1500 INDUSTRY ST 2018-01-01 MF Import

2. Pre-construction conferences must bc hcld with thc Planning Deparlment, Public Works ]nspector and sitc development manager on sites containing environmentally sensitive arcas in order to ensure that all development standards are understood. (SGPA Water, Plant and Animal, and Land and Shorelinc Usc Policics) 3. Temporary(2-year minimum) irrigation systems are requircd for all plantings in buffers, unless waived by the Planning Director. (SEPA Water, Plant and Animal and Land and Shorcline Use Pclicies) 4. In conjunction c�ith issuance oCdevelopment permits for a site, a permanent fence must be construcled along the entire edgc of any environmentally sensitive area buCfer. The design of the fcnce must be split rail, or an altemative approved by thc Planning Department prior to issuance of permits. LSA signs should be placed at approximately 50-foot intcrvals along A�c fence Signs arc available from the Planning and Community Development DepartmenL The City may require that environmentally sensitive areas be placed in separate tracts and designated as sensitive habitat with listed resirictions on the approval/final plans. �Chapter 37 of the Zoning Code and SEPA Water, Plant and Animal, and Land and Sliorclinc Usc Policics) 4.3.2 niitigating Impacts of Development on Vegetation and Wildlife l. No removal of vegetation is pemiitted in environmentally sensitivc areas and tiicir buffers, including wildlife corridors, except as approved Uy the Planning Direclor to eliminate ha:cardous trees, allow construction and maintenance of utilitics, and/or provide access to properties. Any dcared areas shall be replanted with native vegetation. In wildlife comdors, the intent of plantings shall be to establish conifcrous forest where feasible, except that utility corridors shall be established with native shrubs and groimdcover. (SEPA Plant and Animal and Land and Shoreline Use Policies) 2. Wherc development occurs adjacent to em�ironmentally sensiti��c areas, an analysis of hazardous trecs in the environmentaliy sensitive area must be completed by a professional arborist. Any trees that are hazardous (i.e., are diseased, damaged or leaning and are likely to fall on development) must be rcmoved prior to issuance of occupancy perniits, and preferably, prior to construction of structures on the site. �'Vhere thcy would not create a hazard, the trunks of thesc trees must be lefi £or snags. For cach trec cut, three coniferous trecs must be planted unless the Planning Director detennines that sufficicnt natural coniferous revegetation is occurring in the area. However, for each tree left as a snag, onc coniferous trec must be planted. The arborist must submit a tree removal and replacement plan to the Planning Department and marh in Uic field all trces to be removed. The Planring Department must approve Uie trce removul and replacement plan prior to any activity in the em�ironmentally sensitive area. Large woody debris shouid be retained where it would not create a ha�ard, such as causing flooding due to alteration of the natural hydrology of a stream system. (SEPA Plant and Animal Policies) 3. A variety of native species can be planted to incrcase local diversity and provide attractive wildliCe habitat rvhile countering erosion. The use of native plants can also improve water quality by minimizing the usc of fertilizers, hcrbicides, and pesticides. Water use efficiency is another advantage of landscaping with native plants. Red�aced irrigation means reduced likelihood of erosion, siitation, and landsliding resulting from ihe development, reduced impacts to local hydrology, reduced maintenance costs, and enhanced water availability Cor other consumptive uses. s/