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'Rehabilitation or restoration may be required at any time <br /> that a condition detrimental to stream functional values <br /> exists. <br /> 5. In approving alteration or relocation of a stream system or <br /> its buffer, the City may require that an area larger than <br /> the altered portion of the stream and its buffer be provided <br /> as compensation for destruction of the functions of the <br /> altered stream system and to assure that such functional <br /> values are replaced. <br /> 6. When stream system relocation or compensation is allowed, <br /> the City shall require that the stream relocation be <br /> completed prior to allowing the existing stream to be filled <br /> or altered. <br /> 7. The City may limit certain development activities near a <br /> stream to specific months in order to minimize impacts on <br /> water quality and wildlife habitat. <br /> 8. The City may apply additional conditions or restrictions, or <br /> require specific construction techniques in order to <br /> minimize impacts to stream systems and their buffers. <br /> 9. Stream compensation shall not occur in areas having high <br /> quality terrestrial habitat. <br /> D. Stream Impact Mitigation Plans. When stream alteration is <br /> permitted mitigation shall be required for the loss of stream <br /> system functional values. All required mitigation shall be <br /> specified in a detailed mitigation plan, which shall be approved <br /> by the City prior to any development activity occurring on a site <br /> upon which stream system alteration is proposed. The mitigation <br /> plan shall be prepared by a qualified person using accepted <br /> methodologies and include information as required by the Planning <br /> Director's administrative guidelines, and shall : <br /> 1. Include a baseline study that quantifies the existing <br /> functional values of the system, functional values that will <br /> be lost, and the stream's functional values after <br /> mitigation; and <br /> 2. Specify how functional values will be replaced; and <br /> 3. Specify when mitigation will occur relative to project <br /> construction and to the requirements of permits issued by <br /> other agencies; and <br /> 4. Include provisions for monitoring the mitigated area on a <br /> long term basis to determine whether the plan was <br /> successful; and <br /> 5. Include a contingency plan specifying what corrective <br /> actions will be taken should the mitigation not be <br /> successful; and <br /> 7. Include provisions for an assurance device as provided by <br /> Section 40 of this Title to assure that work is completed in <br /> 26 <br />