A. The establishment of buffer areas shall be required for all development proposals and activities in or adjacent to environmentally sensitive areas. The purpose of the buffer shall be to protect the integrity, function, value and resource of the subject environmentally sensitive area, and/or to protect life, property and resources from risks associated with development on unstable or environmentally sensitive lands. Buffers shall consist of an undisturbed area of native vegetation established to achieve the purpose of the buffer. If the site has previously been disturbed, the buffer area shall be revegetated pursuant to an approved planting plan. Buffers shall be protected during construction by placement of a temporary barricade outside the buffer area, on-site notice for construction crews of the presence of the environmentally sensitive area, and implementation of appropriate erosion and sedimentation controls, including review and approval of a temporary erosion and sedimentation control plan ("TESC"). Permanent field markings, restrictive covenants and/or dedication of conservation easements may be required to preserve and protect buffer areas.

B. Required buffer widths shall reflect the sensitivity of the particular environmentally sensitive area and resource or the risks associated with development and, in those circumstances permitted by these regulations, the type and intensity of human activity and site design proposed to be conducted on or near the environmentally sensitive area. Buffers or setbacks shall be measured as follows:

1. Wetland buffers: from the wetland edge as delineated and marked in the field using the current version of the adopted wetland manual, as per the definitions section of this code.

2. Stream buffers: from the ordinary high water mark, or from the top of the bank if the ordinary high water mark can not be determined.

3. Critical landslide hazard areas: from the top and toe and, where applicable, from the point where the top meets the toe. (Ord. 00-387 §1(part), 2000)