WETLANDS| WETLANDS |
| | MARINE | | | WILDLIFE | | | HYDROLOGY | | | FISHERY | | | PERMITTING |
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WETLANDS Optimize Your Developable Area | ||||
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Soils
Vegetation
Hydrology
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WETLAND DELINEATION
Fast and accurate wetland delineations that will clearly mark the wetland boundary on your property. Our delineations will satisfy permitting requirements, while keeping your investment safe.
PE Consultants LLC identifies and delineates wetlands based on the 1987 U.S. Army Corps of Engineers Wetland Delineation Manual and the 1997 Department of Ecology Wetland Identification and Delineation Manual. Wetlands are delineated to satisfy the requirements of the reviewing agencies.
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NO BRUSH IS TOO THICK You will not have to clear the brush for us. We will take care of everything.
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KNOW YOUR RIGHTS Let our regulatory review help you to understand your property rights and how you can get the most our of your property.
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OUR PROFESSIONAL STAFF CAN HELP YOU
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MAXIMIZE THE USE OF YOUR PROPERTY
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Mitigation
Plans:
PE Consultants LLC prepares mitigation plans to satisfy County, U.S. Army Corps or Engineers, and Department of Ecology regulatory requirements. Regulatory agencies may require that you mitigate any alteration of wetlands or their buffers as part of a development project. Wetlands can be filled or buffers reduced to optimize developable area on the property, as part of the development permit process. Thereby, building areas can be increased, septic areas can be enlarged, and driveways can be extended to the building area. The building areas will abut a wetland and buffer, ensuring that no development will occur in your back yard. Wetland alteration may require a plan for wetland creation or enhancement. This may involve creating new wetlands in an unusable portion of the property or enhancing the remaining wetlands by planting native vegetation. Wetland buffers may be reduced legally through various processes, including buffer averaging, which allows the reduction of buffer in one area while increasing the buffer in another, considering no net loss o buffer area. | ||||
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Knowledge is power!!! What you don't know could hurt your land use plans!!
Avoid Purchasing Worthless Property.
PE Consultants LLC can help you in your property purchase and development plans. We can help you avoid the expensive purchase of worthless development property. We will evaluate wetland, stream, wildlife, and other sensitive areas conditions that could hinder your development plans. We can save you the disappointment of purchasing and preparing worthless property for development. Wetlands, streams, and other sensitive areas could result in road blocks to your land use plans. Even if no wetlands or streams occur on your property, buffers from off-site sensitive areas could hinder your development plans.
Wildlife & Endangered Species.
Wildlife, including endangered species, could stop your development plans in their tracks. Local, State, and even Federal regulations governing the protection of wildlife species could play a significant role in allowable land use on your property. Certain wildlife species, habitats, or even landscapes are regulate land use on some properties. PE Consultants LLC can assist you in identifying any regulatory restrictions associated with wildlife that may hinder your land use plans---before you purchase the property or submit your land use permits.
Planning.
PE Consultants LLC can also provide a development strategy for otherwise undevelopable property. This can be accomplished through a variety of legal regulatory means, including a reasonable use exemption, variance, or mitigation plan. Lot us help you determine what is allowable on your property.
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PE Consultants LLC can evaluate your property or potential property for wetlands, streams, or endangered species that could hinder your land use plans. The term "buyer beware" applies to you when purchasing a property. Call us during your feasibility period or before you close on your land purchase to avoid the embarrassing disappointment of owning worthless property. Even if no wetlands or streams occur on your property, buffers from off-site sensitive areas could hinder your land use plans. Be aware of your land use rights and the land use regulations that govern those rights. We can help you through the permitting process and help you to navigate through the difficult and complex regulations associated with your land use plans.
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Hydrology Projects: Just because the County says it is a wetland, doesn't mean it is a wetland. Wetland hydrology may not be present. We can test wetland hydrology. Do you need a winter water study? High groundwater table?
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Let us help you with your required environmental permitting.
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Thurston County requires a wetland study for projects involving wetlands or their buffers. Wetlands in Thurston County are regulated depending on the wetland classification. Wetlands are classified as Category I through Category III using the 2004 Department of Ecology Wetland Rating System. Thurston County requires a wetland buffer width depending on category of wetland.
17.15.940--Floodplains, streams, and wetlands--Wetland buffers. D. The review authority may provide a reduction of up to fifty
percent of the standard wetland buffer when an existing lot of record is
less than one hundred feet in depth. The proportionate reductions shall be
based upon the size of the lot. We can help you optimize your developable area.
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Pierce County requires a wetland study for development proposals within 315 feet of your development proposal. Wetlands in Pierce County are regulated depending on the wetland classification. Wetlands are classified as Category I through Category III using the 2004 Department of Ecology Wetland Rating System. Pierce County requires a base buffer depending on category of wetland. Wetland buffers are either increased, decreased, or will remain the same, depending on the scores calculated on the rating form. The County requires different types of wetland reports depending on the land use and impacts to wetlands or their buffers. Note: Category III wetlands that are less than 2,500 sf in size are exempt from development regulations (Chapter 18E.20.030(K)(1)). Ask us about reasonable use exemptions.
Are your wetlands exempt? 18E.20.030 Exemptions. K. Activities affecting: 1. Category III wetlands less than 2,500 square feet in size which are not contiguous with a freshwater or estuarine system, or part of a mosaic wetland complex, as set forth in Section 18E.30.020 D.3.
2. Category IV wetlands less than 10,000 square feet in size which are not contiguous with a freshwater or estuarine system, or part of a mosaic wetland complex, as set forth in Section 18E.30.020 D.4. |
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Mason County: Under construction.
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U.S. Army Corps of Engineers: Section 404 Permit: What Activities Require this Permit? If you plan to discharge dredged or fill material into the waters of the United States, including special aquatic sites such as wetlands, you must get a Section 404 permit. The U.S. Army Corps of Engineers (Corps) can authorize activities by a standard individual permit, letter-of-permission, nationwide permit, or regional permit. The Corps will make the determination on what type of permit is needed. Based on the January 2001 Supreme Court decision, the Corps no longer regulates isolated wetlands under Section 404 of the Clean Water Act. Furthermore, the Corps does not regulate impacts to wetland buffers. Section 10: What Activities Require this Permit? If you plan to do any work in, over, or under navigable waters of the United States you must apply for a Section 10 Permit. The U.S. Army Corps of Engineers (Corps) can authorize activities by a standard individual permit, letter-of-permission, nationwide permit, or regional permit. The Corps will make the determination on what type of permit is needed.
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Wetlands: Under RCW 90.58, the Washington Department of Ecology (DOE) reserves regulatory authority to use administrative orders to regulate projects involving “Waters of the State”. And, as such, Ecology may implement regulatory authority over isolated wetlands because, under RCW 90.58, isolated wetlands are “waters of the State”.
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