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Exhibit B <br />ORDINANCE Exhibit A - Page 16 of 55 <br />a. Stormwater management facilities are permitted only within the outer twenty-five percent <br />of the buffer. <br />b. The subject buffer area has been previously substantially and legally altered and is <br />unvegetated, sparsely vegetated, and/or vegetated with nonnative or invasive species. <br />c. Stormwater facilities shall be integrated into the stream or wetland buffer as a natural <br />drainage system. The slopes and all areas that are disturbed shall be planted with native <br />vegetation consistent with a buffer enhancement/mitigation plan. Aboveground concrete walls <br />and structures are not permitted. Below grade structures may be permitted only if it can be <br />shown to the satisfaction of the planning director that the use of such materials fits with the <br />natural design of the proposed facility and does not interfere with wildlife passage or adversely <br />impact biological functions of the buffer or the adjacent critical area. <br />d. The location of a maintenance/access road is limited to the upland side of the facility outside <br />the buffer. <br />e. The facilities must include a buffer enhancement and management plan that would improve <br />the functional performance of the buffer and associated critical area. <br />f. All site development plans must incorporate low impact stormwater management <br />techniques where site conditions allow as required by the city’s stormwater management <br />regulations. <br />g. For Type Np and Ns streams and category II, III, and IV wetlands, the planning director may <br />grant an exception to the outer twenty-five percent limitation when the applicant demonstrates <br />that the project would significantly increase wetland or stream function and would not <br />substantially alter stream or wetland hydrology. A significant increase in wetland function shall <br />be defined as no reduction in any individual function as measured by the Western Washington <br />Wetland Rating System, and at least a five-point overall increase in the combined function score <br />as measured by the Western Washington Wetland Rating System. <br /> <br />19.37.070 CRITICAL AREA REPORTS—GENERAL. <br />A. Supporting Information. All land uses and developments proposed on or adjacent to critical areas <br />and their buffers shall include studies which describe the environmental conditions of the site. No <br />activity, including clearing, filling or grading, shall be permitted until the information required by this <br />section is reviewed and approved by the city. Such studies shall be prepared by experts with <br />demonstrated qualifications in the area of concern, who shall prepare the studies in accordance with the <br />requirements of this chapter to the satisfaction of the planning department. The city may retain <br />consultants at the applicant’s expense to assist the review of studies and/or conduct site evaluations <br />which are outside the range of staff expertise. The planning director is authorized to develop and <br />maintain a detailed list of required study contents. <br />B. When a Critical Area Report Is Required. A critical area report is required when a proposed <br />development is located on a site with a documented or suspected critical area, or within three hundred <br />feet of a documented critical area on an adjacent parcel (or two hundred feet from an active