Agenda - Planning Commission - 08/01/1995

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THE ZONING REPORT Page Six with prior or concurrent approval by appropriate state and federal agencies; a subsurface soil analysis is required; the structures must meet AASHTO specifications and standards for the design, and construction of masonry dams. B. Vegetation/revegetation plans often are required to be provided by applicants as a condition of approval of site preparation actions. The intent of revegetation is to create a natural buffer or open space area between the shoreline and landward structures to provide for the eventual recovery of native natural vegetation and provide for entrapment of sediment laden storm runoff from land development having increased impervious surface ratios. The plan describes generall~ the existing vegetation, typical predominant plant species and any rare and unusual species found on the construction site; shows areas of existing vegetation to be removed, proposed reveg- etation of disturbed areas; and lists plant species generally to be used. Most plans require use of indigenous species and ay.old use of nuisance species; the applicant is encouraged to place all structures as far landward from the shoreline as practical. A landscaping plan or planting pi'an prepared by a landscape architect or other qualified professional may be required. C. Special requirements for beach and dune shorelines. (a). A dune or beach area extends landward from the mean high tide line for tidal waters or mean high seasonal water elevation for nontidal waters, to a specified minimum dis- tance of 100 ft to a half-mile, commonly 500-1000 ft, or to the line of initial vegetation, the landward side of the stable dune area, or the line of landward vegetation (which is the furthest extent where marine species predominate). Within this beach area, an unsta- ble dune area or beach extends from the high tide line to the line of initial vegetation, which line is the seaward boundary of continuous vegetation inward from the beach. The stable dune area extends from this line of vegetation to the landward boundary between the coastal area and conventional land vegetation and soils~ or to a road or other lineal feature generally parallel to the coast designated as the inner landward coastal boundary. (b). Buildings and associated structures allowed in the beach/dune area are never allowed seaward of the initial tine of vegetation for all new development rezoned or platted after the effective date of the ordinance enacting these regulations. Based on recent takings~ case law, prior development may be grandfathered inj it is encouraged to locate structures as far landward as practical. All buildings, decks and walkways shall be placed on pier~ foundations rather than on the ground~ on slabs or on continuous foundations. Building roofs and other impervious surfaces shall provide for gradual and dispersed drainage of runoff; decks and walkways should be slat construction to drain through the surface; pa.t~- ios in dune/beach areas must be built as decks and not with hard-surfaced or brick/stone slab floors (even if ungrouted) on the ground surface. Parking areas should only be allowed landward of the line of initial vegetation or in stable dune areas; garages may be allowed in the front zone yard setback next to the public street ROW if otherwise they would be located in more sensitive dune/beach areas. A revegetation plan must be submitted to sta- bilize dune/beach surfaces damaged during construction, to be protected temporarily by sand fencing until the new vegetation is rooted and established. Outdoor barbecues, play- ground equipment and outdoor storage are not allowed in unstable/beach dune areas. Ken- nels and grazing of horse are not allowed in beach/dune zones. A septic system to serve the development is prohibited if public sanitary sewers are available within (say) 1000 ft of the lot; otherwise, the septic system distribution system is not allowed in the unstable dune/beach area. u~ 21, 1995 issue