Permitting FAQs
- How do I pay my fees using the Online Permit website?
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Pay Permit Fees Online
- Go to piercecountywa.gov/permit and click Permit Search.
- Enter your Application/Permit number and click Search.
- Click the orange “I want to…” button and select Pay Fees.
- If you haven’t already, log in to your existing account or set up a new account.
- Under Select an Amount to Pay, select minimum or total amount due.
- Check the boxes for the permits you will be paying for today
- Click Pay Balance to continue to the secure payment site.
- How do I request a refund of my application/permit fees?
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Complete the Refund Request Form. If you have any questions regarding your request please call us at (253) 798-2619.
- There may be duplicate credit card payments for the same application, what happens next?
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Accounting will void the duplicate payment if notified the same day charge is made. A credit will be processed if we are notified the following day.
- Can you redeposit the check that I wrote to Pierce County if it came back as a non-sufficient fund check?
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No. We must have a check from a different bank account or payment by credit card (in the lobby or online).
- Can you hold the check that we pay at the Development Center cash register?
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No, we deposit it the following day.
- How long does it take to get a refund?
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It usually takes about 4 to 6 weeks for an approved refund. Refunds must be approved by each section or department that pertains to the Application. If refund is denied, the requester will receive correspondence with the explanation of denial.
- Why have I not received my refund for School Impact Fees?
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All refund requests for school fees are sent to the school district listed on your application. Refund checks will come from the school district and not from Pierce County. For any questions about your school fees, please contact the school district.
- What is the status of my Traffic Impact Fee (TIF) refund?
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Please call (253) 798-7250 or visit piercecountywa.gov/tif.
- I'm trying to apply for a permit but it says my contractor's license number has expired, what should I do?
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Use the webmaster link found at the bottom of the Online Permits website to report the problem. We'll confirm the expiration date and update our system as soon as possible.
- Why can't I re-schedule for tomorrow the same type of inspection I had today?
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Our system is designed to prevent back to back inspection requests that often led to the canceling of requests and radically impacting the workload. The results from the first inspection must be entered into the computer. That will release the permit to allow another inspection to be scheduled.
- How do I schedule an inspection?
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Inspections can be scheduled by using our online permits website.
When scheduling online you first search for the permit. While you are looking at the details of the permit, and if the permit is in an Issued status, use the “I want to…” feature to “Schedule Inspection.”
Fire Inspections: Schedule online or call (253) 798-7179 (Option 1)
- Why can't I re-schedule the same type of inspection I had today for tomorrow?
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Our system is designed to prevent back-to-back inspection requests that often lead to the canceling of requests and radically impacting the workload. The results from the first inspection must be updated in the permitting system before additional inspections can be scheduled.
- I have been calling your inspector all day and I have not gotten a call back. Why is this?
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Our inspectors spend most of their time in the field, but are usually available between 6:30 a.m. and 7:00 a.m. before they start their inspections for the day. If you did not catch your inspector before they have left for the field, you may not hear back from them until the next working day. We make every effort to return all calls within one working day.
- What is a virtual inspection?
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A virtual inspection allows the inspector to remotely view the site using a webcam controlled by the inspectee. View the brochure for additional information.
- How do I request a site development inspection?
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For single family site development projects, please request inspections using the PALS Online Permits website. This method will allow you to leave a note for the inspector with your request. Please remember to provide any needed information like a gate code when there is one.
For all other site development projects, contact your assigned inspector directly. Your assigned inspector's name and phone number is normally listed in the approval block on your plans.
- Do I have to be at the site for your inspection?
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Site development inspectors do not need to enter any structure to complete their inspections; therefore, it is not normally necessary for the applicant to be on site. Please remember to advise your inspector of any information necessary to access the site (such as a gate code) or of any potential hazards on site (such as an aggressive dog).
- If I cannot get to my site on a daily basis, how am I supposed to know if your inspector required corrections by a certain deadline?
