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(c) This article applies to, and wetland buffer areas must be created or existing buffer areas <br /> must be maintained around, a protected wetland located partially within, wholly within, or directly adjacent <br /> to the property in the following situations: <br /> (1) When the wetland is required to be replaced or restored, or when the wetland is being <br /> altered; <br /> (2) When new development occurs. For purposes of this subsection, new development <br /> means: <br /> a. Any subdivision that creates a new lot that has no principal structure on it; <br /> b. Construction of a principal structure on an existing vacant parcel of land; <br /> (3) When redevelopment occurs that has the potential to adversely impact a wetland. For <br /> purposes of this subsection redevelopment means the removal of the principal structure <br /> � to the extent of more than 50 percent of its market value and volume and reconstruction <br /> on the same property. This requirement does not apply if construction is the result of less <br /> than 75 percent of the building being damaged by an involuntary force, such as fire, wind, <br /> or vandalism; <br /> "= (4) When any construction or land alteration activity that does not fall within the meaning of <br /> 'redevelopment' has the potential to adversely impact a 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 <br /> involves 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 /> For new development, all wetlands on the property shall be subject to the buffer <br /> requirements. For redevelopment or other grading or construction situations that are not <br /> new development, only the wetland that is potentially adversely impacted shall be subject <br /> to the buffer requirement. In the event that the wetland is on an adjacent property but <br /> near enough to the subject property so that buffers to said wetland would extend into the <br /> subject property, the buffer requirements apply. <br /> (Ord. No. 28 3rd series, § 1, 8-22-2005) <br /> DIVISION 2. <br /> DESIGNATION OF PROTECTED WETLANDS <br /> Sec. 78-1602.Wetland types. � <br /> The wetlands protected and regulated by this section are types 1, 2, 3, 4, 5, 6, 7, and 8 wetlands, <br /> as defined in circular 39, "Wetlands of the United States", 1971 edition, United States Department of the <br /> Interior, unless the wetland is within a shoreland district in which case the more restrictive rules regarding <br /> V <br />