Any variance from the wetland or stream setbacks shall require the recommendation of Planning Commission and approval by City Council as set forth in the C.O.S. Section 1137 Site Plan Review.
(a) The extent to which the requested variance impairs the functions of the riparian area. This determination shall be based on sufficient technical and scientific evidence as provided by the applicant.
(b) The soil type and natural vegetation of the parcel as well as the percentage of the parcel that is in the 100-year floodplain.
(c) The degree of hardship these regulations place on applicant and the availability of alternatives to the proposed activity.
(Ord. 2007-222. Passed 1-10-08.)