Environmentally Critical Areas | Environment & Sustainability
e. Any wetland restored, relocated, replaced, or enhanced because of a wetland alteration shall have the buffer required for the highest wetland class involved. f. For a wetland buffer that includes a landslide hazard area, the buffer width shall be the greater of either the buffer width required by the wetland’s category in this section or 25 feet beyond the top of the landslide hazard area. g. Buffer Averaging. Buffer width averaging may be allowed by the department if: i. It will provide additional protection to wetlands or enhance their functions, as long as the total area contained in the buffer on the development proposal site does not decrease (see also SDC 21.06.020F.2.e. for buffer compensation requirements for trails); ii. The wetland contains variations in sensitivity due to existing physical characteristics or the character of the buffer varies in slope, soils, or vegetation, and the wetland would benefit from a wider buffer in places and would not be adversely impacted by a narrower buffer in other places; iii. The buffer width is not reduced to less than 50 percent of the standard buffer width at any location; iv. The buffer width is decreased on one part of a wetland and increased on another part of the same wetland feature; and
v. The buffer is associated with a development proposal and it will not further encumber a neighboring property not owned by the applicant. vi. Buffer averaging may be used in conjunction with buffer reduction options in this section, provided the total combined reduction does not reduce the buffer to less than 50 percent of standard buffer width at any location. h. Increased Buffers. Increased buffer widths may be required by a distance necessary to protect wetland functions and provide connectivity to other wetland and habitat areas when the following occur: i. When a Category 1 or 2 wetland with a habitat score of greater than 29 points (per Washington State Wetland Rating System for Western Washington – Department of Ecology 2009 or as revised) is located within 200 feet of the wetland subject to the increased buffer; ii. Fish and wildlife habitat conservation area and habitat connections are present; iii. Landslide or erosion hazard areas are contiguous to wetlands; iv. Groundwater recharge and discharge areas are at risk; v. Or to offset buffer impacts, such as trail and utility corridors; and
vi. Ecological wetland functions are at risk including, but not limited to, the following:
Effective | January 1, 2022
Title 21: Sammamish Development Code | 95
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