Identifying Wetland Boundaries in Florida
The process of flagging and mapping a wetland line is commonly referred to as wetland delineation. This is the most common job that we do for landowners (or potential buyers) to understand the potential for development of their property. Impacting wetlands with development can be expensive and obtaining the necessary permits is very time consuming. Uplands are typically much easier to develop on. Knowing the exact location of the wetlands allows you to make decisions on where and whether to build or buy. We have been trained in both the Florida Unified Wetland Delineation Methodology (Chapter 62–340, F.A.C.) and the Army Corps of Engineers Wetland Delineation Manual (1987), and have decades of experience delineating wetlands across Florida.
Wetland lines are based on long term trends in hydrology. Not all wetlands routinely flood and some wetland communities are more difficult to distinguish than others. When surveying a property, we look at the plants, upper 12" of soil, and any recent indicators of wetland hydrology to determine where to tie the wetland flags. As we mark the wetland line, we take GPS points of the flags to make a GIS results map once we're back in the office. Each results map will clearly show the extent of wetland habitat, approximate wetland acreage, and property boundaries over a recent aerial. In addition, we convert our field notes on plants, soils, and indicators of wetland hydrology into a short letter and compile it with the results map. Our standard turnaround time for a delineation report on a property under 5 acres 2-3 weeks with rushed services being available upon request.
In most FL counties, a wetland delineation report is considered valid for 2 years. If wetlands are determined to be present onsite, the County will likely require that a professional land surveyor collect the wetland flags and that you show the surveyed wetland lines on the site plan. As long as your WD report isn't any older than 2 yrs and your site plan shows that you aren't proposing any impacts to wetlands or upland buffers, you should be able to get your construction permits (assuming you don't have any other environmental issues, e.g. listed species).
Orange County requires each wetland delineation be reviewed by their environmental department staff through their Wetland Determination Permit. We offer assistance with preparing Wetland Determination Permits, representing you during the OCEPD site review, and coordinating with your surveyor to complete the permit. Additional permitting info here.
In Osceola County, we provide a basic Mitigation Assessment with each wetland delineation proposal. This is because the County's Land Development Code requires the wetland assessment (UMAM score) to assign the variable buffer. However, the mitigation assessment service can be added to any wetland delineation report. This information can be useful in determining how much a hypothetical wetland impact will cost.
In addition, we offer aerial interpretations of wetland lines. Here we do GIS analysis to determine the extent of wetland habitat. This process is usually coupled with a site visit to field verify the aerially interpreted lines. It is an effective tool to use when dealing with large tracts of land prior to making development plans or purchase. Because we don't have to spend as much time in the field physically flagging the line, costs are significantly reduced. However, the State will require the line to be properly flagged if they feel like there is a chance of impacts to wetlands during site development.
Click for pricing information on our wetland delineation.
Wetland lines are based on long term trends in hydrology. Not all wetlands routinely flood and some wetland communities are more difficult to distinguish than others. When surveying a property, we look at the plants, upper 12" of soil, and any recent indicators of wetland hydrology to determine where to tie the wetland flags. As we mark the wetland line, we take GPS points of the flags to make a GIS results map once we're back in the office. Each results map will clearly show the extent of wetland habitat, approximate wetland acreage, and property boundaries over a recent aerial. In addition, we convert our field notes on plants, soils, and indicators of wetland hydrology into a short letter and compile it with the results map. Our standard turnaround time for a delineation report on a property under 5 acres 2-3 weeks with rushed services being available upon request.
In most FL counties, a wetland delineation report is considered valid for 2 years. If wetlands are determined to be present onsite, the County will likely require that a professional land surveyor collect the wetland flags and that you show the surveyed wetland lines on the site plan. As long as your WD report isn't any older than 2 yrs and your site plan shows that you aren't proposing any impacts to wetlands or upland buffers, you should be able to get your construction permits (assuming you don't have any other environmental issues, e.g. listed species).
Orange County requires each wetland delineation be reviewed by their environmental department staff through their Wetland Determination Permit. We offer assistance with preparing Wetland Determination Permits, representing you during the OCEPD site review, and coordinating with your surveyor to complete the permit. Additional permitting info here.
In Osceola County, we provide a basic Mitigation Assessment with each wetland delineation proposal. This is because the County's Land Development Code requires the wetland assessment (UMAM score) to assign the variable buffer. However, the mitigation assessment service can be added to any wetland delineation report. This information can be useful in determining how much a hypothetical wetland impact will cost.
In addition, we offer aerial interpretations of wetland lines. Here we do GIS analysis to determine the extent of wetland habitat. This process is usually coupled with a site visit to field verify the aerially interpreted lines. It is an effective tool to use when dealing with large tracts of land prior to making development plans or purchase. Because we don't have to spend as much time in the field physically flagging the line, costs are significantly reduced. However, the State will require the line to be properly flagged if they feel like there is a chance of impacts to wetlands during site development.
Click for pricing information on our wetland delineation.