CITY OF HOOD RIVER
LAND USE APPLICATION INSTRUCTIONS
& TIMELINE
1. Review Required: The attached application is required by the Hood River Municipal Code
(“Code”) for review of your proposed development. Review is required to make sure that your
proposal complies with the applicable provisions of the Code and that there are adequate
capacities of public facilities to meet the needs of your development.
2. Pre-Application Conference: Prior to submitting your application, you may be required to attend
a pre-application conference with city staff to discuss applicable standards and criteria of the
Code, and submittal requirements to make your application complete. Pre-application
conferences typically are scheduled approximately 4 weeks after submittal of an application and
fee. You also may be required to conduct a neighborhood meeting (mandatory for subdivisions
and PUDs).
3. Application Submittal: Applications may be mailed or submitted in person to the City of Hood
River Planning Department at City Hall, 211 2
nd
Street, Hood River, OR 97031. The following
must be included in your application packet:
Completed application form with property owner signature
All required materials listed in the application form
Application fee
Electronic copy of application materials (original .pdf, not scanned) and three (3)
paper copies of application and all support materials
It is the applicant’s responsibility to demonstrate the proposal meets standards & approval criteria.
4. Completeness Review (30 days): Upon submittal, your application will be reviewed for
completeness within 30 days. Completeness is based upon the requirements of State law (ORS
227.178) and the requirements in the Code for your development proposal. It is the applicant’s
responsibility to provide written findings and materials to demonstrate the application complies
with the applicable approval criteria and standards.
5. Incomplete Applications (> 30 days): If the Planning Department determines that your
application is “incomplete,” you will be informed in writing and provided with a list of missing or
incomplete materials and options for completing the application. Refusal to submit all or some of
the missing information could limit the city’s ability to approve your application. Incomplete
applications become void 181 days after submittal (ORS 227.178).
6. Complete Applications: If the Planning Department staff determines that an application is
“complete,” you will be informed in writing and the review process will begin.
7. Review Process (120 days): Review of your application may be administrative, with no public
hearing, or it may be quasi-judicial, with a public hearing. For quasi-judicial review, applicants
are required to attend the public hearing. Notice of the application or public hearing will be
mailed to neighboring property owners for comment.
8. Decision: A decision with findings and conditions of approval will be issued after a public
comment period and public hearing (if applicable). All land use decisions are subject to an
appeal process. A final decision is expected within 120 days after an application is deemed
complete pursuant to ORS 227.178.
If you have questions about this process, please call the Planning Department at (541) 387-5210.
Application forms, the City’s Code and other useful information are available at the Planning
Department’s website: http://ci.hood-river.or.us/planning
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File No.: ______________________
Fee: _________________________
Date Submitted: ________________
CITY OF HOOD RIVER
NATURAL RESOURCE OVERLAY APPLICATION
Submit the completed application form with three (3) paper copies of all application
materials including full- and reduced sized plans, one electronic copy (original .pdf) and
appropriate fees to the City of Hood River Planning Department, 211 2
nd
St., Hood River, OR
97031. Additional paper copies may be required as determined by staff. If you have any
questions, please contact the Planning Department at (541) 387-5210.
APPLICANT: (attach a copy of title or purchase contract if applicable*)
Name:
Address:
(physical)
(mailing)
(email)
Telephone:
Cell Phone:
Fax:
Signature:
PROPERTY OWNER:
Name:
Address:
(physical)
(mailing)
(email)
Telephone:
Cell Phone:
Fax:
Signature:
*authorization of parcel owner(s) required
PARCEL INFORMATION:
Subject Property Address (if designated):
Township:
Range:
Section:
Tax Lot(s):
Current Zoning:
Parcel Size:
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REQUEST: (check all that apply)
Wetland activity / Riparian Corridor activity / Columbia River Infill Waterfront Area activity
PROJECT DESCRIPTION: (please attach a location map & site plan/project plan
SUBMITTAL REQUIREMENTS:
Refer to Hood River Municipal Code (HRMC) Chapter 17.22, Natural Resource Overlay.
For projects in or near wetlands, refer to HRMC 17.22.010.
