1. This Section applies to single-family attached (townhouse), multi-family, civic, utility, commercial, industrial, land divisions, and site development permits. This Section shall also apply to any remodel project when the improvement value of the remodel is 60 percent or greater of the building value as calculated by the Building Official.

1. Resource uses where the principal use of the property is for animal, crop or forestry production (i.e., the growing, raising, or harvesting of resources), or mineral extraction (i.e., surface mines).

2. Sites regulated through a previously-adopted site plan or recorded plat.

3. Development proposals which result in the removal of less than 1,000 square feet of native vegetation from a site.

4. Land utilized for agricultural activities, except for sales and services:

5. Urban residential short subdivisions of 4 lots/dwelling units or fewer on project sites of 1 acre or less.

6. Construction, reconstruction, or maintenance of public roads, paths, bicycle ways, trails, bridges, sewer lines, storm drainage facilities, related critical area mitigation activities, and other similar public infrastructure, excluding public buildings.

1. Site clearing shall be limited to the areas of approved impervious surfaces, replacement landscaping, recreation space, utilities, and a working envelope around such areas of not greater than 10 feet in depth. The clearing limitations shall apply until such time as the issuance of a building permit occurs for the parcel or lot being cleared. Where site clearing is proposed independent of a Building Permit, Use Permit, or other specific land use activity, such clearing shall be limited to a maximum of 35 percent of the total site. The 35 percent limitation shall be calculated on a cumulative basis for all site development permits affecting the site. In no case shall site clearing extend into areas identified for native vegetation retention except for the removal of noxious weeds and hazardous trees pursuant to PCC 18J.15.130.

2. Clearing, grading, filling, and vegetation removal shall be prohibited until site development permits have been issued.

3. The maximum area of site clearing shall encompass no more than the remainder of land after the required native vegetation retention percentage set forth in Table 18J.15.020-1, tree conservation, and critical area protection have been met.

1. A minimum percentage of the existing native vegetation shall be retained as set forth in Table 18J.15.020-1. The percentage shall be based on the gross acreage of the portion of the site located within an open space corridor. If the site does not contain the minimum percentage of native vegetation listed, the percentage shall be used to establish a maximum clearing limit.

2. Minimum vegetation retention may be decreased to 15 percent for non-residential uses (e.g., churches, schools, etc.) that are allowed in the underlying residential zone. The calculation of the native vegetation retention area for school sites shall be based upon the total acreage of the school site minus the areas set aside for playfields in the school site plan, provided that, for the purposes of the calculation, such playfield areas shall not exceed 30 percent of the gross site area.

3. Within the Parkland-Spanaway-Midland Communities Plan area, individual lots of record within a half-mile of the SR-7 corridor, and any combination of two or more contiguous lots, created prior to September 3, 2002, that are each smaller than 0.75 acre and located in a commercial or industrial zone, are exempt from native vegetation retention. A combination of 0.75-acre lots exceeding 4 acres shall not be eligible to utilize this exemption.

4. As an alternative to retaining the native vegetation percentages set forth in Table 18J.15.020-1, the applicant may choose to utilize the Site Plan Review process to provide the Department with a study prepared by a qualified professional that evaluates the effect of the proposed clearing on the site as it relates to the design objective and identifies alternative methods to mitigate these impacts. The study shall consider the nature and extent of the proposed development, characteristics of the applicable sub-basin, existing habitat quality, habitat impacts, and impacts on water quality. The findings and recommendations of the study shall be utilized by the Department in the evaluation of the Site Plan Review. The Department shall be authorized to reduce or waive the native vegetation retention requirements based upon the information contained in the study when it is determined that alternative methods to mitigate impacts are appropriate and feasible.

5. Priority location for native vegetation retention shall be within critical areas and associated buffers. However, native vegetation retention may also occur within parking lot landscaping, perimeter landscaping, low impact development best management practices, or other required landscaped or tree retention areas, provided that such areas have minimum dimensions of not less than 20 feet and are otherwise in compliance with the provisions of this Title.

6. In residential developments, native vegetation retention may be incorporated into lots that exceed 8,000 square feet in area, provided that the native vegetation retention area has minimum dimensions of not less than 20 feet and is located within a protective easement. The native vegetation retention area shall be separated from the remainder of the lot area by split-rail fencing.