Sammamish Unified Development Code

Environment & Sustainability | Environmentally Critical Areas

iv. The buffer is associated with a development proposal and it will not further encumber a neighboring property not owned by the applicant; and v. 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 the standard buffer width at any location.

c) Sediment removal and erosion control;

d) Pollutant removal;

e) Large wood debris (LWD) recruitment;

f) Water temperature;

g) Wildlife habitat; and

h) Microclimate.

f. Buffer Reduction. Buffers may be reduced when buffer- reduction impacts are mitigated and result in equal or greater protection of the ecological stream functions. Prior to considering buffer reductions, the applicant shall demonstrate application of mitigation sequencing as required in SDC 21.03.020M. A plan for mitigating buffer-reduction impacts must be prepared using selected incentive-based mitigation options from the list below, and is subject to approval by the City. The following incentive options for reducing standard buffer widths shall be considered cumulative up to a maximum reduction of 50 percent of the standard buffer width. In all circumstances where a substantial portion of the remaining buffer is degraded, the buffer reduction plan shall include replanting with native vegetation in the degraded portions of the remaining buffer area and shall include a five-year monitoring and maintenance plan. i. Up to 20 percent reduction in the standard buffer width may be allowed if water quality is improved in excess of the requirements of the adopted surface water design manual and SDC 21.03.050, Surface Water Management, through the use of created

e. Increased Buffers. Increased buffer widths may be required by a distance necessary to protect:

i. Fish and wildlife habitat conservation areas and habitat connections based on an approved habitat management plan as defined by the Department of Fish and Wildlife; ii. Landslide or erosion hazard areas contiguous to streams;

iii. Groundwater recharge and discharge area;

iv. Or to offset buffer impacts, such as trail and utility corridors; and v. At-risk ecological stream functions including, but not limited to, the following: a) Habitat complexity, connectivity and biological functions; b) Seasonal hydrological dynamics as provided in the adopted surface water design manual;

114 | Title 21: Sammamish Development Code

Effective | January 1, 2022

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