P.O. Box 5008, Cortland, NY 13045
About Wetland Delineation
What is a Wetland Delineation?
A typical delineation includes research, fieldwork, boundary analysis, map drafting, and a final report. These steps are important for compliance with the Department of Environmental Conservation (DEC) and the Army Corps of Engineers.
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Why Do You Need One?
A wetland delineation identifies the boundaries of wetlands on a property. This is required for:
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Regulatory compliance under federal, state, and local laws.
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Project planning to avoid delays and penalties.
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Environmental protection of sensitive ecosystems.
Key Benefits
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Project feasibility: Helps developers assess if land can be built on.
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Better planning: Identifies wetlands early so buildings, roads, and utilities can avoid them.
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Real estate: Clarifies restrictions and impacts on land value.
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Mitigation: Determines what restoration or credits are needed if wetlands are disturbed.
Wetlands are protected under the Clean Water Act as part of the Waters of the United States (WOTUS). States, including New York, also have their own regulations.
New York State Updates
Starting January 1, 2025, New York will lower the size threshold for regulated wetlands from 12.4 acres to 7.4 acres (effective 2028). These changes expand protections to more wetlands and require landowners to check with NYSDEC to see if a permit is needed.
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DEC will conduct delineations for free, but there are long delays.
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A private certified consultant can be hired for faster results, but DEC must still verify findings.
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Before ordering a delineation, you can submit information online to DEC for a Parcel Jurisdiction Determination (JD).
Examples of wetlands now requiring review:
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Wetlands in flood-prone areas or FEMA floodways.
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Wetlands near urban areas, where even small ones are valuable.
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Wetlands with rare species or critical wildlife habitat.
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Class I wetlands or wetlands important for water quality.
Buffer Zones (Adjacent Areas):
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Standard buffer: 100 feet.
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Sensitive wetlands may have larger buffers:
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Nutrient-poor wetlands: up to 300 feet.
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Productive vernal pools: up to 800 feet.
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If DEC delays beyond 90 days, you can send a certified letter. If they still don’t respond, wetlands are considered “not regulated” for five years.
A Parcel JD letter will confirm:
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Negative JD: No wetlands → free to build.
Positive JD: Wetlands present → regulations apply.
Step One: Research
The first step is researching property records:
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Use resources like Imagemate to find property size, location, ownership, and deeds.
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Look up adjoining properties to catch boundary discrepancies.
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Check older deeds or request abstracts if boundaries are unclear.
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Research affects both the timeline and cost of the survey.
For wetlands, additional tools include:
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Soil group worksheets (from county Soil & Water Conservation Districts).
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SoilWEB app and DEC Mapper for wetland clues.
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County GIS systems, which are increasingly updated with wetland data.
Step Two: Field Work
Once a Parcel JD confirms wetlands on your property, the next step is to locate their exact boundaries. This is critical for project design and permitting.
Field Data Collection
Wetland boundaries are determined in the field by examining three main factors:
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Soils – Using hand tools (soil augers, shovels, and chemicals), soil cores are tested for hydric soil indicators (e.g., gray color, iron deposits, hydrogen sulfide odor).
Field Guide to Hydric Soils
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Vegetation – Wetlands support plants that thrive in saturated soils. Surveyors identify trees, shrubs, herbaceous plants, and vines in the sample area to see if hydrophytic vegetation is dominant.
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Hydrology – Wetlands must have standing water or saturated soil for part of the growing season. Indicators include a high water table, iron or marl deposits, reduced iron, and other water-related signs.
Flagging the Boundary
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The wetland edge is marked with flagging tape or stakes (similar to marking a fence line).
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Each flagged point is located relative to property boundaries using GPS equipment, compass/tape, or a surveyor’s tools.
Because we are a surveying company, we can both delineate and map the wetland — saving you from hiring multiple contractors.
Step Three:
Mapping
After fieldwork, all data is brought back to the office:
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Flagged points are entered into Carlson Survey software.
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Deeds and maps of the property (and neighbors) are aligned to create a property mosaic.
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The wetland boundary is drawn and buffer zones are calculated.
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This map shows property lines, acreage, wetlands, monuments, structures, offsets, and deed information.
All boundaries are reviewed by Jamie and the delineator before the map is finalized.
Final Steps
Report​
A consultant then prepares a Wetland Delineation Report summarizing:
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Site details and field data
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Wetland boundaries and ratings
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Proposed development layout
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Wetlands and buffer zones
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The delineation is submitted to the DEC, who will visit the site to verify the findings.
The report is provided to city or county officials and governmental agencies like DEC and ACOE and becomes the official record for permitting and planning.
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Permitting and Next Steps
If your Project JD is positive, you’ll enter the permit process under the Freshwater Wetlands Act.
Permit Requirements
To receive a wetlands permit from NYSDEC, you must show that:
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The project is necessary and no practical alternatives exist outside the wetland.
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You will minimize impacts as much as possible.
You will provide mitigation for any unavoidable impacts (such as restoring another wetland or purchasing credits).