For projects along designated riparian corridors including the Columbia River west of
The Hook, the Hood River south of Interstate 84, Indian Creek and Phelps Creek,
refer to HRMC 17.22.020.
For projects along the Columbia River between The Hook and the eastern boundary
of the city limits, and along the Hood River north of Interstate 84, refer to HRMC
17.22.030 and the Hood River Waterfront ESEE Analysis.
1) Site Plan: Please attach a site plan drawn to scale showing the location and type of
proposed activities, as well as a location map depicting the site and the surrounding
area.
2) Project Description: Please attach a written narrative explaining:
a) Existing conditions, proposed activities, and how the proposal complies with
applicable Natural Resource Overlay requirements and applicable criteria;
b) Any requested Variance and any proposed mitigation.
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CHAPTER 17.22 - NATURAL RESOURCE OVERLAY
Legislative History: Ord. 1863 (2004); Ord. 1874 (2006); Ord. 1938 (2007)
SECTIONS:
17.22.010 Requirements for Wetlands
17.22.020 Requirements for Riparian Corridors
17.22.030 Columbia River Infill Waterfront Area
17.22.040 Violations
17.22.050 Conflicts
17.22.010 Requirements for Wetlands
A. Purpose and Intent. The purpose of this section is to protect and restore wetlands and
the multiple social and environmental functions and benefits these areas provide
individual property owners, the community, and the watershed. This requirement is based
on the “safe harbor” approach as defined in Oregon Administrative Rules 660-23-
0100(4)(b). Specifically, the purpose and intended is to;
1. Protect habitat for fish and other aquatic life,
2. Protect habitat for wildlife,
3. Protect water quality for human uses and aquatic life,
4. Control erosion and limit sedimentation,
5. Reduce the effects of flooding,
6. Provide a stream “right of way” to accommodate lateral migration of the channel and
protect the stream and adjacent properties,
7. Provide opportunities for recreation and education,
8. Protect open space, and
9. Minimize the economic impact to affected property owners.
The intent of this section is to meet these goals by modifying the location, but not the
intensity of development, where possible. The requirements for wetlands restricts filling,
grading, excavation and vegetation removal in significant wetlands for their protection and
limits new structures in significant wetlands in Hood River. This section provides
procedures for correcting map errors and for granting a variance for parcels that have no
buildable site through application of this section.
B. Definitions. The following words and phrases, unless the context otherwise requires,
shall have the meanings given them in this section.
FUNCTIONS AND VALUES. Functions means the environmental roles served by
wetlands and buffer areas including, but not limited to, water quality protection and
enhancement, fish and wildlife habitat and flood storage. Values means the qualities ascribed
to a wetland such as educational and recreational opportunities, open space, and visual
aesthetic qualities.
RESTORATION means to rehabilitate a previously drained or degraded wetland area by
providing wetland hydrology, removing fill material, restoring native vegetation or other
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means of reestablishing wetland features.
WETLAND means an area that is inundated or saturated by surface water or ground water at
a frequency and duration sufficient to support, and that under normal circumstances does
support, a prevalence of vegetation typically adapted for life in saturated soil conditions.
WETLAND DELINEATION means a determination of wetland presence by a qualified
professional that includes marking the wetland boundaries on the ground and/or on a detailed
map prepared by professional land survey or similar accurate methods.
C. Requirements for All Wetlands.
1. Compliance with State and Federal Regulations. All activities wholly or partially
within wetlands are subject to Division of State Lands permit requirements under the
Removal-Fill Law and U.S. Army Corps of Engineers permit requirements under
Section 404 of the Clean Water Act. Where there is a difference between local, state
or federal regulations, the more restrictive regulations shall apply.
