plan
A. The site plan shall include a grading plan which contains the
4LY following information:
1. Requirements in Sections 18.84.070 and 18.84.080;
2. The identification and location of the benchmark and
corresponding datum;
3. Location and extent to which grading will take place
indicating contour lines, slope ratios, and slope
stabilization proposals; and
4. A statement from a registered engineer supported by factual
data substantiating:
a. The validity of the slope stabilization proposals;
b. That other off-site impacts will not be created;
C. Stream flow calculations;
d. Cut and fill calculations; and
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e. Channelization measures proposed. (Ord. 89-06; Ord.
87-66; Ord. 87-32; Ord. 83-52)
18.84.100 Landscape Plan
A. The landscape plan shall be drawn at the same scale as the site
analysis plan, or a larger scale if necessary, and shall
indicate:
1. Location and height of fences, buffers, and screenings;
2. Location of terraces, decks, shelters, play areas, and
common open spaces where applicable; and
3. Location, type, and size of existing and proposed plant
materials.
B. The landscape plan shall include a narrative which addressee:
1. Soil conditions; and
2. Erosion control measures that will be used. (Ord. 89-06; r
Ord. 87-66; Ord. 87-32; Ord. 83-52)
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