5.7.4. DEVELOPMENT STANDARDS

   A.   Preservation of Critical Riparian Habitat

   Preservation of 100% of critical riparian habitat areas within the resource corridors for parcels shown on the ERZ Maps are required, except as provided in Sections 5.7.3, Development Options, and 5.7.5, Standards for Roadway /Utility Encroachment. The critical riparian habitat area may be included as part of any required open space on the site .

   B.   Residential Development

   Residential development of four or more dwelling units are allowed only as provided in Section 8.7.3, Flexible Lot Development (FLD), except as provided in Section 5.7.2.G.2. Use of the FLD shall provide for the maximum amount of critical riparian habitat preservation while preserving density options.

   C.   Nonresidential Development

   Nonresidential development is allowed based on underlying zoning.

   D.   Mitigation Plan

      1.   Where preservation of the critical riparian habitat area cannot be accomplished as provided in these standards, the owner is required to submit a mitigation plan;

      2.   The mitigation plan shall include the following:

         a.   A statement of findings as to why 100% preservation of the critical riparian habitat area cannot be accomplished;

         b.   A description of the specific impact of the development on existing critical riparian habitat areas within the resource corridor ;

         c.   The proposed techniques to lessen the impacts of the development on the critical riparian habitat areas . The techniques employed by the development project should protect remaining critical riparian habitat and restore critical riparian habitat areas disturbed during construction. This may be done through clustering development away from substantial amounts of critical riparian habitat , enhancement of degraded critical riparian habitat areas through revegetation or restoration, or other means appropriate to the type of project (see Figure 5.7-B); and,

         d.   A plan for 100% restoration of the critical riparian habitat area disturbed during construction as detailed in Section 5.7.5.A.6, 7, and 8;

         e.   A mitigation plan is reviewed and considered for approval in accordance with Section 3.3.3, PDSD Director Approval Procedure. In reviewing the statement of findings and the mitigation plan, such factors as the amount, quality, and predisturbance condition of the critical riparian habitat within the resource corridor ; the contiguity of the critical riparian habitat ; the presence of any endangered species; the upstream or downstream characteristics of the designated wash; the alternatives to the layout and design of the project ; and any other pertinent factors relating to the proposed development or the critical riparian habitat that may be provided by the owner and the reviewing parties shall be taken into consideration.

Figure 5.7-B: Mitigation Options

   E.   Temporary Fencing Required

   No grubbing, grading , or construction shall occur on a project site until areas designated to be retained in a natural state are temporarily fenced.

   F.   Inspection of Fencing

   All temporary fencing shall be field inspected by PDSD before any construction on the site begins. Fencing shall be removed only on completion of construction.