A. Purpose: Fully hydric soils may indicate the potential existence of jurisdictional wetlands and the probable existence of a high water table. The purpose of regulating lands that contain fully hydric soils is to recognize the constraints imposed on urban development projects by potential wetlands or high water tables. That is:
1. Wetlands are protected under state and federal law, and as such, are considered no build areas unless appropriate and approved mitigation measures are undertaken.
2. High water tables on a property require special construction practices both for infrastructure such as streets, and for structural development such as residences.
B. Environmental Review Required: A sensitive areas development plan for property containing regulated hydric soils must include evidence demonstrating that all regulations of this section will be met. Such plan must include the following information:
1. Delineation of areas on the property where hydric soils exist.
2. Report from a wetland specialist regarding whether wetlands exist on the property.
3. Delineation of a construction area limit, if applicable, and specification of associated restrictions thereof.
C. Regulations:
1. If fully hydric soils exist on a property where development activity is proposed, the property owner shall have a wetlands specialist verify whether wetlands exist on the site. If wetlands are found to exist on the site, compliance with the wetlands provisions of this article will be required.
2. More stringent construction safeguards, as specified by the city, will be required for streets and storm water management facilities located in fully hydric soils. Sump pump discharge tiles and elevations of window openings may also be regulated, as specified by the city.
D. Design Standards: To the extent possible, urban development projects will be designed so that areas of fully hydric soils will be treated as an environmental asset; used for storm water detention, wetland enhancement or buffers, protective greenbelts along stream corridors and neighborhood open space. (Ord. 05-4186, 12-15-2005)