Agenda - Council Work Session - 04/04/2006

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historic areas and compatible with surrounding architectural features. To the maximum extent possible, the use of natural devices, including vegetation management, shall be preferred over the construction of artificial devices, including culverts, holding ponds, wails and terracing. Buildings shall be designed in a manner appropriate to their surroundings and minimize negative impacts to slopes and vegetation. The use of retaining walls to facilitate site and/or building development is highly discouraged. The use of retaining walls shall be limited to circumstances when other site development alternatives are not feasible and the use of retaining walls will preserve vegetation, provide enhanced vegetation and is considered a benefit to the corridor. Any lift stations required to service the slope development with local sewer systems, are designed in accordance with local design standards and approved by the City Engineer. The applicant shall furnish a satisfactory arrangement or agreement by which the cost of maintenance and operation of the lift station are borne by those serviced by the facility. No septic tank shall be placed on a slope of greater than 12%. The natural slope may not be altered in any way where the septic tank system or part thereof is to be located. The drain lines shall be located parallel to contour lines. The proposed development will not increase the runoff rate or decrease the natural rate of absorption of storm water. All developments shall be consistent with the City's Surface Water Management Plan, other adopted policies, or engineering methods approved by the City Engineer. The development is consistent with the reasonable preservation of the views of the river corridor from land and views of land from the river corridor. Negative impacts to views of the i-iver corridor or views from the river corridor to land shall be minimized. Erosion protection measures shall make maximum use of natural in-place vegetation rather than the placing of new vegetation on-site as erosion control facilities. The use of natural erosion control devices shall be preferred to the maximum extent over the construction facilities. Slopes which are susceptible to severe erosion shall be maintained in a natural state in order to avoid damage from erosion, increased runoff and sedimentation. During site development planning, an emphasis shall be placed on minimizing the amount of site disturbance by limiting the extent of site disturbance during and after construction. The removal of vegetation and alteration of the natural topography shall be limited to the area needed for project development. The management and retention of trees and other vegetation shall be considered prior to and during site development. Methods to minimize the impact to existing trees and other ~,egetation shall be developed and -11-