11-08-1993 Council Packet - Laserfiche WebLink

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N Wetland Credit Issue November 4, 1993 Pace 3 Consider whether wetlands not on our maps but identified under the new regulations (mainly Types I, 2, 6 and 7) are to be considered as dry- buildable land for lot area credit purposes (see item 4 below). Consider whether City will take a position regarding wetland replacement, in light of our current code requirement prohibiting excavation, grading, filling, etc. in wetlands. 4. Options for wetland credit and mitigation for subdivisions: OPTION Allow dry buildable credit for any wetlands not shown on City’s 1974 maps. Disallow dry buildable credit for all Type 1-8 wetlands, deny variances for replacement/relocation of any Type 1-8. Protect Type 1-8 wetlands in the locations they exist, via existing code (conservation and flowage easement, 26’ setback, etc.) Disallow dry buildable credit for all Types 1-8, but grant variances for rcplacement/relocation of certain types (perhaps 1, 2, 6 7) on the site if consistent with other agency approvals RAMIFICATIONS Other agencies will disallow certain uses of such wetlands that we would allow, potentially putting a property owner in jeopardy of having to mitigate by replacement; and possibly creating lots that are in fact wholly or partially unbuildable. This ignores the question of varying wetland values, by protecting all Type 1-8 and disregarding the fact that a Type 1 degraded wetland that is a low spot in a cornfield has less defined public value than a beautiful Type 3-4-5 wetland with open water. Given that Type 1 wetlands may be very prevalent on a given site and scattered randomly, this option would yield very little flexibility to a developer. In this option, for example, if a 30-acre parcel had 20 acres of dry buildable, 5 acres of Type 1 wetland and 5 acres of Type 3 wetland, the developer wimld be allowed to rekKate the Type I’s to a different kx atkin on the site, but would still only have 20