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wetland created from a site which was previously nonwetland, a wetland of lesser size or functional <br /> value than the wetland being altered, or where the mitigation bank site substantially increases <br /> wetland functions in the watershed within which it is located. Under the wetland mitigation banking <br /> process, alteration of a wetland on the development site shall occur only when the created or <br /> enhanced wetland is successfully functioning in accordance with an approved wetland mitigation <br /> plan.The created or enhanced wetland shall have a higher wetland function rating than that being <br /> altered. In evaluating a wetland mitigation banking proposal,the planning director shall determine <br /> the amount of credit given for mitigation banking using the ratios described in subsection C.5 of this <br /> section as a guide.The amount of credit will be dependent upon the functions of the wetland being <br /> altered and the wetland being used for mitigation banking.The city, using the review process <br /> described in EMC Title 15, Local Project Review Procedures, may allow wetland mitigation banking <br /> under the following circumstances: <br /> a. When alteration is allowed pursuant to the "reasonable use" exception as provided in Section <br /> 37.050.6 of this chapter; <br /> b. When alteration is allowed for a water-dependent or water-related use; <br /> c. When on-site or off-site mitigation in the immediate vicinity of the project is not reasonable; <br /> d. When the wetland being altered is of a lower quality and has lesser functions than the wetland <br /> which is being used for the mitigation banking. <br /> 2. Wetland mitigation banks may be approved under the provisions of Chapter 173-700 WAC. For any <br /> wetland mitigation bank certified under Chapter 173-700 WAC, credits from a wetland bank may be <br /> approved for use as compensation for unavoidable impacts to wetlands when: <br /> a. The director determines that the wetland mitigation bank provides appropriate compensation <br /> for the authorized impacts. <br /> b. The proposed use of credits is consistent with the terms and conditions of the bank's <br /> certification. <br /> c. Replacement ratios for projects using bank credits shall be consistent with the terms and <br /> conditions of the bank's certification. <br /> d. Credits from a certified wetland mitigation bank may be used to compensate for impacts <br /> located within the service area specified in the bank's certification. In some cases, bank service <br /> areas may include portions of more than one adjacent drainage basin for specific wetland functions. <br /> A. "Fish and wildlife habitat conservation areas" means an area of habitat that is necessary and <br /> suitable for maintaining individual species, species diversity, or biological diversity. Fish and wildlife <br /> habitat conservation areas include: <br /> 1. Lakes and ponds less than twenty acres in size; <br /> 2. Streams/riparian corridors; <br /> 3. Habitats of primary association; <br /> 4. Continuous vegetative corridors linking watersheds; and <br /> 5. Significant biological areas listed by the city: <br /> a. Plant associations of infrequent occurrence; <br /> b. Commercial and recreational shellfish areas; <br /> c. Kelp and eelgrass beds; <br /> d. Herring, sand lance, and smelt spawning areas; <br /> c. State natural ar a preserves and natural resource conservation ar as; and <br /> f. Significant biological areas of local importance: <br /> Planning Commission Resolution 19-04 Page 46 <br /> Critical Areas March 19, 2019 <br />