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Once you have disturbed the site, it is your responsibility to monitor it and maintain the necessary erosion control measures. This normally requires regular site visits. If, however, you find you cannot make visits for a short period of time, you can monitor the status of your permit by using our eNotification service found on our online permits website website.
- I have been calling your inspector all day and I have not gotten a call back, why?
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Our inspectors spend most of their time in the field. Normally they come into the office in the morning to complete paperwork and return calls. They then go to the field to inspect for the rest of the day. If you did not catch your inspector before he or she has left for the field, you will not normally get a call back until the next working day. We do, however, make every effort to return all calls within one working day. If you feel your return call is taking longer than it should, you may wish to contact Development Engineering Inspection Support at (253) 798 3762, or the Inspection Supervisor at (253) 798-3756.
- Why did your inspector come to my site, suspend my permit, and charge me a re-inspection fee when I did not request an inspection?
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We are responsible for completing two types of inspections. Construction progress inspections are not normally completed unless requested by the applicant. Compliance monitoring inspections, however, are mandated by the state and federal government, and are completed at various stages of construction in order to insure adequate erosion control measures are in place and the project is not having an adverse impact on the environment or downstream resources.
- How long does it take to get an inspection for my general site development permit?
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General site development inspections are completed in the order received, normally within three working days. Consolidated punch lists are issued within 15 calendar days of request, provided the private engineer's inspection reports and as-built drawings have been submitted and a reasonable effort has been made to prepare the project for final inspection.
- How long does it take to get an inspection on my residential site development permit?
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Inspections requested before 11:00 a.m. on any working day are normally completed the following working day.
- What if I have other questions regarding Development Engineering inspections?
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Please feel free to contact Scott Murdock, Development Engineering Inspection Supervisor, (253) 798-3756.
- If I disagree with one of your inspector's requirements, what can I do?
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First, you should try to discuss the requirement with the inspector directly. Your inspector's name and phone number will be listed on the inspection report form. If you do not come to an agreement, you may complete and submit a Request for Reconsideration Form. These requests are normally reviewed, and a decision issued within a few working days. Attaching photos or other supporting documentation can be very helpful.
- Do I need a Building Permit?
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For a complete description of what requires and what is exempt from a Building Permit please see Bulletin #8.
- What do I need to apply for a building permit for my home?
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Take a look at our Guide to Building Permit Applications for One & Two Family Dwellings, Bulletin #21 . You can also Ask a Permit Technician.
- About how much will it cost to get a permit to build a house?
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Use this guide to calculate possible permit fees for a single family residence.
- How long is a Building Permit good for?
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A building permit will expire 180 days from date of issue. You can request an extension by contacting the Building Division at (253) 798-3152.
- Is my permit ready to pick up?
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You can check on the status of your application on the online permits website.
- How do I view or print an application or permit?
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1. Go to the PALS Online Website. 2. Use the search criteria to search for an existing application or permit. 3. Use the "Printer Friendly" button to print any of the first seven tabs for the application/permit. 4. Go to the "Document" tab to print the application/permit or any other related documents. Click on the link for the desired document and use the Adobe toolbar to print the document.
- Where can I get a copy of the Building Codes?
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The building codes are adopted by reference and made a part of Title 18C of the County Code. An online version of the codes can be found here:
- Can I remove a window in my bedroom and install a door to the outside without a building permit?
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No, a permit is required.
- Do I need a building permit if I want to replace the siding on my house?
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Not normally. If you do not replace any of the wall sheathing or weather resistant barrier you should be ok. Products being replaced such as T1-11 and other panel sheathing will trigger building permits since they are structural elements of the wall framing. IRC Section 105, Reference Bulletin #8.
- Do I need a building permit to remove the wall between two rooms to create a recroom?
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No, not as long as the construction does not affect any structural component, reduce egress or natural lighting requirements. The amount of work is limited to 500 square feet per year. IRC Section 105, Reference Bulletin #8.
