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Exhibit B
Review Criteria
26.435.040.B. Stream Margin Review Exemptions
The Community Development Director may exempt the following types of development within
the stream margin review area:
1. Construction of pedestrian or automobile bridges, public trails or structures for irrigation,
drainage, flood control or water diversion, bank stabilization, provided plans and
specifications are submitted to the City engineer demonstrating that the structure is
engineered to prevent blockage of drainage channels during peak flows and the Community
Development Director determines the proposed structure complies, to the extent practical,
with the stream margin review standards.
Staff Response: Engineering has evaluated the proposed drainage improvements and
have no concerns that the development will have negative impacts in this regard. Staff
finds this criterion to be met.
2. Construction of improvements essential for public health and safety which cannot be
reasonably accommodated outside of the "no development area" prescribed by this Section
including, but not limited to, potable water systems, sanitary sewer, utilities and fire
suppression systems provided the Community Development Director determines the
development complies, to the extent practical, with the stream margin review standards.
Staff Response: This application does not involve the construction of any of the above-
listed structures. This criterion is not applicable.
3. The expansion, remodeling or reconstruction of an existing development provided the
following standards are met:
a) The development does not add more than ten percent (10%) to the floor area of the
existing structure or increase the amount of building area exempt from floor area
calculations by more than twenty-five percent (25%). All stream margin exemptions
are cumulative. Once a development reaches these totals, a stream margin review by
the Planning and Zoning Commission is required; and
Staff Response: The proposed improvements do not add to the floor area of the existing
home. This criterion is not applicable.
b) The development does not require the removal of any tree for which a permit would be
required pursuant to Chapter 13.20 of this Code.
Staff Response: The Parks Department has evaluated the project, and while they have
concerns about potential impacts to the root structures of trees located adjacent to
excavation for the drain system, no trees are proposed for removal. Staff finds this
criterion to be met.
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c) The development is located such that no portion of the expansion, remodeling or
reconstruction will be any closer to the high-water line than is the existing
development;
Staff Response: The proposed development will not be any closer to the high-water line.
The improvements are located beneath an existing flagstone patio. Staff finds this
criterion to be met.
d) The development does not fall outside of an approved building envelope if one has
been designated through a prior review; and
Staff Response: All work is located within existing setbacks. A building envelope was not
designated on the property during the previous stream margin review. Staff finds this
criterion to be met.
e) The expansion, remodeling or reconstruction will cause no increase to the amount of
ground coverage of structures within the 100-year flood plain.
Staff Response: The improvements are proposed for outside of the 100-year flood plain,
Staff finds this criterion to be met.