A.   Purpose: The purpose of this chapter is:

1.   To set forth the process of preparing a natural resources inventory ("NRI") for development sites; and

2.   To identify and protect natural resources that may otherwise be adversely affected by construction activities during the development process.

B.   Intent: By identifying existing conditions on a proposed development site the city intends to achieve a balance between accommodating the development and protecting the city's existing natural resources. In particular, the city intends to reach the following environmental management objectives:

1.   Maintain biologically viable and diverse streams and wetlands;

2.   Protect stream water quality;

3.   Improve degraded streams;

4.   Reduce flood potential;

5.   Conserve woodlands;

6.   Protect steep slopes;

7.   Preserve and protect wildlife habitat and corridors;

8.   Protect against development hazards on areas prone to flooding;

9.   Preserve visual amenities and areas for recreation and outdoor education opportunities;

10.   Protect important cultural resources; and

11.   Enhance important views and vistas. (Ord. 893, 6-2-2009)

A.   Scope: Before any development plan may be reviewed for sites meeting any of the characteristics of this section, a natural resources inventory ("NRI") report shall be provided for the subject property. For the purposes of this chapter, a development plan shall be considered an application for a site plan or preliminary subdivision approval. An application for an amendment to the same shall not require the submission of an NRI report unless determined by the zoning administrator that the nature of the amendment is such that will affect or change the terms of the report. The report shall present the information regarding the factors set forth in section 9-24-030 of this chapter as they apply to the subject property and to the first one hundred feet (100') of adjoining property.

B.   Applicability: The provisions and requirements of this chapter shall be required as follows:

1.   Developments: An NRI report shall be a part of the application requirements for all subdivision and commercial site plan development applications on property where any of the following are true for any portion of the subject property, as further detailed in section 9-24-030, figure 9-24-1 of this chapter:

a.   Located to the east of Highland Drive north of 13200 South;

b.   Located to the east and south of the UTA light rail corridor south of 13200 South;

c.   Located within a FEMA designated A series flood zone, according to the currently adopted mapping; or

d.   Located within the sensitive river overlay as shown on the general plan land use map.

2.   Phasing: Projects proposed to be phased wherein any of the characteristics of subsection B1 of this section demonstrated as a part of a future phase shall submit an NRI report for the entirety of the project area as a part of the application for the initial phase. In such cases, the NRI requirement shall be considered satisfied for the application for all future phases unless good cause can be found to necessitate an update or the submission of a new NRI report. (Ord. 893, 6-2-2009)

A.   Streams And Floodplains: The report shall show all streams, drainage courses, and floodplain designations located on or within one hundred feet (100') of the subject property shown by topographic delineation based on the most current FEMA flood insurance rate maps or more current sources of information. If engineering studies provide the basis for topographic or floodplain information, they shall be reviewed by the city engineer, and may be approved or rejected, prior to application for a development plan review.

B.   Steep Slopes: The report shall show topography of the entire site specifically identifying existing slopes greater than fifteen percent (15%). Slopes between fifteen percent (15%) and thirty percent (30%) shall be distinguished from slopes greater than thirty percent (30%).

C.   Wetlands: The report shall show all wetlands as defined by the Utah department of natural resources and the federal clean water act. Wetlands limitations shall be shown on the associated development plan.

1.   Wetlands shall be shown in the report by a line denoting the boundary of wetlands or a note stating that no wetlands exist on the site.

2.   Copies of all applications to the U.S. army corps of engineers for authorization to impact or alter wetlands, when such is proposed, shall be submitted with the development plan application. Copies of approvals or denials for the same from the U.S. army corps of engineers shall be a required submittal prior to the development plan being eligible for a first review by the planning commission or city council.

D.   Shrubs And Trees: The report shall show shrub and tree stands indicated by recent aerial photos. Such areas shall be delineated by a circumferential line extending to the outer perimeter of the tree canopies.

1.   Tree varieties and their range of size shall be indicated through notation on the aerial drawing sheet identifying the stands.

2.   Trees with four inch (4") or greater caliper, measured according to standard city procedure, and located within areas proposed to be disturbed shall be identified.

E.   Dam Or Canal Break Analysis: The NRI report shall show the danger reach of areas subject to inundation in the event of failure of any dam regulated by the U.S. army corps of engineers or the bank failure of any above grade canal. If no such structures exist, this information need not be addressed other than a statement acknowledging no such structures.

1.   For all development applications where the property is within one mile or less downstream of a dam or canal, an applicant shall show the entire danger reach area, footprints of existing structures, and spot danger reach water surface elevations on the NRI.

2.   For the purpose of regulatory review by the city, a dam or canal breach analysis shall be required:

a.   When failure of a dam or canal could result in loss of life, damage to homes, commercial or industrial buildings; or damage or inundation of arterial or collector highways; or interruption in the use or service of public utilities; or

b.   When the drainage area to the impoundment is four hundred (400) acres or more.

3.   Additional information, which may be required with a preliminary plan, includes:

a.   Information on the dam or canal itself, including storage volume and the hazard classification thereof;

b.   Dam break analysis using HEC-1, DAMBRK, TR-66, or other generally recognized models; and

c.   Flow path/channel to carry such a flood.

F.   Threatened And Endangered Species: The report shall show generally the habitat and location of flora and fauna designated as rare, threatened, endangered, in need of conservation, or listed as watch list species, as determined by the Utah department of natural resources or U.S. fish and wildlife service, known to exist on the property proposed for development.

G.   Cultural And Historic Resources: The report shall identify any and all cultural and historic resources identified by the city or the Utah Archaeological Society.