2. Division of State Lands Notification Required.
a. The City shall provide notice to the Division of State Lands, the applicant and the
owner of record, within five (5) working days of the acceptance of any complete
application for the following activities that are wholly or partially within areas
identified as wetlands on the Local Wetlands Inventory or within twenty-five (25)
feet of such areas:
(1.)Subdivisions;
(2.)Building permits for new structures;
(3.)Other development permits and approvals that allow physical alteration of the
land involving excavation and grading, including permits for removal or fill,
or both, or development in floodplains and floodways;
(4.)Conditional use permits and variances that involve physical alterations to the
land or construction of new structures; and
(5.)Planned unit development approvals.
b. This section does not apply if a permit from the Division of State Lands has been
issued for the proposed activity.
c. City approval of any activity described in this section shall include one of the
following notice statements:
(1.)Issuance of a permit under ORS 196.600 to 196.905 by the Division of State
Lands required for the project before any physical alteration takes place
within the wetlands;
(2.)Notice from the Division of State Lands that no permit is required; or
(3.)Notice from the Division of State Lands that no permit is required until
specific proposals to remove, fill or alter the wetlands are submitted.
d. If the division of State Lands fails to respond to any notice provided under this
section within thirty (30) days of notice, the City approval may be issued with
written notice to the applicant and the owner of record that the proposed action
may require state or federal permits
e. The City may issue local approval for parcels identified as or including wetlands
on the Local Wetlands Inventory upon providing to the applicant and the owner of
record of the affected parcel a written notice of the possible presence of wetlands
and the potential need for state and federal permits and providing the Division of
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State Lands with a copy of the notification of comprehensive plan map or zoning
map amendments for specific properties.
D. Procedures for Identifying Significant Wetlands. The regulations of this section apply
to wetlands identified and mapped as significant in the Hood River Local Wetlands
Inventory located in the City and the Urban Growth Area. Significance determinations
are based on criteria contained in Oregon Administrative Rules 141-86-0300 through
0350 as adopted by the Division of State Lands (DSL). This section applies to wetlands
inside the Hood River city limits and to wetlands outside the city limits and inside the
urban growth boundary upon annexation of such land.
Wetlands identified in the Hood River Local Wetlands Inventory are shown on maps that
may not have site-specific accuracy.
1. The Division of State Lands is the final arbiter of wetland presence and boundaries.
2. Precise wetland boundaries may vary from those shown on the Hood River Local
Wetland Inventory map. For any proposed development impacting a significant
wetland or within twenty-five (25) feet of a significant wetland, the applicant shall
conduct a wetland delineation and submit it to the Division of State Lands for review
and approval. The more precise boundary obtained through a DSL-approved wetland
delineation shall be used for review and development, and can be identified, mapped,
and used for review and development without a change in the Hood River Local
Wetland Inventory mapping.
3. Property owners who believe wetlands have been incorrectly mapped on their
properties can request corrections to the map by submitting written verification from
the Division of State Lands that confirms that there are no wetlands on the property or
contains the correct location of the wetlands.
E. Land Use and Permit Requirements for Significant Wetlands.
1. Permitted Uses. The following uses are permitted within significant wetlands.
Applicable state and/or federal permits shall be obtained.
a. Passive recreation and land management activities that require no structures, such
as bird watching, canoeing, nature walks, land survey, wetland delineation or
wetland monitoring.
b. Fishing or hunting consistent with state, local and federal law.
c. Educational uses or research.
d. Construction of permeable trails, boardwalks and viewing platforms, information
kiosks, and trail signs.
e. Wetland and waterway restoration.
f. Removal of non-native vegetation.
g. Removal of trees that are a hazard to life or structures.
h. Mowing grass to comply with local or state fire prevention requirements.
i. Planting or replanting with native plant species.
j. Channel maintenance to maintain storm water conveyance and flood control
capacity, as required by local policies, state and federal regulations, or
intergovernmental agreements.
k. Emergency repairs by the City or other public agencies to protect life and
property.
l. Compensatory mitigation required by state or federal permit. Removal of fill
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material or any refuse that is in violation of local, state or federal regulations.
m. Maintenance of existing structures within the existing footprint of the structure.
n. Construction of discharge outlets for treated stormwater or wastewater.
2. Prohibited Uses. Within locally significant wetlands the following practices are
prohibited unless specifically authorized by a variance:
a. New development or expansion of existing development.
b. Placement of fill material, grading, or excavation.
c. Road construction.
d. Construction of stormwater or wastewater management or treatment facilities.
e. Construction of new septic drainfields.
f. Channelizing or straightening natural drainageways.
g. Storage or use of hazardous or toxic materials.
h. Clearing of trees and brush with motorized equipment including, but not limited
to, chain saws and bulldozers.
