Additional Report Requirements
14.04.520 Critical area report – Additional requirements for wetlands.
In addition to the general critical area report requirements of BMC 14.04.190, critical area reports for wetlands must meet the requirements of this section. Critical area reports for two or more types of critical areas must meet the report requirements for each relevant type of critical area.
A. Wetland Analysis. In addition to the minimum required contents of BMC 14.04.190, Critical areas reports – Requirements, a critical area report for wetlands shall contain an analysis of the wetlands including, at a minimum, the following site- and proposal-related information:
1. A written assessment and accompanying maps of the wetlands and buffers within 300 feet of the project area, including the following information at a minimum:
a. Wetland delineation and required buffers;
b. Existing wetland acreage;
c. Wetland category;
d. Vegetative, faunal, and hydrologic characteristics of the wetland and buffer;
e. Soil and substrate conditions;
f. Topographic elevations, at two-foot contours; and
g. A discussion of the water sources supplying the wetland and documentation of hydrologic regime (locations of inlet and outlet features, water depths throughout the wetland, evidence of recharge or discharge, evidence of water depths throughout the year – drift lines, algal layers, moss lines, and sediment deposits).
2. A discussion of measures, including avoidance, minimization, and mitigation, proposed to preserve existing wetlands and restore any wetlands that were degraded prior to the current proposed land use activity.
3. A habitat and native vegetation conservation strategy that addresses methods to protect and enhance on-site habitat and wetland functions.
4. Functional evaluation for the wetland using the Washington State Wetland Rating System for Western Washington, Department of Ecology Publication No. 14-06-029 or as revised and including the reference of the method and all data sheets.
5. Proposed mitigation, if needed, including a written assessment and accompanying maps of the mitigation area, including the following information at a minimum:
a. Existing and proposed wetland acreage;
b. Vegetative and faunal conditions;
c. Surface and subsurface hydrologic conditions including an analysis of existing and future hydrologic regime and proposed hydrologic regime for enhanced, created, or restored mitigation areas;
d. Relationship within watershed and to existing water bodies;
e. Soil and substrate conditions, topographic elevations;
f. Existing and proposed adjacent site conditions;
g. Required wetland buffers (including any buffer reduction and mitigation proposed to increase the plant densities, remove non-native and invasive vegetation, and replant the buffers);
h. Property ownership; and
i. Associated wetlands and related wetlands that may be greater than 300 feet from the subject project.
6. A scale map of the development proposal site and adjacent area. A discussion of ongoing management practices that will protect wetlands after the project site has been developed, including proposed monitoring and maintenance programs.
7. A bond estimate for the installation (including site preparation, plant materials and installation, fertilizers, mulch, stakes) and the proposed monitoring and maintenance work for the required number of years.
8. Notice on Title. Proof of recording of a notice on title, in a form approved by the city attorney’s office, for the wetlands and buffers on the project site, including the compensatory mitigation areas.
B. Additional Information.
1. When appropriate, the director may also require the critical area report to include an evaluation by the State Department of Ecology or an independent qualified expert regarding the applicant’s analysis and the effectiveness of any proposed mitigating measures or programs, and to include any recommendations as appropriate.
2. If the development proposal site contains or is within a wetland area, the applicant shall submit an affidavit, which declares whether the applicant has knowledge of any illegal alteration to any or all wetlands on the proposed site and whether the applicant previously had been found in violation of this chapter. If the applicant has been found previously in violation, the applicant shall declare whether such violation has been corrected to the satisfaction of the jurisdiction.
3. The director shall determine if the mitigation and monitoring plans and bonding measures proposed by the applicant are sufficient to protect the public health, safety, and welfare, consistent with the goals, purposes, objectives and requirements of this chapter. (Ord. 2349 §§ 1, 2, 2021; Ord. 2010 § 1 (Exh. B), 2009; Ord. 1946 § 3, 2005).