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feet at time of planting. Trees shall be spaced <br /> at intervals no greater than thirty ( 30 ) feet on <br /> center. <br /> 2 . Shrubs and living ground cover shall be chosen <br /> and planted to attain a coverage of ninety (90) <br /> percent within three years of planting. Shrubs <br /> shall be a minimum of twenty-four ( 24 ) inches <br /> high at the time of planting and shall be planted <br /> at a density of five shrubs per 100 square feet <br /> of landscape area. Lawn may be used as ground <br /> cover for up to seventy-five (75) percent of the <br /> required landscape area. <br /> k. Environmentally Sensitive Areas - Wetlands. Steep <br /> Slopes, Streams <br /> 1 . Field and Site Plan Identification: Prior to <br /> the issuance of permits for any phase, the <br /> Applicant must flag in the field the location of <br /> all streams, wetlands, and springs within 50 <br /> feet of any grading or development activity, and <br /> must show on a site plan the location of all <br /> streams, wetlands, springs, and slopes of more <br /> than 15 and 25 percent. <br /> 2. Stream/Wetland Buffers: No activity, including <br /> removal of vegetation, is permitted within a <br /> minimum of 25 feet of any stream or wetland <br /> unless approved by the Planning/Community <br /> Development Director and any agencies with <br /> jurisdiction. The actual separation from the <br /> streams and wetlands shall be determined during <br /> the future SEPA reviews of detailed site plans <br /> based on the steepness of adjacent slopes, <br /> habitat value, and soils conditions. Where the <br /> wetlands occur adjacent to slopes of more than <br /> 25 percent, no activity, except recreational <br /> trails and necessary utility construction shall <br /> be permitted from the bottom of ravines to the <br /> top of the bank of the 25 percent slope area, <br /> unless approved by the Planning Department. <br /> 3 . Native Growth Protection Easements: All areas <br /> with greater than 25 percent slopes, wetlands and <br /> streams shall be identified on the detailed site <br /> plans. No buildings, parking or roadways are <br /> permitted within these areas, except for the <br /> driveway in Phase 3 . Recreational trails, <br /> stormwater outfalls and necessary utilities can <br /> be provided in these areas as approved by the <br /> Planning Department. A note satisfactory to the <br /> City must be placed on the subdivision map and a <br /> covenant recorded to identify these areas as <br /> native growth protection easements and to <br /> restrict cutting of vegetation in native growth <br /> protection easements, or the Applicant must <br /> dedicate the property to the City. Minor grading <br /> in areas with greater than 25 percent slopes may <br /> be permitted if approved by the Planning and <br /> Public Works Departments based on geotechnical <br /> analysis and specific site conditions . Grading <br /> shall be no greater than 25 horizontal feet into <br /> the sloped area, except for grading associated <br /> with utilities, the driveway in Phase 3 and the <br /> recreational trail . All graded areas shall be <br /> replanted with native vegetation per condition 1. <br /> below. Heavy equipment (any vehicle) shall not <br /> be permitted in the native growth protection <br /> 6 <br />