F. Procedure. Any decision by the City on a land use application concerning the wetland
protection requirements herein may be appealed to the Planning Commission and City
Council pursuant to Title 17.
G. Variances.
1. In cases where a property owner believes the application of this ordinance imposes a
hardship or renders an existing lot or parcel unbuildable, a property owner may
request a variance. Granting of a variance requires findings that satisfy all of the
following criteria:
a. The proposed development requires deviation from the Riparian Corridor
requirements; and
b. The application of the requirements of this ordinance without a variance would
prevent any reasonable economic use of the property.
c. The variance requested is the minimum variance which would alleviate the
hardship.
2. Applications for variances shall be processed as an Administrative Action under
section 17.09.030.
3. A variance granted under this section is for a variance from strict application of the
provisions of this section only.
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17.22.020 Requirements for Riparian Corridors
A. Purpose and Intent. The purpose of this section is to protect and restore water bodies
and their associated riparian areas, in order to protect and restore the multiple social and
environmental functions and benefits these areas provide individual property owners,
communities, and the watershed. The requirements for riparian corridors is based on the
“safe harbor” approach as defined in Oregon Administrative Rules 660-23-0090(5) and
(8). Specifically, this section is intended to;
1. Protect habitat for fish and other aquatic life,
2. Protect habitat for wildlife,
3. Protect water quality for human uses and aquatic life,
4. Protect associated wetlands,
5. Control erosion and limit sedimentation,
6. Promote recharge of shallow aquifers,
7. Provide a stream “right of way” to accommodate lateral migration of the channel and
protect the stream and adjacent properties,
8. Reduce the effects of flooding,
9. Protect open space;
10. Reserve space for storm water management facilities, other utilities, and linear parks,
and
11. Minimize the economic impact to affected property owners.
The intent is to meet these goals by modifying the location, but not the intensity of
development, where possible. The requirements excludes new structures from buffer
areas established around rivers, streams and other water bodies in Hood River and also
prohibits vegetation removal or other alteration in these buffers and establishes a
preference for native vegetation in the buffers. For cases where buffer establishment
creates a hardship for individual property owners, this section provides a procedure to
apply for a variance. In limited circumstances, changes to the buffer width shall be
allowed provided the changes are offset by appropriate restoration or mitigation, as
stipulated in this section.
The Columbia River Infill Area that is addressed under the ESEE analysis and is shown
on the Columbia River Infill Waterfront map is exempt from the Riparian Corridors
section of this chapter.
B. Definitions. The following words and phrases, unless the context otherwise requires,
shall have the meanings given them in this section.
BANKFULL STAGE means the elevation at which water overflows the natural banks of
streams or other waters and begins to inundate upland areas. Physical characteristics that
indicate the elevation include a clear, natural line impressed on the shore, a change from upland
vegetation (e.g. oak, Douglas fir) to bare soil or substrate, a change in vegetation from upland
(e.g. oak, fir) to aquatic (e.g. willows, rushes), a textural change of depositional sediment or
changes in the character of the soil (e.g. from upland soils to sand, sand and cobble, cobble
and gravel), absence of fine debris (needles, leaves, cones, seeds), the presence of water-borne
litter or debris, water-stained leaves, or water lines on tree trunks. In the absence of physical
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evidence, the two-year recurrence interval flood elevation may be used to approximate the
bankfull stage.
FISH HABITAT OR FISH BEARING means those areas upon which fish depend in order to
meet their requirements for spawning, rearing, food supply, and migration.
IMPERVIOUS SURFACE means any material which reduces and prevents absorption of
storm water into previously undeveloped land.
INTERMITTENT STREAM means any stream that flows during a portion of every year
and which provides spawning, rearing or food-producing areas for food and game fish (OAR
141-085-0010)
LAWN means grass or similar materials maintained as a ground cover of less than 6 inches
in height. For purposes of this ordinance, lawn is not considered native vegetation regardless
of the species used.
