14.100.220 Critical Area Report—Additional Requirements for Wetland Areas.
A. Prepared by a Qualified Professional. A critical area report for wetlands shall be prepared by a qualified professional who is a certified professional wetland scientist or a noncertified professional wetland scientist with a minimum of five (5) years’ experience in the field of wetland science and with experience preparing wetland reports.
B. The following areas shall be addressed in a critical area report for wetlands:
1. The project area of the proposed activity;
2. All wetlands and recommended buffers within three hundred (300) feet of the project area; and
3. All shoreline areas, water features, flood plains, and other critical areas, and related buffers within three hundred (300) feet of the project area.
C. Wetland Analysis. In addition to the minimum required contents of critical area reports in Section 14.100.060 and 14.100.061, a critical area report for wetlands shall contain an analysis of the wetlands including the following site- and proposal-related information at a minimum:
1. A written assessment and accompanying maps of the wetlands and buffers within three hundred (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;
e. Soil and substrate conditions;
f. Topographic elevations, at two (2) 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 and adjacent buffer using a local or state agency staff-recognized method 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. The information required by Section 14.100.072, Mitigation Plan Requirements.
b. Existing wetland acreage and proposed impact area;
c. Vegetative, faunal, and hydrologic conditions;
d. 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;
e. Relationship within watershed and to existing waterbodies;
f. Soil and substrate conditions and topographic elevations;
g. Existing and proposed adjacent site conditions;
h. Required wetland buffers (including any buffer reduction and mitigation proposed to increase the plant densities, remove weedy vegetation, and replant the buffers);
i. Property ownership; and
j. Associated wetlands and related wetlands that may be greater than three hundred (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. A description of how the applicant intends to meet the requirements of Section 14.100.074, Bonds to Ensure Mitigation, Maintenance and Monitoring.
9. How the applicant proposes to comply with Section 14.100.080, Notice on Title.
D. Wetlands Analysis for Activities Impacting Wetlands That Have Buffers Established According to Section 14.100.250(C). In addition to the minimum required contents of critical area reports in Section 14.100.060 and 14.100.061, a critical area report for wetlands for which buffers have been preassessed shall contain an analysis of the wetlands including the following site- and proposal-related information at a minimum:
1. A written assessment and accompanying maps of the wetlands and buffers within three hundred (300) feet of the project area, including the following information at a minimum:
a. Wetland delineation and required buffers; and
b. Topographic elevations, at two (2) foot contours.
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. Proposed mitigation, if needed, including a written assessment and accompanying maps of the mitigation area, including the following information at a minimum:
a. The information required by Section 14.100.072, Mitigation Requirements;
b. Existing wetland acreage and proposed impact area;
c. Vegetative, faunal, and hydrologic conditions;
d. 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;
e. Relationship within watershed and to existing waterbodies;
f. Soil and substrate conditions and topographic elevations;
g. Existing and proposed adjacent site conditions;
h. Required wetland buffers (including any buffer reduction and mitigation proposed to increase the plant densities, remove weedy vegetation, and replant the buffers);
i. Property ownership; and
j. Associated wetlands and related wetlands that may be greater than three hundred (300) feet from the subject project.
5. 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.
6. 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.
7. A description of how the applicant intends to meet the requirements of Section 14.100.074, Bonds to Ensure Mitigation, Maintenance and Monitoring.
8. How the applicant proposes to comply with Section 14.100.080, Notice on Title.
E. Additional Information May Be Required. When appropriate, the city may also require the critical area report to include an evaluation by the 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.