Environmentally Critical Area Overlay for Zoned Development Capacity Model Current

• Remove all steep slope polygons less than 1,000 square feet in size 

• Treat areas within steep slope ECAs as if only 30% is developable. For example, on a 10,000 square foot site where half is in a steep slope ECA, we would treat it like at 6,500 square foot site (5,000*100% + 5,000*30%)

Riparian Corridors

• Ignore riparian corridors where the creek is in a culvert

For other riparian corridors:

• Assume there will be no development in that riparian corridor and a buffer of 50 feet for streams without salmon and 75 feet for streams with salmon
• Assume 30% of regular development potential in remainder of a 100 feet buffer from the riparian corridor (i.e. the next 50 feet for streams without salmon and the next 25 feet for streams with salmon).

Wetlands

• Remove all wetlands polygons less than 1,000 square feet in size

For all other wetland polygons:

• For all wetland polygons greater than or equal to an acre, put a 200 foot buffer around them and assume no development will occur in the wetland or the buffer
• For all wetlands less than an acre, put an 80 foot buffer around them and assume no development in wetland or buffer.  Wetlands other than category I have a variety of buffers, but in general we see about half have 50 foot buffers and the other half have 110 foot buffers (with an average of 80 feet)