Project Reviews

The Pioneer-Sarah Creek Watershed Management Commission reviews proposed land development and redevelopment projects as well as other projects affecting water resources within the Pioneer Creek and Sarah Creek watersheds. Projects are reviewed in accordance with the management standards and policies of the Commission and recommendations are made to the member city in which the project is located. It is the city's responsibility to enforce the Commission's recommendations to ensure that natural resources are protected and water quality improvements are implemented.


Projects Requiring Review

The Commission requires a plan review to be completed by the local permitting authority for development or redevelopment


1. if any part of the development is
  • within or affects a 100-year floodplain and/or
  • the project changes the timing, storage, or carrying capacity of any tributaries of the 100-year floodplain
2. for the following:
  • Residential development or redevelopment on sites 8 acres or more, or
  • Residential development or redevelopment on sites 5 acres or more with a density of more than 2 units per acre, or
  • Commercial and industrial development or redevelopment on sites of one acre or more, or
  • Road projects that result in a net increase in impervious surface area of one acre or more,
  • Projects that transcend the boundaries of an adjoining community,
  • Projects that will affect the communities' approved stormwater management plans,
  • Projects that change the local communities' water quantity policies


Appendix C. Standards, of the Commission's Third Generation Management Plan, has been developed based on the goals and policies of the Commission and outlines in more detail the Commission's requirements for project review.


The Commission's Project Review Fee Schedule and Worksheet (effective 2022) lists the qualifiers for determining if a development project needs to be submitted to the Commission.  Applications must be reviewed by the City prior to submittal to the Watershed. Project review fees must be received in the Watershed office prior the the commencement of the review process.


Projects Involving Wetlands

The City as the designated Local Government Unit (LGU) requires developers to complete a wetland delineation by a trained wetland professional to identify the location and extent of any wetlands present within the development site.