- Do I need a building permit to build a cover over my patio or deck that is attached to the house?
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Yes, Construction of a cover over a deck or patio requires a building permit and must meet setbacks. Shade structures or arbors where the roof is not solid may be exempt from a building permit but must still meet setbacks. IRC Section 105.
- Is a building permit required to re-roof my house?
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A building permit is not required to re-roof a home or private garage having a slope greater than 2' in 12' when the total load of all roof coverings does not exceed 7.5 pounds per square foot. This exemption from permit does not apply to the replacement of roof sheathing. Reference Bulletin #8.
- How do I attach the Kraft-faced insulation to the wall studs?
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You unfold the edges and staple them to the face (narrow dimension of the stud) where you attach the sheetrock. WSEC 502.1.4.6
- If I am replacing my porch steps that were unevenly spaced and a building permit is not required can I rebuild as they were?
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Even though a building permit may not be required for replacing steps less than 30-inches in height they must meet current code for rise and run. IRC Section R105.2
- Do carport structures with canvas covers for boats, cars and RV's require a permit?
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Yes, if they exceed 200 square feet in area a building permit is required. Regardless of the need for a building permit they must meet setbacks. IRC Section 105 Reference Bulletin #8.
- How high can I build a deck?
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Decks, sidewalks and driveways with a walking surface not more than 30-inches (76 2mm) above adjacent grade and not over any basement or story below are exempt from requiring a building permit. If greater than 30-inches above adjacent grade a building permit is required, a guard must be installed and must meet setbacks. Grade is measured at the lowest point from the deck to 6-feet out from the deck, sidewalk or drive. IRC Section 105, Reference Bulletin #8.
- How many storage sheds can I build on my property without requiring a permit and, how large can they be?
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A single story accessory structure used as a tool and storage shed, playhouse and similar use may be built without a building permit, provided the floor area does not exceed 200 squrae feet. All accessory structures must meet setbacks, see Pierce County Code Section 18a.15.040. In residential zones, on lots of less than 1 acre in size, detached accessory structures shall not exceed 2,000 total square feet, excluding the area of a detached Accessory Dwelling Unit (ADU).
- Why do I need a driveway permit?
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It is a requirement from the County Engineer to help insure the safety of the general public entering a County road. This includes proper sight distance, proper width, acceptable grade, proper surfacing (asphalt or concrete), and compliance with emergency vehicle access requirements.
- Why do I have to get a driveway approach permit when the driveway already exists?
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There are a couple of reasons. The first reason is current State and County laws require the County Engineer approve any connection to the County road system. Many existing driveways do not have a driveway approach permit either because they were built before there was a permit process or because they were built without approval. The second reason is for situations where vehicle usage will increase; the County requires the driveway approach be brought up to current standards.
- Do I need a permit to repair/re-gravel/pave my driveway?
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If you are not changing the grade, drainage, or width, generally you do not need a permit. If the driveway is located in a critical area, a permit may be required. Every parcel in Pierce County is unique; contact Development Engineering before you start for requirements. Any work within the County right-of-way does require approval from Planning & Public Works.
- Do I need a building permit if I build retaining walls to terrace my landscape on a hillside?
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Yes, if the walls exceed 4-feet in height measured from the bottom of the footing to the top of the wall and always if supporting a surcharge/load retention. No, a building permit is not required if it is not supporting a surcharge and is less than 4-feet in height and meets the offset of 1:1 ratio. IRC Section 105, Reference Bulletin #8. Other regulations may apply; Ask a Permit Technician.
- When do I need a permit to build a fence?
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A Fence greater than 6-feet high requires a building permit and must meet setbacks. The height is measured from the top of the fence to the ground immediately adjacent to the fence, PCC 18A.15.040 B.2.d and IRC Section 105, Reference Bulletin #8.
Other regulations may apply: Ask a Permit Technician. - How close can a fence be to road intersection?
