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• <br /> 2. The proposed development does not pose a threat to the public health, safety, and welfare on <br /> or off of the subject lot. <br /> Findings: A Geotechnical report by Nelson Geotechnical Associates, Inc dated September 12, 2016 <br /> addressing the steep slope has been provided to the city. The development will be required to meet <br /> recommendations in the report and all other zoning requirements, building and fire codes, and <br /> public works standards. <br /> Conclusion: The proposed development should not pose a threat to public health, safety, and <br /> welfare on or off the subject lot. <br /> 3. Any alterations permitted to the requirements of (the Zoning Code) shall be the minimum <br /> necessary to allow for reasonable use of the property. <br /> Findings: The applicant has proposed a reduction of the buffer for the Category III wetland from 75 <br /> feet to 50 feet and a reduction of the front setback off the alley from 20 feet to 5 feet. There will be <br /> a 10-foot setback from the residence to the buffer edge. The proposed residence will have a <br /> footprint of 1080 square feet including the garage. <br /> Conclusion: A depth of 24 feet for the residence and the setback of five feet from the front lot line <br /> are the minimum necessary to allow sufficient depth for off-street parking and adequate vehicle <br /> turn-around area. The reductions are the minimum necessary to allow for a reasonable sized <br /> residence on the property and still provide protection of the wetland. <br /> 4. The inability of the applicant to derive reasonable economic use of the property is not the <br /> result of actions by the applicant in subdividing the property or adjusting a boundary line, <br /> thereby creating the undevelopable condition after the effective date of the Zoning Code. <br /> Findings: This parcel is a part of the Central Park plat, recorded in 1910. Neither a boundary line <br /> adjustment nor a short subdivision has been recorded for this property. <br /> Conclusion: No result of actions by the property owner has created an undevelopable condition or <br /> the need for the reasonable use decision. <br /> 5. The proposal mitigates the impacts on the environmentally sensitive areas to the maximum <br /> extent possible. <br /> Findings: The impacted buffer area is highly disturbed and is dominated by invasive species. A <br /> mitigation plan has been submitted and reviewed by the City.Proposed mitigation measures include <br /> the following: <br /> • Removing existing invasive vegetation, garbage/debris, and installing native trees and <br /> shrubs. <br /> • Jute matting will be placed throughout the area where invasive plants are removed to <br /> prevent erosion. <br /> • An erosion control seed mix will be applied to the on-site buffer area to reduce future <br /> erosion risk. <br /> • A split-rail fence and appropriate signage will be installed along the on-site buffer edge. <br /> Conclusion: The critical area study declares that there will be an increase of wetland function and <br /> values within the wetland system as a result of the proposed project. The installation of a dense <br /> shrub and forested buffer area will over time provide an increase in water quality improvement <br /> capabilities and biological support functions. The dense vegetation community will provide noise <br /> and visual screening between the proposed residence and the existing wetland area. <br /> Page 2 <br /> R - 0 <br />