18.08.150 Wetlands – Mitigation plan submittal requirements.
Following submittal of any proposed alterations to wetland and buffer areas, the applicant shall submit to the department a wetland mitigation plan substantially in the following form:
A. Conceptual Phase. A conceptual wetland mitigation plan shall be submitted to the department. In cases in which environmental review is required, a threshold determination may not be made prior to department review of the conceptual wetland mitigation plan. The conceptual wetland mitigation plan shall include:
1. General goals of the wetland mitigation plan, including an overall goal of no net loss of wetland function and acreage, and to strive for a net resource gain in wetlands over present conditions;
2. A review of literature or experience to date in restoring or creating the type of wetland proposed;
3. Approximate site topography following construction;
4. Location of proposed wetland compensation area;
5. General hydrologic patterns on the site following construction;
6. Nature of compensation, including wetland types (in-kind and out-of-kind), general plant selection and justification, approximate project sequencing and schedule, and approximate size of the new wetland buffer;
7. A conceptual maintenance plan;
8. Conceptual monitoring and contingency plan.
B. Detailed Phase. Following approval of the conceptual wetland mitigation plan by the department, a detailed wetland mitigation plan shall be submitted to the department. The detailed wetland mitigation plan shall contain, at a minimum, the following components, and shall be consistent with the standards in GHMC 18.08.160 and 18.08.180:
1. Text and map of the existing condition of the proposed compensation area, including:
a. Existing vegetation community analysis;
b. Hydrological analysis, including topography, of existing surface and significant subsurface flows into and out of the area in question;
c. Soils analysis providing both Soil Conservation Service mapping and data provided by on-site verified determinations;
d. Detailed description of flora and fauna existing on the site;
e. Description of existing site conditions in relation to historic conditions for those sites which have been recently altered or degraded;
2. Text and map of the proposed alterations to the compensation area, including:
a. Relationship of the project to the watershed and existing water bodies;
b. Topography of site using one-foot contour intervals;
c. Water level data, including depth and duration of seasonally high water table;
d. Water flow patterns;
e. Grading, filling and excavation, including a description of imported soils;
f. Irrigation requirements, if any;
g. Water pollution mitigation measures during construction;
h. Aerial coverage of planted areas to open water areas (if any open water is to be present);
i. Appropriate buffers.
The wetland mitigation plan shall include detailed site diagrams, scaled cross-sectional drawings, topographic maps showing slope percentage and final grade elevations, and any other drawings appropriate to show construction techniques or anticipated final outcome. The wetland mitigation plan shall provide for elevations which are appropriate for the desired habitat type(s) and which provide sufficient tidal prism and circulation data;
3. As part of the wetland mitigation plan, a landscaping plan shall be designed by a registered landscape architect or contractor working with a qualified wetland specialist, describing what will be planted where and when. The landscape plan shall include the following:
a. Soils and substrate characteristics;
b. Specification of substrate stockpiling techniques;
c. Planting instructions, including species, stock type and size, density or spacing of plants, and water and nutrient requirement;
d. Specification of where plant materials will be procured. Documentation shall be provided which guarantees plant materials are to be procured from licensed regional nurseries, or from wetlands on-site which are part of the wetland mitigation plan;
4. A schedule shall be provided showing dates for beginning and completing the mitigation project, including a sequence of construction activities;
5. A monitoring and maintenance plan, consistent with GHMC 18.08.180. The plan shall include all the following:
a. Specification of procedures for monitoring and site maintenance;
b. A schedule for submitting monitoring reports to the department;
6. A contingency plan, consistent with GHMC 18.08.180;
7. A detailed budget for implementation of the wetland mitigation plan, including monitoring, maintenance and contingency phases;
8. A guarantee that the work will be performed as planned and approved, consistent with GHMC 18.08.180;
9. The wetland mitigation plan shall be signed by the qualified wetland specialist to indicate that the plan is according to specifications determined by the qualified wetland specialist. A signed original wetland mitigation plan shall be submitted to the department.
C. Following the approval of the detailed wetland mitigation plan by the department, the plan shall be signed and notarized by the applicant and director, and recorded with the Pierce County auditor.
D. Approval of the detailed wetland mitigation plan shall occur prior to the issuance of building permits or other development permits. No development activity shall occur on the site prior to approval. Required mitigation may also be required prior to issuance of permits or prior to commencing development activity. Timing of required mitigation shall be determined on a case-by-case basis. (Ord. 1245 § 35, 2012; Ord. 1036 § 22, 2006; Ord. 611 § 1, 1991).