Ordinance 3676-19 - Laserfiche WebLink

walls and structures are not permitted. Below grade structures may be permitted only if it can be shown to the satisfaction of the planning director that the use of such materials fits with the natural design of the proposed facility and does not interfere with wildlife passage or adversely impact biological functions of the buffer or the adjacent critical area. d. The location of a maintenance/access road is limited to the upland side of the facility outside the buffer. e. The facilities must include a buffer enhancement and management plan that would improve the functional performance of the buffer and associated critical area. f. All site development plans must incorporatesho uld consid e low impact stormwater management techniques where site conditions allow as required by the city's stormwater management regulations. _ . - •• •- . -. e _ - •-- - --• . - - --• - .. g, For Type Np and Ns streams and Category II, Ill, and IV wetlands,the planning director may grant an exception to the outer twenty-five percent limitation when the applicant demonstrates that the project would significantly increase wetland or stream function and would not substantially alter stream or wetland hydrology. A significant increase in wetland function shall be defined as no reduction in any individual function as measured by the Western Washington Wetland Rating System, and at least a five-point overall increase in the combined function score as measured by the Western Washington Wetland Rating System. Section 6. Section 7 of Ordinance 2909-06, as amended, (Zoning Code, Critical Areas, EMC 19.37.070), is hereby amended as follows: 19.37.070 - - - -• • - - - - - •. • - - • Critical area reports—General A. Submittal Requirements.Applications for land uses or developments proposed on lots on or adjacent to critical areas shall be filed with the planning department.The city may waive specific AB. —Supporting Information.All land uses and developments proposed on or adjacent to critical areas and their buffers shall include studies which describe the environmental conditions of the site. No activity, including clearing,filling or grading, shall be permitted until the information required by this section is reviewed and approved by the city. Such studies shall be prepared by experts with demonstrated qualifications in the area of concern, who shall prepare the studies in accordance with the requirements of this chapter to the satisfaction of the planning department.The city may retain consultants at the applicant's expense to assist the review of studies and/or conduct site evaluations which are outside the range of staff expertise.The planning director is authorized to develop and maintain a detailed list of required study contents. B. When a Critical Area Report is Required.A critical area report is required when a proposed development is located on a site with a documented or suspected critical area, or within 300 feet of a documented critical area on an adjacent parcel (or 200 feet from an active geologically hazardous area). The City may waive the requirement for a critical area report in the following circumstances on a case-by-case basis: 1. The critical area was previously documented by a study and the City has determined the proposed development would meet the minimum required buffer for the critical area and the project would not impact the critical area;or EMC Title 19.37 (Critical Areas) Page 16