40.460.560    Site Planning and Development

A.    General.

1.    Land disturbing activities such as grading and cut/fill shall be conducted in such a way as to minimize impacts to soils and native vegetation.

2.    Impervious surfaces shall be minimized to the extent feasible as specified in Chapter 40.386. Low impact development techniques shall be utilized where feasible to minimize increases to stormwater runoff.

3.    When feasible, existing transportation corridors shall be utilized. Ingress/egress points shall be designed to minimize potential conflicts with and impacts upon vehicular and pedestrian traffic. Pedestrians shall be provided with safe and convenient circulation facilities.

4.    Vehicle and pedestrian circulation systems shall be designed to minimize clearing, grading, alteration of topography and natural features, and designed to accommodate wildlife movement.

5.    Parking, storage, and non-water-dependent accessory and appurtenant structures and areas shall be located landward from the OHWM and landward of the water-oriented portions of the principal use.

6.    Trails and uses near the shoreline shall be landscaped or screened to provide visual and noise buffering between adjacent dissimilar uses or scenic areas, without blocking visual access to the water.

7.    Fencing, walls, hedges, and similar features shall be designed in a manner that does not significantly interfere with wildlife movement.

8.    Utilities shall be located within roadway and driveway corridors and rights-of-way wherever feasible.

9.    A use locating near a legally established aquaculture enterprise, including an authorized experimental project, shall demonstrate that such use would not result in damage to or destruction of the aquaculture enterprise, or compromise its monitoring or data collection.

(Amended: Ord. 2015-12-12)

B.    Grading, Fill, and Excavation.

1.    Land disturbing activities such as grading and cut/fill shall be conducted in such a way as to minimize impacts to soils and native vegetation, and shall at a minimum meet the requirements of Chapter 14.07.

2.    Clearing, grading, fill, and excavation activities shall be scheduled to minimize adverse impacts, including, but not limited to, damage to water quality and aquatic life.

3.    Clearing and grading shall not result in changes to surface water drainage patterns that adversely impact adjacent properties.

4.    Developments shall include provisions to control erosion during construction and to ensure preservation of native vegetation for bank stability. Disturbed areas shall be stabilized immediately and revegetated with native vegetation.

5.    Fills shall be permitted only in conjunction with a permitted use, and shall be of the minimum size necessary to support that use. Speculative fills are prohibited.

6.    Any significant placement of materials from off site (other than permitted deposition of clean dredge materials) shall be considered fill and shall comply with the fill provisions in Chapter 14.07. Fill shall consist only of clean materials.

7.    Soil, gravel or other substrate transported to the site for fill shall be screened and documented that it is uncontaminated. Use of any contaminated materials as fill is prohibited.

8.    Fills shall be designed and placed to allow surface water penetration into groundwater supplies where such conditions existed prior to filling.

9.    Fills must protect shoreline ecological functions, including channel migration processes.

10.    Fill waterward of OHWM shall only be allowed as a conditional use and then only when it is necessary:

a.    To support a water-dependent or public access use;

b.    For habitat creation or restoration projects;

c.    For remediation of contaminated sediments as part of an interagency environmental clean-up plan;

d.    For disposal of dredged material considered suitable under, and conducted in accordance with, the dredged material management program of the Department of Natural Resources;

e.    For expansion or alteration of transportation facilities of statewide significance currently located on the shoreline and then only upon a demonstration that alternatives to fill are not feasible;

f.    For a mitigation action;

g.    For environmental restoration; or

h.    For a beach nourishment or enhancement project.

    In the Columbia River, fills shall be prohibited between the OHWM and minus fifteen (-15) feet CRD, unless shallow water habitat will be created as mitigation.

11.    Excavation below the OHWM is considered dredging and subject to provisions in Section 40.460.640.

12.    Upon completion of construction, remaining cleared areas shall be replanted with native species as identified by the Clark Conservation District. Replanted areas shall be maintained such that within three (3) years’ time the vegetation is fully re-established.

(Amended: Ord. 2012-12-23)

C.    Building Design.

1.    Non-single-family structures shall incorporate architectural features that provide compatibility with adjacent properties, enhance views of the landscape from the water, and reduce scale to the extent possible.

2.    Building surfaces on or adjacent to the water shall employ materials that minimize reflected light.

3.    Facade treatments, mechanical equipment and windows in structures taller than two (2) stories shall be designed and arranged to prevent bird collisions using the best available technology. Single-family residential structures are exempt from this provision.

4.    Interior and exterior structure lighting shall be designed, shielded and operated to:

a.    Avoid illuminating nearby properties or public areas;

b.    Prevent glare on adjacent properties, public areas or roadways;

c.    Prevent land and water traffic hazards; and

d.    Reduce night sky effects to avoid impacts to fish and wildlife.

5.    Accessory uses, including parking, shall be located as far landward as possible while still serving their intended purposes.

(Added: Ord. 2012-07-16)