§ 417. Resource Protection Standards

A.

All development shall be preceded by the identification of any environmental or natural feature described below and shall meet the specified standards for environmental protection.

B.

Site alterations, re-grading, filling and clearing or planting vegetation prior to approval of the plans for development shall be a violation of this Ordinance. Reference in this section to "open space" is intended to mean the term as it is defined by Article II and described in Section 422.

C.

Perennial Streams—50' from top of stream bank on either side shall remain undisturbed unless otherwise permitted by the City Engineer.

D.

Steep slopes.

1.

Areas with slopes of 33 percent (3:1) or greater: not more than 15 percent of such areas shall be developed and/or re-graded and/or stripped of vegetation with the exception that no more than five (5) percent of such areas may be disturbed in the case of erosion-prone soils, as defined by the Natural Resources Conservation Service.

2.

When identifying "steep slope" areas of a development (rise/run > 33%) the engineer shall use a topographic map or site plan having a contour interval of not less than 2 feet to determine changes in elevation (rise). Unless otherwise approved by the Planning and Engineering staff a length (run) of not more than 100 feet shall be used to calculate the approximate slope of the area under consideration.

3.

When a proposed development will not meet the standards of Section 417.D.1. above, a development plan must be submitted for the review of the City Engineer and approval of the Planning Commission. Approval of this development plan shall be based on its consistency with the intent of this Ordinance.