MAINTENANCE means periodic repair or upkeep of a structure in order to maintain its
original function. Maintenance does not include any modification that changes the character
or scope, or increases the adverse impact to the riparian corridor. Maintenance does not
include reconstruction.
MITIGATION means taking one (1) or more of the following actions listed in order of
priority:
1. Avoiding the impact altogether by not taking a certain development action or parts of that
action;
2. Minimizing impacts by limiting the degree or magnitude of the development action and
its implementation;
3. Rectifying the impact by repairing, rehabilitating, or restoring the affected environment;
4. Reducing or eliminating the impact over time by preservation and maintenance
operations during the life of the development action by monitoring and taking appropriate
corrective measures;
5. Compensating for the impact by replacing or providing comparable substitute resources
or environments.
NATIVE VEGETATION means plant species indigenous to Hood River. A list of native
plant species is in the Appendix.
NET LOSS means a permanent loss of riparian corridor area or function resulting from a
development action despite mitigation measures having been taken.
NON-CONFORMING means a structure or use that does not conform to the standards of
this ordinance but has been in continuous existence from prior to the date of adoption of this
ordinance up to the present. Non-conforming uses are not considered violations and are
generally allowed to continue, though expansion, re-construction, or substantial improvement
may be regulated
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RIPARIAN AREA means the area adjacent to a river, stream, lake, or pond consisting of the
area of transition from an aquatic ecosystem to a terrestrial ecosystem.
RIPARIAN CORRIDOR means the water areas, fish habitat, adjacent riparian areas, and
wetlands within the riparian corridor boundary.
STREAM means a channel that carries flowing surface water and was created naturally by
geological and hydrological processes, including channels that would be natural but for human-
caused disturbances (e.g., channelized, rerouted or culverted streams, or impounded waters),
including perennial streams and intermittent streams with defined channels, and excluding
irrigation and drainage channels that are human-created.
STREAM OR POND EDGE means bankfull stage elevation.
STRUCTURE: A building or other major improvement that is built, constructed, or
installed, not including minor improvements, such as fences, utility poles, flagpoles, or
irrigation system components, which are not customarily regulated through zoning
ordinances.
TOP OF BANK means the break in slope between the bank and the surrounding terrain
(Division of State Lands Water definitions). Where top of bank is not clear defer to bankfull
stage.
WATER AREA means the area between the banks of a lake, pond, river, or perennial or
fish-bearing intermittent stream, excluding man-made farm ponds.
WETLAND means an area that is inundated or saturated by surface water or ground water at
a frequency and duration sufficient to support, and that under normal circumstances does
support, a prevalence of vegetation typically adapted for life in saturated soil conditions.
C. Procedures for Identifying Significant Riparian Corridors. The inventory of riparian
corridors contained in the Comprehensive Plan includes maps of riparian corridors and
specifies which water areas are fish-bearing. Inventory information on fish presence and
use of waters may become outdated over time or new information may become available.
In all cases the most current available information on fish presence and use from the
Oregon Department of Fish and Wildlife shall be used to identify riparian corridors
subject to the requirements of this section. Based on the classification contained in this
inventory, the following significant riparian corridors shall be established:
1. Along all fish-bearing rivers, streams and other waters with an average annual stream
flow greater than 1,000 cubic feet per second (cfs) the riparian corridor boundary
shall be seventy-five (75) feet from the top of bank; i.e. Columbia River and Hood
River.
2. Along all lakes, and fish-bearing streams with average annual stream flow less than
1,000 cfs, the riparian corridor boundary shall be 50 feet from the top of bank; i.e.
Indian Creek and Phelps Creek.
3. Wells Island in its entirety.
4. At any location specified in a conditional use permit as mitigation for permitted
development in a significant riparian corridor.
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5. For the safe harbor area only the measurement of distance to the riparian corridor
boundary along the Columbia River shall be from the full pool elevation of seventy-
seven (77) feet. For all other waters the measurement of distance to the riparian
corridor boundary shall be from the stream or pond edge, except that Wells Island is
included in its entirety within the riparian corridor boundary. The measurement in all
cases shall be a horizontal distance.
