Resolution 6712 - Laserfiche WebLink

source. Stormwater facilities shall be integrated into the wetland buffer as a natural drainage system. The slopes and all areas that are disturbed shall be planted with native vegetation consistent with a buffer enhancement/mitigation plan. Above ground concrete walls and structures are not permitted. Below grade structures may be permitted only if it can be shown to the satisfaction of the planning director that the use of such materials fits with the natural design of the proposed facility and does not interfere with wildlife passages or adversely impact biological functions of the buffer or the adjacent critical area. iii. The facilities must include a buffer enhancement and management plan that would improve the functional performance of the buffer and associated critical area. iv. The location of such facilities will result in no net loss of wetland ecological functions. For Category II, Ill, and IV wetlands and streams, the Planning Director may grant and exception to the outer 25% limitation when the applicant demonstrates that the project would significantly increase wetland or stream function. Staff Comment: Storm water improvements are proposed by the conceptual storm water plan within the Category III stream buffer and Category II wetland buffer. In addition to the limitations established in the SMP cited above, additional applicable standards are contained in the SMP critical areas rules. See recommended condition no. 40. 27. To the extent feasible, projects shall be designed to shield environmentally sensitive areas and their buffers from high noise generating activities such as vehicle loading and maneuvering areas and loud industrial activities through site design, use of fencing and berms, etc. 28. Lighting shall be directed downward onto the site and away from environmentally sensitive areas and their buffers. 30. Whenever feasible, construction staging areas shall be located outside of environmentally sensitive areas and buffers as defined in the SMP. Staff Comment: See recommended condition no. 36. 32. Monitoring shall be required for all projects where compensation is required for impacts to environmentally sensitive areas, and for projects where buffer enhancement and/or restoration is required. Monitoring requirements shall be based upon the performance standards defined for the project. Provisions shall be made for contingency measures to take in case the compensation does not meet performance standards within specified timeframes. 33. For all mitigation proposals incorporating buffer enhancement, a 5-year Set-Aside shall be required to cover the costs of monitoring, maintenance, and contingencies, including 50 percent of the cost of the plantings. The applicant's biologist shall submit a letter to the City upon installation of the buffer enhancement. Monitoring reports shall be submitted at the end of years 1, 3, and 5 following installation, unless more frequent reports are required in the approval. Contingencies must be implemented based upon the findings of the monitoring. The City may release the Set-Aside sooner than 5 years if the enhancement is determined by the City to be successful. Staff Comment: See recommended condition no 33. 7