28.12.140 Critical area detailed studies.
(1) Preliminary Reconnaissance. If a critical area detailed study is determined to be necessary, then a data review and field reconnaissance shall be performed by a qualified consultant for that type of critical area. If the detailed study reveals no critical area is present, then a statement of this finding along with supporting evidence shall be prepared by the consultant and submitted to the City. An approved finding of the lack of a critical area shall satisfy all of the requirements for a detailed study.
(2) Minimum Requirements. If the data review and field reconnaissance reveals that a critical area is present, then a complete detailed study shall be prepared by the applicant and submitted to the City. At a minimum, a critical area detailed study shall comply with the specific criteria in Chapters 28.16 through 28.32 PMC, and clearly document:
(a) The boundary and extent of the critical area;
(b) The existing function, value, and/or hazard associated with the critical area;
(c) The probable impact upon the function, value, and/or hazard associated with the critical area from the project as proposed;
(d) A mitigation plan including the items in PMC 28.12.170;
(e) The buffers and/or riparian management zone associated with the critical area; and
(f) Documentation of consultation with the agency of authority or jurisdiction over the critical area in question.
(3) Limitations to Study Area. If the applicant, together with assistance from the City, cannot obtain permission for access to properties adjacent to the project area, then the critical area detailed study may be limited accordingly.
(4) Preparation and Determination of Completeness. The critical area detailed study shall be prepared by a qualified consultant for the type of critical area or areas involved. The qualified consultant may consult with the Department of Community and Economic Development prior to or during preparation of the critical area detailed study to obtain City approval of modifications to the contents of the study where, in the judgment of the qualified consultant, more or less information is required to adequately address the critical area impacts and required mitigation.
If the critical area detailed study is found to be incomplete, the applicant shall be notified and the critical area review process shall be suspended pending correction of the inadequacies. Upon receipt of a complete critical area detailed study a final determination is to be rendered. [Ord. 4525 § 1, 2021; Ord. 3911 § 2, 2009; Code 1970 § 28.12.150. Formerly 28.12.150.]