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<br />The mass grading operations of the overall site could be accommodated by re-spreading four (4) inches <br />of on-site topsoil and site stabilization. Areas reserved as open space would be required to include the <br />higher grade topsoil (as defined in the proposed ordinance) as they would potentially be in the final state <br />(excluding natural areas that will be left undisturbed, which would not be subject to the topsoil <br />requirement). All other areas would be allowed to utilize the on-site topsoil as a temporary means until <br />construction is completed and the final grade is established. This should impro've the overall final <br />product for several reasons including: the higher grade topsoil would not ,be compacted by heavy <br />equipment and material storage, erosion control concerns could be reduced (stockpiling and street <br />sweeping), and watering needs are really non-existent until the final landscaping and irrigation is <br />installed. <br /> <br />Since landscaping requirements are found throughout City Code, many sections of City Code will be <br />revised as part of this ordinance. The proposed revisions are summarized as follows: <br />Chapter 9: Zoning and Subdivision of Land <br />Section 9.02 (Definitions) <br />. Definitions were added for Natural Area, Organic Matter, and Topsoil <br />Sections 9.11 and 9.20 (Performance Standards and Zoning Districts) <br />. Repetitive information, related to grading and ground cover, was taken out of each <br />specific zoning district and combined into the general performance standards for all <br />districts. <br />. The timing to complete the required landscaping was reduced from one (1) year to six <br />(6) months from the date the Certificate of Occupancy is issued. <br />. The required tree and sod escrow, which is $600.00 and is collected 'at the time of <br />building permit issuance, was eliminated from the building permit process and <br />replaced with an amount to be determined if the builder/property owner is requesting <br />a Certificate of Occupancy prior to having the required landscaping, including <br />topsoil, installed. <br />Sections 9.50.30 (Subdivision Design Standards) and 9.50.50 (Construction of <br />Improvements) - <br />. Cross referenced the new topsoil requirement with Section 9.02 (Definitions). <br /> <br />The Planning Commission conducted a public hearing regarding the proposed ordinance on December 3, , <br />2008. Based upon comments received at the public hearing, the Planning Commission recommended <br />that staff continue to work with local experts to further refine the language, making this ordinance as <br />effective and enforceable as possible, and then forward the proposed ordinance to City Council. <br /> <br />Funding Source: <br />City Code amendments are processed with staff time. <br /> <br />Recommendation: <br /> <br />A topsoil requirement should reduce the city's demand for non-consumptive water. However, per the <br />direction of the Public Works Committee, staff, in conjunction with the Environmental Policy Board, <br />will continue to explore other water conservation measures that could be implemented throughout the <br />community. The Planning Commission recommended that City Council adopt an ordinance establishing <br />topsoil requirements. <br /> <br />-164- <br />