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Any artificially constructed barrier of any material or combination of materials erected to enclose, screen, or separate areas may be erected within required setbacks to a maximum height of six feet at any point, provided all applicable intersection sight distance requirements of Titles 17A and 17B Pierce County Code are met. Sight obscuring objects must be located to provide sight distance as required in Table 17B.20.040. Fences shall not be permitted within the public or private road easement.
- Do I need a permit to replace my bulkhead?
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Any bulkhead, no matter what size, is regulated by the Shoreline Regulations. A bulkhead greater than 4-feet in height, measured from finished grade, including anything below ground, also requires a building permit and environmental review (SEPA). A shoreline exemption can be granted when the sole purpose of a bulkhead is to protect an existing single-family residence, and appurtenant structures, from loss or damage by erosion (WAC 173.27.040(2)(c)), and for normal maintenance and repair of the bulkhead (WAC 173.27.040(2)(b)). In the case of an emergency situation, Per WAC 173.27.040(2)(d), a bulkhead may be granted written shoreline exemption for construction necessary to protect property from damage by the elements.
- I want to build a gate across my driveway, do I need a permit?
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Yes. Gate permits are required when they cross a driveway accessing a single residential structure, a shared access or private road, and driveways for commercial or industrial use.
- Why do I need a gate permit for my residential driveway? The gate is for the security of my property!
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The primary purpose for a permit in a residential situation is providing access for an emergency responder. In a personal emergency or fire, every second counts to save a life or structure. If there is no rapid entry system for the emergency responder, valuable time is wasted trying to get past the gate. Also, if the gate does not meet certain setbacks and clearance widths, the fire/rescue vehicle may not be able to access through the gate.
- Why do I have to provide plans for review? Can't I give you a picture of the gate from the store/vendor? It's just a gate across my driveway.
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We have to ensure the gate and the rapid entry system meets the minimum requirements of the ordinances. The site development inspector and your contractor need an approved plan to ensure the gate is installed properly the first time.
- I never heard of a gate permit before. How long has this been a requirement?
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Permits for gates have been required since January 1, 1992.
- Why do I need a turn around in front of my commercial/private road gate? The fire department can open the gate.
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The purpose of a turn around is to provide vehicles that are denied access through the gate a safe and easy manner to turn around and exit the site headlights first onto the road. Backing out onto a road can be hazardous.
- What is a site development permit?
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A site development permit is a permit that allows someone to perform work (storm drainage system construction, road construction, driveway construction, clearing, grading, filling, excavating, ditching, and creation of impervious surfaces, etc.) on a piece of land.
- When is a site development permit required?
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Below are typical situations where site development permits are required:
- Grading or clearing work in a floodplain.
- Grading or clearing work in a wetland or wetland buffer.
- Grading or clearing work in a critical area or its buffer.
- The removal, deposit, or displacement of 50 cubic yards or more of material on a site.
- Any clearing or grading work within 25 feet of a ditch, creek, stream, river, or drainage course.
- Clearing 6,000 square feet or more of land.
- Altering a stormwater drainage system or drainage course.
- Creating an impervious surface. Impervious surfaces include roads, driveways, parking lots, and roof tops.
- New home construction.
- Construction of a subdivision.
- Construction of commercial or industrial buildings.
- How do I get a site development permit?
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To obtain a site development permit there is a process of application, review and issuance that must be completed. Making an application requires the payment of review fees and the submittal of plans and reports. Information as to what is required for a site development application may be obtained by using the Ask a Permit Tech option on our web page, or by visiting the Development Center. After application County staff perform a review of the submitted plans and reports and may require changes to them if they are found to not be in compliance with County codes. Issuance of the site development permit occurs when staff find that County codes are addressed and the applicant pays the site development inspection fee.
- Who should I talk to if I have vesting questions regarding the site development work for my project?
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The best person to talk to is the Development Engineer assigned to your project. If you are unaware of who your development engineer is, contact Mitch Brells, Development Engineering Area Supervisor, at (253) 798-3755.
