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Land Development Standards (2) (3) (4) (5) (6) Landscaping shall be provided in the form of seeded or sodded grass, ground cover, low wails, earth berrns, trees, and shrubbery. to enhance the function and appearance of erosion control grading and facilities. When grading operations are completed or when suspended for more than thirty. (30) days, permanent grass must be established at sufficient densi .ty to provide erosion control on the site. Bem'een permanent grass seeding planting periods (blarch 1 to June 1 and August 1 to October 1), temporary cover shail be provided according to the requirements of the Director of Public Works. All finished grades (areas not to be disturbed by future improvements) in excess of twenty percent (20%) slopes (5:1) shall be mulched and tacked at the rate of one hundred (100) pounds per one thousand (1,000) square feet when seeded. Provisions shall be made to accommodate the increased runoff caused by changed soil and 'surface conditions after finished grading. Unvegetated open channels shall be designed so that gradients result in velocities of 2 fps (feet per second) or less. Open channels with velocities greater than 2 fps and less than 5 fps shall be established with permanent vege- tation or by use of commerciai erosion blan- kets, rip-top rock lining, concrete, or other suitable materiais as approved by the Director of PubLic Works. Detention basins, diversion berms, or other appropriate structures ap- proved by the Director shall be constructed to prevent velocities above 5 fps. Development aiong natural watercourses shall have residential lot lines, commerciai or industriai improvements, parking areas or drive~vays set back a minimum of fifteen (15) feet from the top of the e.,dsting stream bank. The watercourse shall be maintained by the subdivision tamstees, in the case of a subdivi- sion (see Section 29-35), or by the property. ox, ner, in the case of an unsubdivided devel- opment. Permanent vegetation shall be left intact where practicai. These requirements may be waived or modified in cases where stream bank erosion measures and/or im- proved channel reali~munents ensure perma- nent erosion control. Such waiver shall be at the discretion of the Director of Public Works. (7) All permanent erosion control measures for any lot shall be fully established before an occupancy permit can be issued, except that a temporal.' occupancy permit may be issued in cases of undue hardship because of unfavor- able ground conditions. In the latter case, temporary erosion control measures shall remain in place until such time as approved by the Director of Public Works. 29-51.9 Access for Common Land Maintenance Whenever areas designated and platted as common land contain facilities for retention basins or recreational uses. and for which periodic maintenance requires the use of Maw equipment, access to the common land shail be of sufficient width and reasonably graded to permit access of such maintenance equipment. 29-51.10 Exceptional Development Constraints and Testing i. Exceptionai Development Constraints: Where there is a question as to the suitabili .ty of a proposed subd/vision of land, or portion thereof for its intended use, due to factors such as steep slopes, rock, soil conditions, high u'ater table, flood conditions or other adverse natural physical conditions, the Director of Public Works may require test borings or other engSneering investigations to determine the severity of such conditions. The Director may Mthhold approval of improvemeni plans until eng/neering or other rele~:ant studies are conducted by the applicant and are presented to the Director, xvhich establish that the methods proposed to aileviate any such conditions are adequate to avoid an)' danger to public health. safety, welfare, or proposed improvements or structures. Conditions may be imposed on any applicable permit chapt29.I~n 5-] 1 As approved by the Plan Commission on October 22, 1997