If you own a property with a wetland nearby, you will likely need to complete a wetland delineation before permitting your project. Wetland delineation involves establishing the location and size (i.e., physical limits) of a wetland for Local, State, and Federal regulatory agencies. Wasington Counties, like King County, Snohomish County, Thurston County, and Pierce County require wetland delineations before submitting land-use or building permits.
What Defines a Wetland?
Wetland are defined by their plant communities, soils, and hydrology.
1) Distinct plant communities: saturated areas support a limited number of hydrophytic or “water-loving” species. If these species are present, the Site is likely wet for a prolonged period.
2) Hydric soils: Shallow groundwater can influence soil characteristics, including soil color and texture.
3) Hydrology: You can’t have a wetland without the “wet”. Wetland hydrology is defined by saturation within 12 inches of the ground surface for greater than two consecutive weeks during the year. If an area is saturated in the summer months, it’s likely a wetland.
But identifying wetlands is not always that easy.
Only professional wetland experts are qualified to delineate wetlands, and they use a strict methodology to prepare reports. Often the work of a consultant must be verified and approved as authentic by County regulatory staff.
The locations of wetlands and their buffers have a substantial impact on developing your property. Therefore, you might consider planning your development after you know the environmental constraints of your property to prevent unnecessary planning revisions.
Wetland Delineation vs. Wetland Reconnaissance
If you are looking to purchase a property, you may not need a complete wetland delineation. You will need a wetland delineation if you plan on permitting a project. However, if you only need a pre-purchase wetland assessment, a wetland reconnaissance might be right for you.
A wetland reconnaissance includes a Site visit and a high-accuracy approximation of wetland and stream locations. We will determine the buffer width(s) and let you know where development can occur on the property. If you are purchasing a property, it’s a safe idea to have a wetland reconnaissance completed. Otherwise, you may own a property that you cannot reasonably develop.
When to Complete a Wetland Delineation
A qualified consultant can delineate wetlands at any time of the year. Experts rely on precipitation data to ensure accuracy during wetter-than-normal (winter) or drier-than-normal (summer) climatic conditions. So, you can feel confident that a consultant will distinguish between wetlands and unregulated puddles in the winter months. However, delineations should not be performed after a heavy snowfall, as consultants cannot identify wetland indicators.
How Much Does a Wetland Delineation Cost in King and Snohomish County?
The following four factors influence the cost of a wetland delineation:
1) The size of the property. Larger properties typically take longer to evaluate and will therefore cost more. Smaller parcels can be assessed in much less time and will cost less.
2) The number of wetlands and streams identified. It will take longer to flag the boundaries of multiple wetlands or streams, increasing costs. Conversely, properties with no critical areas will take much less time to evaluate. These situations require a simple letter-style report compared to a more comprehensive report.
3) Challenging Site Conditions. Is your property a field of Himalayan blackberry? Our electric hedge trimmers make quick work of blackberry fields, but this vegetation can significantly increase the time necessary to delineate wetlands and streams. Properties without this species require much less time to delineate.
4) The complexity of the project. If your project requires impacts to wetlands, streams, or their buffers, expect to pay more. Critical area impacts often need a mitigation plan included in the wetland delineation report.
Price Differences Between Competitors
The cost of a wetland delineation can vary widely between consulting companies. Larger companies may have overhead costs factored into your proposal, while smaller companies can work more efficiently at lower prices. Conversely, smaller companies may have longer timeframes to begin your project, and larger companies may have the staff to start your project sooner.
Most consultants will bill your project hourly, usually ranging from $115 per hour to $190 per hour. However, some consultants may provide flat rates for wetland delineation and reporting. In general, a wetland delineation and report costs between $2,500 and $4,000 but can be as low as $1,000 if no wetlands or streams are identified. Costs for pre-purchase wetland reconnaissance assessments can range from $500 to $2,750, depending on the same factors mentioned above.
How long does a wetland delineation take?
Generally, it takes 1-2 days to gather the necessary data and information from the Site visit and 1-3 days to review and access the data to prepare a report. The actual time depends on the Site characteristics and the situation under which the assessment occurs. Complex properties with many critical areas can take more time. In general, you can expect to wait at 1-3 weeks for the report after the Site visit is completed.
How long do wetland delineations last?
Wetland delineations are typically accurate and acceptable for regulatory agencies for a period of five years. If you had a wetland delineation completed within the last five years, you will likely not need an additional delineation completed to permit your project. If your property was delineated more than five years ago, a wetland consultant would need to “refresh” the boundaries or verify that they are still accurate. The cost of refreshing a wetland delineation boundary is typically lower than completing a new wetland delineation since the limits are generally known.
Conclusion
Many King and Snohomish County projects require a wetland delineation during the permitting process. Delineation costs depend on several factors, including the size of the Site, the number of features identified, the conditions of the property, and the complexity of the project.
If you are looking for an exact quote to delineate wetlands on your property, we can help you. Eastside Environmental Pros has experience performing hundreds of delineations across King County and Snohomish County. We pride ourselves on providing quick, accurate, and affordable service. But don’t take our word for it – see our reviews below from clients just like you.
Call us today at (425) 949-6659 or email us at KMaloney@EastsideEnvironmentalPros.com to see how we can help you make your project a success.
