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thus
based upon the conditions particular to each development
proposal. A buffer is a vegetated strip around a wetland
that filters surface water and contaminants and provides
habitat for many species that cannot flourish in other
environments.
Under
the new CAO, some buffers will be larger than current
regulations require; others will be smaller, and some
will remain the same. A buffer's size is based upon whether
it provides high quality habitat value or water quality
protection.
The
process will be collaborative between planners and landowners.
A proposal for a single-family residence on a 5-acre parcel
is generally a less intense use of land than a commercial
development.
Do-it-yourself
user guides have been created for landowners who choose
to identify wetlands on their parcel, without having to
hire wetland professionals. Upon request, county planners
will even visit a property in advance of a permit application,
to verify presence of wetlands and make a buffer determination.
All
landowners are assured of "Reasonable Use" under
the new CAO. This means the wetland rules will not preclude
them from building a home on their property. However,
adjustments maybe necessary as to the overall structural
footprint of their home, or where they site their structures,
access, well or septic system.
The
Rural Stewardship Plan, provides landowners of parcels
one-acre in size or greater, incentives to learn and practice
conservation strategies for long-term development goals
or property tax benefits. If land is affected by
wetlands, and is managed under an approved Rural Stewardship
Plan, it can qualify for a smaller wetland buffer size.
Rural
Stewardship Plans also allow landowners to have expedited
permit review - head of the line privileges. Plan requirements
will be recorded by the the County on the property title
or deed.
The
type and size of wetlands protected under the new CAO
have also changed. A fifth category of wetland has been
added; wetlands will now be categorized A-E, ranked by
relative significance:
A = Bog, Coastal Lagoon, Delta Estuary, Mature Forested
B = Large Ponded, Anadromous Fish Stream, or Associated
with a Category A wetland
C = Mosaic, Estuarine, Resident Salmonid Stream
D = Native Plant, Ponded
E = All other wetlands
The
size threshold has also changed; some wetlands as small
as 1000 sq. ft. will now be regulated, from the previous
1/4 acre minimum.
Back
in 1984, Island County's wetland regulations were a forerunner
of state mandates. These early protections and other land
use rules adopted since then have helped keep critical
areas in the County healthy, as documented in the Island
County Wetlands Profile of 2005. Over 100 local wetlands
were studied by Dr. Paul Adamus, nationally recognized
biologist, and his review became the foundation for his
subsequent Best Available Science for Island County
Wetlands, published this past year.
Utilizing
this data, the proposed new CAO was drafted. Over the
spring and summer, numerous public workshops were conducted
to solicit comments and questions. State agencies - Department
of Ecology, Natural Resources, Fish and Wildlife, and
Community Trade and Economic Development - reviewed the
draft, as did peers in the scientific and professional
fields.
By
late fall, the County's volunteer Planning Commission
reviewed a fine-tuned version, which also included public
workshops and hearings. Following their vote to recommend
approval of the regulations in late December, the Board
of Island County Commissioners has been reviewing the
updated CAO since January.
The
final amendments to the documents are currently being
incorporated into the finished ordinance. These materials
will be posted on this webpage on Friday, March 21, 2008.
Click
Here for 10 Quick Facts about the Updated CAO
Signed
Version Cover Ordinance
C-02-08 and Exhibits A -G & J.
Updated
4/22/08 this document was converted from the scanned
version placed online 4/16/08 to a smaller sized document
for the benefit of those unable to download large files.
From
3/21/08 to 4/16/08 the version posted on the web did
not show 2 changes adopted by the Board on 3/17/08.
These changes are located on page C-35, at c. (i) and
the second line in the table in c. (ii).
The
language for both of these changes was contained within
Amendment # 4 considered by the Board at the Public
Hearings, but the changes were not reflected in the
document posted below. To view the signed version of
the full text of the newly updated Wetland Ordinance
including the changes referenced above, please click
on the above link labeled "Signed Version".
Due
to the overall size of the documents, Exhibits H &
I have been posted separately.
Click
Here for the full text of the newly updated
Wetlands Ordinance, effective July 1, 2008
Exhibit
J Findings
Exhibit
H - Wetlands ID Guide (2.75
MB)
(Text in this Guidebook is being revised -
However the process, information and forms will remain
unchanged.)
Exhibit
I - Rural Stewardship (2.5
MB) - (Text
in this Guidebook is being revised -
However the process, information and forms will remain
unchanged.)
Technical revisions were made to the above documents. The changes
were not substantive; rather, they deal with clerical
corrections. On June 2, 2008 these changes were brought
before the Board of Island County Commissioners for
discussion. The Board set a hearing for June 23, 2008
at 2:20 p.m., C-63-08 In the Matter of Adopting Technical
Changes to the Wetland Ordinance adopted under C-02-08.
Exhibit J; Findings, page J-15 explains these technical changes.
Due to the size of the documents, they have been placed
below in two formats. The first is the full version as
reviewed and initialed by the Prosecuting Attorney's
Office. The second version breaks the document into
several smaller pieces.
Scanned,
as initialed 6-9-08 version Full
text of the newly updated Wetlands Ordinance, effective
July 1, 2008, with proposed technical changes.
Smaller
Cover Ordinance C-63-08 includes Exhibits A-G.
Exhibit
H I - Land Use Intensity Worksheet
Exhibit
H II - Field Indicators Worksheet
Exhibit
I - Rural Stewardship Worksheet
Exhibit
J - Findings
Background
Information:
Best
Available Science (BAS) for Wetlands of Island County
(806 KB) -Revised, Nov. 2007
Wetlands
Phase 1 Report - Profile of Characteristics, Functions,
and Health of Island County Wetlands (3.13
MB) August 2006
Frequently
Asked Questions (FAQ's)
about the new wetlands update! - updated March 2008
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A Division of Island County Government
