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A. Studies Required. When sufficient information to evaluate a proposal is not available, the zoning administrator or their designee shall notify the applicant that a critical areas report is required. The city may hire an independent qualified professional to verify that a critical areas report is necessary and may be used to review the subsequent report.

Critical areas reports shall be written by a qualified professional, as defined in the definitions chapter of this title. A critical areas report shall include a site analysis, a discussion of potential impacts, and specific mitigation measures designed to mitigate potential unavoidable impacts. A monitoring program may be required to evaluate the effectiveness of mitigating measures. These studies may be part of an expanded environmental checklist or included in an environmental impact statement.

B. Timing and Use of Studies. When an applicant submits an application for any development proposal, it shall indicate whether any critical areas or buffers are located on or adjacent to the site. If a critical area report is required, the city may retain consultants, at the applicant’s expense, to assist in review of studies that are outside the range of staff expertise. The presence of critical areas may require additional time for review.

C. General Critical Areas Report Requirements. A critical areas report shall have three components: (a) a site analysis, (b) an impact analysis, and (c) proposed mitigation measures. More or less detail may be required for each component depending on the size of the project, severity, and potential impacts. The zoning administrator may waive the requirement of any component when adequate information is otherwise available. All studies shall contain the following information unless it is already available in the permit application:

1. Map of the project area at a one-to-twenty or larger scale including:

a. Reference streets and property lines;

b. Existing and proposed easements, rights-of-way, and structures;

c. Contour intervals, as determined by the zoning administrator;

d. Hydrology. Show surface water features both on and adjacent to the site; show any water movement into, through, and off the project area; show stream and wetlands classifications; show seeps, springs, and saturated soil zones; and label wetlands not found on the city inventory maps as uninventoried; and

e. Location of buffer and building setback lines (if required or proposed).

2. Written report detailing:

a. How, when, and by whom the report was performed (including methodology and techniques);

b. Weather conditions during and prior to any field studies if relevant to conclusions and recommendations;

c. Description of the project site and its existing condition;

d. The total acreage of the site in critical area(s) and associated buffers;

e. The proposed action and potential environmental impact of the proposed project to the critical area(s); and

f. The mitigation measures proposed to avoid or lessen the project impacts (during construction and permanently). When alteration to the critical area or its buffer is proposed, include a mitigation plan as specified by this chapter.

D. Additional Wetland Report Requirements. In addition, for wetlands, reports shall include the following:

1. On the map:

a. The edge of the wetland as flagged and surveyed in the field using the approved federal wetland delineation manual and applicable regional supplements, as required by RCW 36.70A.175;

b. The edge of the one-hundred-year floodplain, if appropriate;

c. The location of any existing or proposed utility easements, rights-of-way, and trail corridors;

d. The location of any proposed wetland area(s) to be created through mitigation measures; and

e. The location of any proposed wetland alteration or fill.

2. In the report:

a. Description of the wetland by classification and general condition of wetland;

b. Description of vegetation species and community types present in the wetland and surrounding buffer;

c. Description of soil types within the wetland and the surrounding buffer using the USDA Soil Conservation Service soil classification system;

d. Description of hydrologic regime and findings;

e. Description of habitat features present and determination of actual use of the wetland by any endangered, threatened, rare, sensitive, or unique species of plants or wildlife as listed by the federal government or state of Washington;

f. Description of existing wetland and buffer functions and values;

g. Description of any proposed alteration to the wetland or its buffer including, but not limited to, filling, dredging, modification for storm water detention, clearing, grading, restoring, enhancing, grazing or other physical activities that change the existing vegetation, hydrology, soils or habitat;

h. If applicable, description of potential impacts to wetland functions and values and description of any proposed mitigation measures; and

i. Description of local, state, and federal regulations and permit requirements.

