Development within critical areas, as defined in divisions (A) through (C) below, is prohibited.
(A) Geologic hazards. The development layout and design shall avoid areas which may be adversely affected by geologic hazards.
(1) This prohibition may be waived in cases where the developer demonstrates to the Planning Commission that the geologic hazard is fully mitigated by appropriate design and construction techniques.
(2) Geologic hazards include ground subsidence that may result from natural or human-made conditions and also any kind of seismic activity.
(B) Floodplains. All areas within a 100-year floodplain as mapped for the Federal Flood Insurance program, or as calculated by a qualified engineer, or where the prevailing or potential natural vegetation is riparian in nature, are declared to be critical to the maintenance of the North Shore Development’s hydrologic systems, fisheries and wildlife habitat. Development of floodplain areas has a significant potential to adversely affect wildlife, water quality and, if it modifies the floodway, adjoining, upstream and downstream properties, roads and other public facilities. Development in floodplain areas may also be constrained by a high water table which raises the cost of installing and maintaining utilities. Finally, floodplain development adversely affects all taxpayers through public expenditures to prevent or clean up flood damages.
(1) Development, other than open use recreation, shall be prohibited in areas that include 100- year floodplains. Structures shall not be permitted in a 100-year floodplain.
(2) Road and driveway crossings shall bridge over all 100-year floodplains. The installation of culverts for such purposes shall be minimized and is generally not appropriate.
(3) Where 100-year floodplain areas are modified any action that may increase flood hazards or adversely affect water quality or fisheries shall be avoided. Such actions may include, but are not limited to, stream channel modifications, the storage of floatable or potentially polluting materials and the construction of stream crossings.
(4) Plantings or natural areas (as opposed to scrap metal, junked vehicles or concrete slabs) shall be used where stream channels are required to be stabilized. Riprap may be utilized if approved in advance through the development review process and integrated with a planting plan.
(Prior Code, § 29.22.030)