- How can I check the status of my site development permit?
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Visit our Online Permits website or call (253) 798-3762.
- Once I make application for my site development permit, may I start site development work?
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No. The Development Engineering Section must review the submitted plans/reports and issue the site development permit. This can take as little as one business day for some applications, or as long as a month or more for more complicated reviews. Beginning site development work without an issued site development permit could result in higher permit fees as well as monetary civil penalties of up to $1000.00 per day.
- Who prepares the plans and reports that I need to submit for a site development permit?
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In very simple situations, the applicant can prepare the plans, and in some cases a licensed professional land surveyor, geotechnical engineer, or professional engineer will be required to prepare the required plans and reports.
- Can I/how do I get an extension for my general site development permit?
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The authority to extend a general site development permit rests with the Development Engineering review engineer for the project. You must contact the review engineer to determine if your project is eligible for an extension (most are). If it is, the current annual inspection fee associated with the permit in question will need to be paid to have the permit extended for one year.
- Can I/how do I get an extension for my residential site development permit?
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The normal life of a Residential Site Development Permit is two years. One year extensions may be granted on a case by case basis by contacting either the review engineer who approved your permit, or your assigned site development inspector, and paying the applicable permit extension fee (normally 25% of the original application fee).
- At what point is work considered 'minor work in the Right-of-way' vs. an 'off-site public road improvement'?
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A 'Minor Improvement in Existing Right-of-way' application is for work such as ditch relocation, pathway construction, connecting to a catch basin, installing a cross culvert, shoulder widening, minor entering sight distance clearing or grading that does not require a vertical or horizontal alignment change in the road, etc. An 'Off-site Public Road Improvement' application is for work such as turn lane construction, correction of an entering sight distance problem at the project access point that requires changing the vertical or horizontal alignment of the County Road, installation of curb, gutter and sidewalk along a project frontage, etc.
- What is an infiltration trench?
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An infiltration trench is an underground drain field specifically sized for the amount of new or replaced impervious surfaces on your parcel. (It is similar to a septic drain field, but usually much smaller.)
- What is impervious surface?
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Any surface that prevents or retards the entry of water into the soil and/or causes the water to run off the surface in greater quantities than natural conditions prior to development. Rooftops, gravel, or paved driveways and sidewalks are the most common impervious surfaces in single family projects.
- What is a dispersion trench?
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A dispersion trench is much like an infiltration trench, except the top is designed to allow for sheet flow of stormwater. This is used where infiltration is not achievable, or there is sufficient vegetated flow path for stormwater dissipation.
- Do you have a list of surveyors and engineers?
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No. Phone numbers for surveyors and engineers may be found in the local telephone directory or internet.
- Who do I talk to about a violation (filling, grading, clearing, work in floodplains, work in drainage course, etc.) on my property?
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Violations of these types are handled in the Code Enforcement Section of Development Engineering but the initial contact regarding them should be with Pierce County Responds at (253) 798-4636.
- What is a critical area?
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A critical area is a wetland, fish and wildlife habitat area, flood hazard area, landslide hazard area or other geologically hazardous areas. The goal of the regulations that apply to work within critical areas depends on the specific critical area. Some seek to prevent environmental impacts; some seek to provide for the health, safety, and welfare of the public; and some seek to prevent negative impacts to development itself.
- Is it still a wetland if it only has water in it in the spring?
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Yes, some wetlands are only wet seasonally. An area can be inundated or saturated for as little as 5% of the growing season and, as long as the soils and vegetation criteria are met, still meet wetland criteria. Other signs of hydrology can be looked for when water is not present, such as watermarks, water stained leaves, and sediment deposits.
- How big is the buffer on my wetland or stream?
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We won't know until we get out to the site and categorize the wetland (or stream). Buffers can vary from 25 to 300 feet (65 to 150 feet for stream).
- I've heard I can reduce the buffer to fit my proposal. Is this true?
