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, • <br /> (c) This ordinance applies to, and wetland buffer areas must be created or <br /> existing buffer areas must be maintained around, a protected wetland located partially <br /> within, wholly within, or directly adjacent to the property in the following situations: <br /> (1) When the wetland is required to be replaced or restored, or when the <br /> wetland is being altered; <br /> (2) When new development occurs. For purposes of this subsection, new <br /> development means: <br /> a. Any subdivision that creates a new lot that has no principal <br /> structure on it; <br /> b. construction of a principal structure on an existing vacant parcel of <br /> land; <br /> (3) When redevelopment occurs that has the potential to adversely impact a <br /> wetland. For purposes of this subsection redevelopment means the <br /> removal of the principal structure to the extent of more than 50 percent of <br /> its market value and volume and reconstruction on the same property. This <br /> requirement does not apply if construction is the result of less than 75 <br /> percent of the building being damaged by an involuntary force, such as <br /> fire, wind, or vandalism; <br /> (4) When any construction or land alteration activity that does not fall within <br /> the meaning of `redevelopment' has the potential to adversely impact a <br /> wetland. <br /> For purposes of this section, "the potential to adversely impact a wetland" exists when all <br /> of the following three conditions exist: <br /> a. the portion of the property disturbed by construction or land alteration activity <br /> drains to the wetland; and <br /> b. the amount of grading exceeds 50 cubic yards or the construction activity involves <br /> the disturbance of more than 5,000 square feet of area; and <br /> c. the redevelopment activity results in a net increase in the square footage of <br /> impervious surfaces that drain to the wetland, or results in the relocation of <br /> impervious surfaces closer to the wetland, or results in changes to drainage <br /> patterns (slopes, meander patterns, etc) that the City Engineer determines will <br /> increase the velocity or rate of runoff to the wetland. <br /> Page 2 of 22 <br />