6. Significant riparian corridors identified in the Comprehensive Plan are shown on
maps that may not have site-specific accuracy. Property owners who believe the
maps are in error or that their properties lie outside the depicted significant riparian
corridor can request a site review by City planning staff. City staff can correct the
map or request that the property owner submit a survey, performed by a qualified
surveyor (Public Land Surveyor), showing the correct significant riparian corridor
boundaries. The survey must show the stream or pond edge and the applicable
significant riparian corridor boundaries on a scaled parcel base map.
D. Land Use Requirements.
1. The permanent alteration of significant riparian corridors by grading or by the
placement of structures or impervious surfaces is prohibited, except for the following
uses provided they are designed to avoid and minimize intrusion into the riparian
corridor, no other options or locations are feasible, and any applicable state and/or
federal permits are obtained:
a. Streets, roads and bridges, excluding parking or storage areas.
b. Construction of permeable trails, boardwalks and viewing platforms, information
kiosks and trail signs.
c. Drainage facilities, utilities, and irrigation pumps.
d. Stormwater treatment facilities when they are located in severely degraded parts
of significant riparian corridors and designed so as to enhance overall function of
the riparian resource (for example a grassy swale or constructed wetland with a
buffer of native vegetation and that is located within previously farmed or cleared
area).
e. Water-related and water-dependent uses (for example boat launch, fishing dock).
f. Replacement of existing structures with structures in the same location that do no
disturb additional riparian corridor surface area.
g. Structures or other non-conforming alterations existing fully or partially within
significant riparian corridors may be expanded provided the expansion does not
occur within the significant riparian corridor.
h. Existing garden, lawn and non-native plantings within significant riparian
corridors may be maintained, but not expanded within the significant riparian
corridor. Development activities on the property shall not justify replacement of
the riparian area with lawn.
i. Existing shoreline stabilization and flood control structures may be maintained.
Any expansion of existing structures or development of new structures shall be
evaluated by the local government and appropriate natural resource agency staff,
for example Oregon Department of Fish and Wildlife, Division of State Lands,
Department of Environmental Quality, Water Resources Department. Such
alteration of the significant riparian corridor shall be approved only if less-
invasive or nonstructural methods will not adequately meet the stabilization or
flood control needs.
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2. Removal of riparian vegetation in significant riparian corridors is prohibited, except
for
a. Removal of non-native vegetation and subsequent replacement with native plant
species. The City of Hood River shall maintain a list of native and non-native
plant species. The replacement vegetation shall cover, at a minimum, the area
from which vegetation was removed, and shall maintain or exceed the density of
the removed vegetation.
b. Removal of vegetation necessary for the development of approved water-related
or water dependent uses. Vegetation removal shall be kept to the minimum
necessary to allow the water-dependent or water-related use.
c. Removal of poisonous or noxious vegetation.
d. Trees in danger of falling and thereby posing a hazard to life or property may be
removed. If no hazard will be created, property owners are encourage to leave
trees, once felled, in place in the riparian corridor.
e. Incidental removal of vegetation associated with recreational, educational,
scientific research and land survey activities.
3. Exceptions: The following activities are not required to meet the standards of this
section if applicable:
a. Normal and accepted farming and ranching practices other than buildings or
structures, occurring on land zoned for exclusive farm use and existing in the
protected riparian corridor since prior to the date of adoption of this ordinance.
b. Commercial forest practices regulated by the Oregon Forest Practices Act.
E. Variances. In cases where a property owner believes the application of this section
imposes a hardship or renders an existing lot or parcel unbuildable, a property owner may
request a variance. Granting of a variance requires findings that satisfy all three (3) of the
following criteria:
1. The proposed development requires deviation from the Riparian Corridor
requirements; and
2. Strict adherence to the requirements of this section and other applicable standards
would effectively preclude a use of the parcel that could be reasonably expected to
occur in the zone, and
3. The property owner would be precluded a substantial property right enjoyed by the
majority of landowners in the vicinity.
F. Compliance with State and Federal Requirements. All activities wholly or partially
within riparian corridors are subject to applicable Division of State Lands permit
requirements under the Removal-Fill Law and U.S. Army Corps of Engineers permit
requirements under Section 404 of the Clean Water Act. Where there is a difference
between local, state or federal regulations, the more restrictive regulations shall apply.