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Pierce County Code allows a critical area buffer to be modified by a specific amount and only under certain circumstances. If your project is undergoing critical areas review, your biologist will determine whether or not your proposal meets these requirements and the buffer can be modified. If you want to modify the buffer beyond what is allowed in Pierce County Code, you may need to apply for a variance to the regulations.
- Are Bald Eagles still protected?
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The U.S. Fish and Wildlife Service removed the bald eagle from the federal list of threatened and endangered species in 2007. However, bald eagles and their nests are still protected by the Bald and Golden Eagle Protection Act and the Migratory Bird Treaty Act and under Pierce County Title 18E, Development Regulations-Critical Areas. The Bald and Golden Eagle Protection Act also prohibits disturbance or molesting of eagles. Despite state and federal protection, a large percentage of fatalities of adult bald eagles have human related causes, including shooting, poisoning, vehicle collisions, and electrocution, and a black market trade in eagle feathers and parts still exists.
- Can I still build on my parcel?
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The regulations were written to ensure that all existing parcels of record could be developed with a 'reasonable use'. Even if the entire site is Wetland/stream/buffer, there are provisions that allow construction of a house or other development consistent with zoning.
- Why do we care about protecting fish and wildlife?
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Many land use activities can impact the habitats of fish and wildlife. Special care must be taken in the management of lands that support critical fish and wildlife species to ensure that development occurs in a manner that is sensitive to their habitat needs in accordance with the goals and policies of the Washington State Environmental Policy Act, the Washington State Growth Management Act and the Pierce County Critical Areas Ordinance, all of which call for the protection of the natural environment and public health, safety and welfare through protection of environmentally critical areas.
- How can I find out if there are Wetland or Fish and Wildlife Critical Areas on my property?
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Start by using our About My Property website, it returns this type of information about a parcel. Please keep in mind, the actual presence or absence of critical areas on the ground, as defined in Title 18E of the Pierce County Code, determines permit requirements for property in unincorporated Pierce County, regardless of what is contained in maps and other documents. Pierce County has not mapped all critical areas on all property within Pierce County. Customers or property owners may Ask a Permit Technician or the Biologist of the Day (BOD) at (253) 798-7005 to discuss the process of finding out whether a property contains wetlands or fish and wildlife critical areas. Please have the Tax Parcel Number available.
- What is the purpose of the critical area requirements?
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Critical areas requirements implement the goals and policies of the Washington State Environmental Policy Act, the Washington State Growth Management Act and the Pierce County Critical Areas Ordinance, all of which call for the protection of the natural environment and public health, safety and welfare through protection of environmentally critical areas.
- Where can I find out about Pierce County's Critical Areas Ordinance?
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Information about the Critical Areas Ordinance is contained in Pierce County's Title 18E, Development Regulations-Critical Areas.
- Why do I have to pay such high taxes on my property when it is mostly fish and wildlife habitat area?
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The wetland (and some fish and wildlife habitat areas) on your property may allow you to qualify for a reduction in property taxes through Current Use Assessment , which could lower the assessed value of your property. You may also direct your questions about the program to Mike Poteet at 253-798-3614.
- Why do I need a flood study/flood boundary delineation survey?
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Mainly for protection of life and property. Pierce County has many areas where there is a potential for flooding. Most of the flood prone areas in the County have been studied, and have a Base Flood Elevation (BFE) for a 1% chance flood (commonly called the 100-year flood) established. A flood boundary delineation survey is a topographical map, prepared by a licensed land surveyor, showing the limits of the BFE and any floodways that may be on the parcel so Development Engineering and the Building Department can set the requirements for your project in accordance with Title 18E.70. If a Base Flood Elevation is not established for the site, a flood study from a licensed civil engineer may also be required.
- I think there is a floodplain on my property; I understand there might be regulations limiting what I want to do. How do I find out more?
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Floodplain information is available at the Development Center at the Pierce County Annex (2401 South 35th Street, Tacoma, WA, 98409-7490).