E. Additional Stream Report Requirements. In addition, for streams (including drainage ditches), reports shall include the following information:

1. On the map:

a. The location of the ordinary high water mark;

b. The toe of any slope twenty-five percent or greater within twenty-five feet of the ordinary high water mark;

c. The location of any proposed or existing stream crossing, utility easements, rights-of-way and trails; and

d. The edge of the existing one-hundred-year floodplain and, if applicable, the edge of the floodway.

2. In the report:

a. Characterization of riparian (streamside) vegetation species, composition, and habitat function;

b. Description of the soil types adjacent to and underlying the stream, using the Soil Conservation Service soil classification system;

c. Determination of the presence or absence of fish, and reference sources; and

d. When stream alteration is proposed, include stream width and flow, stability of the channel, type of substratum, discussions of infiltration capacity and biofiltration as compared to the stream prior to alteration, presence of hydrologically linked wetlands, analysis of fish and wildlife habitat, and proposed floodplain limits.

F. Additional Flood Hazard Report Requirements. In addition, for areas in flood hazards, reports shall include the following information:

1. On the map:

a. The location of all floodplains in the development;

b. The location of the floodway where it has been delineated on the most recent flood insurance rate map (FIRM);

c. Where basin plans have been completed and adopted, the location of the floodplain and floodways shall be based upon the hydrologic and hydraulic analysis;

d. Identification of all proposed structures and grading within the floodplain.

2. In the report:

a. Identify how the boundaries of the floodways and floodplain were determined;

b. Record the elevation of National Geodetic Vertical Datum (NGVD) of the lowest floor of all new or substantially improved structures proposed in the existing floodplain.

G. Additional Geologically Hazardous Area Report Requirements. For geologically hazardous areas, reports shall include the following information:

1. On the map:

a. All geologically hazardous areas within or adjacent to the project area or that have potential to be affected by the proposal;

b. The top and toe of slope (Note: These should be located and flagged in the field subject to city staff review);

c. The location of any existing or proposed trails or utility corridors; and

d. All drainage plans for discharge of storm water runoff from developed areas.

2. In the report:

a. A geological description of the site;

b. A discussion of any evidence of existing instability, significant erosion or seepage on the slope;

c. A discussion of the depth of weathered or loosened soil on the site and the nature of the weathered and underlying basement soils;

d. An estimate of load capacity, including surface water and groundwater conditions, public and private sewage disposal system, fill and excavations, and all structural development;

e. Recommendations for building limitations, structural foundations, and an estimate of foundation settlement;

f. A complete discussion of the potential impacts of seismic activity on the site;

g. Recommendations for management of storm water for any development above the top of slope;

h. A description of the nature and extent of any colluvium or slope debris near the toe of slope in the vicinity of any proposed development; and

i. Recommendations for appropriate building setbacks, grading restrictions, and vegetation management and erosion control for any proposed development in the vicinity of the geologically hazardous areas.

H. Additional Fish and Wildlife Habitat Conservation Habitat Report Requirements.

1. In the Report. An assessment of habitats including the following site and proposal related information:

a. A detailed description of vegetation on and adjacent to the project area;

b. Identification of any species of local importance; priority species; or endangered, threatened, sensitive or candidate species that have a primary association with habitat on or adjacent to the project area, and assessment of potential project impacts to the use of the site by the species;

c. A discussion of any federal, state, or local species management recommendations, including the State Department of Fish and Wildlife habitat management recommendations, that have been developed for species or habitat located on or adjacent to the project area;

d. A detailed discussion of the potential impacts on habitat by the project, including potential impacts to water quality;

e. A discussion of measures, including avoidance, minimization, and lastly mitigation, proposed to preserve existing habitats and restore any habitat that was degraded prior to the current proposed land use activity and to be conducted in accordance with the mitigation sequencing; and

f. A discussion of ongoing management practices that will protect habitat after the project site has been developed, including proposed monitoring and maintenance programs. (Ord. 005/2019 § 10 (Exh. B))