19.37.070 Critical area reports—General

19.37.070 Critical area reports—General.

A. Supporting Information. All land uses and developments proposed on or adjacent to critical areas and their buffers shall include studies which describe the environmental conditions of the site. No activity, including clearing, filling or grading, shall be permitted until the information required by this section is reviewed and approved by the city. Such studies shall be prepared by experts with demonstrated qualifications in the area of concern, who shall prepare the studies in accordance with the requirements of this chapter to the satisfaction of the planning department. The city may retain consultants at the applicant’s expense to assist the review of studies and/or conduct site evaluations which are outside the range of staff expertise. The planning director is authorized to develop and maintain a detailed list of required study contents.

B. When a Critical Area Report Is Required. A critical area report is required when a proposed development is located on a site with a documented or suspected critical area, or within three hundred feet of a documented critical area on an adjacent parcel (or two hundred feet from an active geologically hazardous area). The city may waive the requirement for a critical area report in the following circumstances on a case-by-case basis:

1. The critical area was previously documented by a study and the city has determined the proposed development would meet the minimum required buffer for the critical area and the project would not impact the critical area; or

2. There is existing legally established development located between the critical area and the proposed development site and any required buffers on the site would be ineffective.

Table 37.1: Critical Area Reports—Summary
Document/Report Type	When Required	Notes:
Geological Assessment Letter	Potential geologically hazardous area exists on or within 200 feet of the proposed project area	Reconnaissance study
Geological Report	An active geologically hazardous area exists on or within 200 feet of the proposed project area	Detailed study
Critical Area Delineation Report	Wetland, stream or lake on site or within 300 feet	Identifies and maps critical areas and buffers
Wetland or Stream Mitigation Plan	Alteration or fill of wetlands, streams or buffers	Includes monitoring and contingency elements
Biological Assessment for Threatened Species	Development within 200 feet of Type F stream	For federally listed threatened or endangered species
Biological Assessment for Threatened Species	Development within “protected area” or “special flood hazard area”	Per biological opinion by NMFS for development within 100-year floodplain. See EMC 19.37.190.
Biological Evaluation	Typically not required by the city, but may be required by state or federal agencies	Generic term for other types of analysis
Habitat Assessment	Potential impacts on regulated threatened/endangered species	Can apply to either terrestrial or aquatic habitat. See EMC 19.37.190.
Habitat Management Plan	Provided with a habitat assessment when a development is proposed on or adjacent to a “habitat of primary association” for fish and wildlife habitat conservation area	See EMC 19.37.190
Monitoring Report	After completion of enhancement or mitigation work within critical areas and/or buffers	Provided post-development

(Ord. 3676-19 § 6, 2019; Ord. 2909-06 § 7, 2006.)