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Exhibit B <br />ORDINANCE Exhibit A - Page 27 of 55 <br />b. The city may require larger setback buffer widths under any of the following <br />circumstances: <br />(1) The land is susceptible to severe erosion and erosion control measures will <br />not effectively prevent adverse impacts. <br />(2) The area has a severe risk of slope failure or downslope stormwater <br />drainage impacts. <br />(3) The increased buffer is necessary to protect public health, safety and <br />welfare based upon findings and recommendations of the geological <br />assessment. <br />3. Unless otherwise permitted as part of an approved alteration, the setback buffers required <br />by this subsection shall be maintained in native vegetation to provide additional soil stability <br />and erosion control. If the buffer area has been cleared, it shall be replanted with native <br />vegetation in conjunction with any proposed development activity. <br />4. The city may impose seasonal restrictions on clearing and grading within two hundred feet <br />of any geologically hazardous areas. <br />C. Permitted Alterations. Unless associated with another critical area, the planning director, using the <br />review process described in EMC Title 15, Local Project Review Procedures, may allow alteration of an <br />area identified as a geologically hazardous area or the setback buffers specified in the IBC if an approved <br />geotechnical report demonstrates that: <br />1. The proposed development will not create a hazard to the subject property, surrounding <br />properties or rights-of-way, or erosion or sedimentation to off-site properties or bodies of <br />water; <br />2. The proposal addresses the existing geological constraints of the site, including an <br />assessment of soils and hydrology; <br />3. The proposed method of construction will reduce erosion potential, landslide and seismic <br />hazard potential, and will improve or not adversely affect the stability of slopes; <br />4. The proposal uses construction techniques which minimize disruption of existing topography <br />and natural vegetation; <br />5. The proposal is consistent with the purposes and provisions of this chapter and mitigates <br />any permitted impacts to critical areas in the vicinity of the proposal; <br />6. The proposal mitigates all impacts identified in the geotechnical letter or geotechnical <br />report; <br />7. All utilities and access roads or driveways to and within the site are located so as to require <br />the minimum amount of modification to slopes, vegetation or geologically hazardous areas; and