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Department to determine if and to what extent the site 'contains <br /> environmentally sensitive areas. <br /> B. Supporting Informatipn. All land uses and developments proposed <br /> on or adjacent to lots which are listed, identified, inventoried, <br /> classified, or rated as environmentally sensitive shall include <br /> studies which describe the environmental conditions of the site. <br /> No activity, including clearing, filling or grading, shall be <br /> permitted until the information required by this Section is <br /> reviewed and approved by the City. Such studies shall be <br /> prepared by experts with demonstrated qualifications in the area <br /> of concern, who shall prepare the studies in accordance with the <br /> requirements of this Ordinance to the satisfaction of the <br /> Planning Department. The City may retain consultants at the <br /> applicant's expense to assist the review of studies outside the <br /> range of staff expertise. The Planning Director shall develop <br /> and maintain a detailed list of required study contents. <br /> Section 8: Geologically Hazardous Areas. <br /> A. Designation. The following are considered geologically <br /> hazardous areas and shall not be altered except as otherwise <br /> provided by this Ordinance: <br /> 1. slopes of 40 percent or greater; <br /> 2 . landslide hazard areas; <br /> 3 . seismic hazard areas; <br /> 4 . erosion hazard areas when associated with other <br /> environmentally sensitive areas; <br /> 5. other areas which the City has reason to believe are <br /> geologically hazardous. <br /> B. Protective Requirements. <br /> 1. Development proposals on properties which are designated as <br /> or which the City has reason to believe are geologically <br /> hazardous areas shall have a standard buffer of 25 feet from the <br /> top, toe and sides of such areas. <br /> 2 . The setback buffer requirement listed in subsection 1 . of <br /> this paragraph may be increased by the City when necessary to <br /> protect public health, safety and welfare, based upon information <br /> contained in a geotechnical report or for other reasons related <br /> to the geologically hazardous conditions of the lot. <br /> 3 . The setback buffers required by this paragraph shall be <br /> maintained in native vegetation to provide additional soil <br /> stability and erosion control. If the buffer area has been <br /> cleared, it shall be replanted with native vegetation. <br /> C. Permitted Alterations. Unless associated with another <br /> environmentally sensitive area, the Planning Director, using <br /> Review Process II.C, may allow alteration of an area identified <br /> (0 <br />