The provisions of this article are intended to provide adequate
buffer areas between creek corridors and adjacent development, to
protect the creek corridors as valuable natural, scenic, and recreational
amenities.
(§ 3, Ord. 771, eff. February 13, 2004)
The provisions of this article apply to any property adjacent
to or crossed by a creek or stream.
(§ 3, Ord. 771, eff. February 13, 2004)
The project permit application shall include a site-specific
streambed analysis prepared by a hydrologist, civil engineer, or other
qualified professional (e.g., riparian biologist) to determine the
precise boundary/top of bank of the waterway. The Director may waive
this requirement if it is determined that the project, because of
its size, location, or design would not have a significant impact
on the waterway, or that sufficient information already exists and
further analysis is not necessary. A required streambed analysis shall
include all information and materials required by the Director.
(§ 3, Ord. 771, eff. February 13, 2004)
(a) All structures (e.g., buildings, decks, fences) shall be set back
a minimum of 25 feet from a blue line creek's top of bank. Additional
setbacks may be necessary to protect sensitive environmental resources
(e.g., vernal pools). Setbacks adjacent to creekside paths or open
spaces shall be measured from the outside boundary of the path or
open space.
(b) Structures, parking access, parking spaces, paved areas, swimming
pools, or utilities (e.g., overhead or underground) shall not be constructed
within a creek or creekside setback area.
(c) Grading or filling, planting of exotic/non-native or non-riparian
plant species, or removal of native vegetation shall not occur within
a creek or creekside setback area.
(d) Where drainage improvements are required, they shall be placed in
the least visible locations and naturalized through the use of river
rock, earthtone concrete, and/or landscaping with native plant materials.
(e) The proposed development should incorporate permeable surfaces (e.g.,
wood decks, sand-joined bricks, and stone walkways) where feasible,
to minimize off-site flows and facilitate the absorption of water
into the ground.
(f) Creek stabilization measures may be required if development or land
use changes increase impervious surfaces or sedimentation that result
in stream channel erosion.
(1) Creek rehabilitation is the preferred method of stabilization, with
the objective of maintaining the natural character of the creek and
riparian area. Rehabilitation may include enlarging the channel at
points of obstruction, clearing obstructions at points of constriction,
limiting uses in areas of excessive erosion, and restoring riparian
vegetation.
(2) Concrete channels and other mechanical stabilization measures shall
not be allowed unless no other alternative exists.
(g) Public access and visibility to creeks may be provided through the
use of single-loaded frontage roads adjacent to the creeks.
(h) The provision of multi-purpose creekside trails and public open space
is strongly encouraged. Open space areas may include planting for
riparian enhancement with native shrubs and trees, paths and trails,
lighting, benches, play and exercise equipment, and trash receptacles
outside of the riparian habitat area, where appropriate.
(i) Where streets are not used, frequent access to creekside trails and
public open space should be provided at least every 300 feet, and
may occur at the end of cul-de-sacs.
(j) Fences that face creekside trails and public open space shall not
be over six feet in height.
(§ 3, Ord. 771, eff. February 13, 2004)
All uses shall be subject to the applicable provisions of these Zoning Regulations, including the procedures identified in the following: Article 12, Landscaping Standards; Article 14, Parking and Loading Standards; Article 16, Sign Standards; Article
20, Design Review Permits; Article
22, Temporary Use Permits; Article
24, Conditional Use Permits; Article
25, Minor Variances; Article
26, Variances.
(§ 3, Ord. 771, eff. February 13, 2004)