17.22.030 Columbia River Infill Waterfront Area
A. Purpose. The Columbia River Infill waterfront Area and portions, identified on the
Columbia River Infill Waterfront map, within the City of Hood River are valuable
economic, recreational, scenic and natural resources for the community. The Columbia
River Waterfront Infill Area is intended to conserve and enhance the natural resource
values of areas along the Columbia River and a portion of the Hood River within the city
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by;
1. Conserving and restoring habitat for wildlife, fish and other aquatic life;
2. Protecting and enhancing water quality for human use and aquatic life;
3. Controlling erosion;
4. Improving coordination between the city and agencies regarding development activities
near waterways;
5. Promoting development that is compatible with the purpose of the Columbia River
Infill waterfront Area;
6. Promoting the preservation and restoration of native riparian vegetation;
7. Conserving and protecting property values; and
8. Encouraging development, preservation and enhancement of reasonable public access
to major waterways for recreational use and visual enjoyment.
9. Protecting the Columbia River and its users from stromwater contaminants that pose a
threat to the health and safety of the users.
B. Applicability. Provisions of this section apply to all property within the boundaries of the
Columbia River Infill waterfront Area within the City of Hood River, as identified on the
Columbia River Infill Waterfront Map. Many parcels within the Columbia River Infill
waterfront Area are affected by more than one sub-zone. Where this is the case, applicable
development standards for each sub-zone shall apply within that sub-zone’s boundaries.
Standards of this section shall apply in addition to applicable standards of the underlying
zone. Where there are conflicts between sub-zone standards, the more restrictive standard
shall apply.
C. Permitted Uses. The following uses are permitted outright in the Columbia River Infill
waterfront Area:
1. Resource enhancement and restoration activities.
2. Land divisions, subject to requirements in Title 16.
3. Removal of non-native or invasive vegetative species.
4. Maintenance of existing roads.
5. Temporary emergency procedures necessary for the protection of property.
6. Actions taken by the City to correct or abate a nuisance.
7. Approved storm water discharge.
8. Existing lawn within the riparian area may be maintained, but not expanded into the
resource area.
9. Existing utility lines.
10. Existing legal non-conforming structures. Replacement of non-conforming structures
shall comply with this title.
D. Ministerial and Administrative Review Approval. The following uses are permitted in
the Columbia River Infill Waterfront Area, subject to Ministerial or Administrative
Review approval as may be applicable under the circumstances, including compliance
with other natural resource agencies:
1. Repair, maintenance and replacement of existing utility lines.
2. Fencing.
3. Removal of a hazardous tree.
4. Maintenance of streambank stabilization and flood control structures.
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5. ESEE Analysis Findings and Conclusion The ESEE Analysis Findings and
Conclusions identified in the Hood River Waterfront Goal 5 ESEE Analysis provide
site specific exceptions to protection measures based on conflicting uses and
mitigating consequences of implementation. The sites are specific to the Hood River
Waterfront Goal 5 ESEE Inventory and Map.
E. Conditional Uses shall be pursuant to the zoning designation of the subject parcel.
F. Prohibited Uses.
1. New development on significant natural resource sites and property, except as
permitted in the Hood River Waterfront Goal 5.
2. Removal of native vegetation from resource areas identified in the Hood River
Waterfront Goal 5 ESEE.
17.22.040 Violations. Any activities within a significant wetland, riparian corridor, and
Columbia River Waterfront not authorized under this ordinance are a violation. Violators
shall be subject to the enforcement procedures pursuant to this title. A violation of this
ordinance shall be considered a separate offense for each day the violation continues.
17.22.050 Conflicts. To best protect important functions and values of wetland, riparian
corridor, and Columbia River Waterfront in the event that the requirements of this section
conflict with other ordinance requirements, the City shall apply the requirements that best
provide for the protection of the resource.
APPENDIX. NATIVE PLANT LIST
Portland Plant List (City of Portland 1998) added by reference.
http://www.portlandonline.com/planning/?&c=decfb&a=fjadj