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C. Buffer reduction. If the required buffer is sparsely vegetated or vegetated with exotic <br />invasive species, the City may allow the buffer to be reduced by up to 25% when the <br />buffer is enhanced. <br />D. Access to the water through buffers. Trails may be provided through the buffer to access <br />the water. The width of trails shall be the minimum necessary, and should not exceed 4 <br />feet. The trails should be 100% porous to the maximum extent feasible. <br />E. All new development and redevelopment adjacent to lakes and ponds should consider low <br />impact stormwater management techniques where site conditions allow as described in the <br />Low Impact Development Technical Guidance Manual for Puget Sound, January 2005. <br />F. Docks. <br />1. Repair and maintenance of an existing dock is permitted provided that <br />a. There is no expansion in overwater coverage; <br />b. There is no increase in the size and number of pilings; <br />c. There is no use of toxic materials, such as creosote, CCA and other treated wood <br />products; <br />d. There is no new spanning of water between 3 and 13 feet deep; and <br />e. There is no new increase in the use of materials creating shade <br />2. New docks are permitted subject to compliance with any WDFW HPA or US Army <br />Corps of Engineers permit conditions. <br />G. A critical area report is required for any development that will potentially impact a lake or <br />pond or its buffer. The report shall be prepared by a professional wetland specialist, <br />fisheries biologist, or wildlife biologist, as applicable. The report shall include information <br />as required by the planning director's administrative guidelines, and shall: <br />1. Include a baseline study that quantifies the existing functions of the lake/pond, <br />functions that will be lost, and the functions after mitigation; <br />2. Specify how functions will be preserved or replaced; <br />3. Specify how impacts will be avoided, minimized or compensated for; <br />4. Specify when mitigation will occur relative to project construction and to the <br />requirements of permits issued by other agencies; <br />5. Include measurable criteria for evaluating whether the performance goals of the <br />mitigation proposal have been met, and include provisions for monitoring the mitigated <br />area on a long-term basis to determine whether the plan was successful; <br />6. Include a contingency plan specifying what corrective actions will be taken to achieve <br />performance goals should the mitigation not be successful; and <br />36 <br />