The purpose of an existing conditions inventory (ECI) is to gather information about a development site prior to approval of a site plan or subdivision in order to avoid approving projects that create land use conflicts and to protect natural and cultural resources that may be adversely affected by construction activities.

(Code 2023, § 10-17-1; Ord. No. 2017-54, 12-13-2017)

Before a site plan or subdivision is reviewed and approved, an existing conditions inventory, as required in HCC 10-17-4, shall be provided for the subject property and for the first 100 feet of adjoining property. The intent of an ECI is to consolidate existing information in one place, but not to require applicants to conduct original research to address the information requirements of this chapter, except as may be required by state or federal law.

(Code 2023, § 10-17-2; Ord. No. 2017-54, 12-13-2017)

Certain words and phrases in this chapter are defined in HCC chapter 10-3.

(Code 2023, § 10-17-3; Ord. No. 2017-54, 12-13-2017)

1. Information required. Each existing conditions inventory (ECI) shall address the information required in this section.
   1. If the information required is not applicable to the subject property, the ECI shall include a note to that effect.
   2. The information gathered shall be shown graphically on one or more 24 inch by 36 inch sheets.
2. Streams and floodplains. The ECI shall show streams, drainage courses, and floodplains located on or within 100 feet of the subject property.
   1. City topographic maps or field topography shall be used to determine the presence of streams and drainage courses.
   2. Floodplains shall be shown as delineated on Federal Emergency Management Agency (FEMA) flood insurance rate maps.
   3. Floodplain elevations for a 100-year flood event shall be shown by topographic delineation.
   4. If an engineering study provides a basis for topographic or floodplain information, the name and source of the study shall be noted on the ECI.
3. Steep slopes. The ECI shall show the following categories of existing slopes, based on city topographic maps or field topography:
   1. Zero percent to ten percent;
   2. Ten percent to 20 percent;
   3. 20 percent to 30 percent; and
   4. 30 percent or more.
4. Sensitive soils. The ECI shall show sensitive soils as identified on any soil survey prepared for a government body. Soil limitations on development shall be noted on the ECI and on the associated site plan or subdivision. Soils with severe limitations shall be noted separately. Such soils are those which have one or more of the following characteristics: seasonal high water table, subject to flood hazard, poor drainage, wetland/hydric soil conditions, high shrink/swell potential, shallow depth to bedrock, excessive slopes, and high susceptibility to erosion.
5. Wetlands. The ECI shall show all wetlands which are required to be delineated by the federal Clean Water Act.
   1. U.S. Fish and Wildlife Service National Wetlands Inventory maps, state department of natural resources maps, and other sources designated by the state department of natural resources or the state department of environmental quality may be used to identify wetlands.
   2. Wetlands shall be shown on the ECI by a line denoting the boundaries thereof.
   3. If wetlands are present, a wetlands assessment shall be submitted to the city as required by applicable law prior to consideration of a site plan or subdivision. The assessment shall include the name and address of the individual who conducted the assessment.
   4. A copy of any application for authorization to impact or alter wetlands shall be submitted with a site plan or subdivision application for the subject property.
6. Shrubs and trees. The ECI shall show shrub and tree stands as indicated by recent aerial photos. Such areas shall be delineated by a circumferential line extending to the outer perimeter of the tree or shrub canopies. Tree varieties and range of size shall be shown generally.
7. Utility lines, dams and canals. The ECI shall show any existing utility line, aqueduct, dam, ditch, or canal located within the area subject to the ECI. The ECI shall also show any area which may be flooded in the event an aqueduct, dam, ditch, or canal fails, as contained in any study conducted and/or possessed by the city or the state engineer.
8. Special protection areas. The ECI shall show areas identified as special protection areas in this title, the general plan, and other documents adopted by the city, including, but not limited to, natural hazard areas, wellhead protection areas, and groundwater recharge areas.
9. Cultural and historic resources. The ECI shall show cultural and historic resources, including cemeteries, identified in the general plan.

(Code 2023, § 10-17-4; Ord. No. 2017-54, 12-13-2017)