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<br />Chapter 1 Development Procedures - Article 7 Watershed Protection Plans <br /> <br />(2) A request for an increase in impervious cover requmng a mitigation plan <br />under Chapter 5, Articles 2 or 3; <br /> <br />(3) A request for reclamation of land in the 100-year floodplain under Chapter 5, <br />Article 4, other than for the placement of detention facilities or structural <br />water quality controls; or <br /> <br />(4) A request for clustering or development transfers benefiting a water quality <br />zone under Chapter 5, Articles 2 or 3. <br /> <br />(b) Commission Decision. <br /> <br />(I) The Planning Director shall schedule a public hearing before the Planning and <br />Zoning Commission on the application for approval of a Qualified Watershed <br />Protection Plan. The public hearing may be combined with that for a Cluster <br />Development Plan for the same land. <br /> <br />(2) The Commission shall approve, conditionally approve, or deny the application <br />for a Qualified Watershed Protection Plan, subject to an appeal to the City <br />Council under Section 1.7.1.6. <br /> <br />(c) Time for Decision. The Engineering Director or the Planning and Zoning <br />Commission shall take action on an application for a Watershed Protection Plan <br />(either phase as applicable and other than a Qualified Watershed Protection Plan) <br />within 30 days from the official filing date. The Planning and Zoning Commission <br />may defer action on any Watershed Protection Plan (either phase) that proposes <br />modification of a floodplain constituting wetlands or waters of the United States <br />protected under Section 404 of the Clean Water Act until such time as the applicant <br />demonstrates proof of compliance with all federal regulations pertaining to the <br />protection and mitigation of such areas. <br /> <br />(d) Conditions for Accompanying or Subsequent Development Application. The approval <br />or conditional approval of a Watershed Protection Plan (Phase 1 and Phase 2) will <br />constitute conditions of approval of any subordinate development applications for the <br />land subject to the Plan, and such development applications must be consistent with <br />the Watershed Protection Plan (Phase I and Phase 2). The following elements shall <br />be incorporated within any subordinate development application consistent with the <br />approved or conditionally approved Watershed Protection Plan (Phase I and Phase <br />2): <br /> <br />a. Demarcation of all water quality zones and buffer zones for the <br />property subject to the development application; <br /> <br />b. Location of impervious cover allocated to the property, including areas <br />of intensified impervious cover, subject to the development <br />application, or to be allocated among lots or tracts into which the <br />property is to be divided; <br /> <br />City of San Marcos, Texas <br /> <br />1-126 <br /> <br />Land Development Code - Final <br /> <br />It <br /> <br />It <br /> <br />'- <br />