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c. The stream and adjacent buffer area may count toward open space requirements for all <br /> multiple-family and M-1 zone requirements. <br /> d. Building heights may be increased. <br /> 1. When development is proposed within two hundred feet of a Type F stream, a habitat assessment <br /> or habitat management plan shall be prepared subject to the provisions of Section 19.37.190 of this <br /> chapter. <br /> shall be prepared. Mitigation shall be required for the loss of stream system and buffer functions.All <br /> prior to any development activity occurring on a site upon which stream system alteration is proposed. <br /> The mitigation plan shall be prepared by a qualified professional using accepted methodologies and <br /> include information as required by the planning director's administrative guidelines. Miti.ation areas <br /> shall be located to preserve or achieve contiguous wildlife habitat corridors in accordance with a <br /> mitigation plan that is part of an approved critical area report to minimize the isolating and fragmenting <br /> effects of development on habitat ar as. Mitigation plans shall: <br /> a. Include a baseline study that quantifies the existing functions of the system,functions that will be <br /> lost,and the srcam-and _. - _ - -• --; <br /> Ia. Specify how functions will be replaced; <br /> c. Specify when mitigation will occur relative to project construction and to the requirements of <br /> permits issued by other agencies; <br /> d. Include provisions for maintaining and monitoring the mitigated area on a long term basis to <br /> determine whether the plan was successful; <br /> c. Include a contingency plan specifying what corrective actions will be taken should the mitigation not <br /> be successful; and <br /> . • -- - - •-• - • . . - . - . - - . . - - .. - •.•• . .• • - . -• . - •. <br /> work is completed in accordance with the mitigation plan and that restoration or rehabilitation is <br /> performed in accordance with the contingency plan if mitigation failure results within five ygars of <br /> implementation. <br /> low impact stormwater management techniques where site conditions allow as described in the Low <br /> Impact Development Technical Guidance Manual for Puget Sound,January 2005. <br /> G. Protective Covenants and Tracts. Streams and their buffers on development sites shall be placed <br /> within a critical area protective covenant or tract as required by Section 19.37.220 of this chapter. <br /> that any development proposed on a lot which contains or adjoins a stream provide a fence or other <br /> structural protection along the upland side of the stream and its buffer to minimize encroachment into <br /> and disturbance of the stream and buffer area. Fencing shall be split rail or an alternative approved by <br /> the planning director. Fencing must be installed in a manner that allows continuous wildlife habitat <br /> corridors along critical fish and wildlife areas. (Ord. 2909 06§ 18, 2006) <br /> A. Lakes. Lakes which are twenty acres or more shall be protected as required by the shoreline master <br /> program. Lakes and ponds which are less than twenty acres in size and arc not subject to the shoreline <br /> master program shall be subject to the regulations in this section. <br /> B. Buffers. Lakes and ponds have the following buffers of native vegetation: <br /> Planning Commission Resolution 19-04 Page 55 <br /> Critical Areas March 19, 2019 <br />