10104 DAKOTA WAY 2022-01-31 - Laserfiche WebLink

buffer impacts, the applicant proposes to enhance the portions of the on -site buffer that currently consist of maintained lawn (11,616 square feet) by planting native trees and shrubs. This represents a buffer mitigation ratio of 2.75:1. Please refer to Section 12.0 of this report for the complete buffer mitigation plan. Because of the location of the wetlands, streams, and associated buffers, it is not possible to achieve any development on the subject property that complies with the requirements of EMC 19.37.110 and 19.37.170. Therefore, the applicant is requesting a reasonable use exception, as allowed under EMC 19.37.050(B)(6). Please see Section 9.0 of this report for a detailed description of compliance with this code section. 9.0 REASONABLE USE Section 19.37.050(B)(6) of the EMC, "Reasonable Use Exception," allows for development if applying the City's critical areas regulations would deny all reasonable economic use of a parcel. The proposed development is comparable to other single-family residential development in the immediate vicinity and does not pose a hazard to the public health, safety, and/or welfare of the surrounding neighborhood. The proposed mitigation will result in a significant improvement of on -site buffer functions and will ensure that there will be no net loss of critical area or buffer functions and values as a result of the project. The requirements under EMC 19.37.050(B)(6) regarding reasonable use are cited below in italics with responses beneath in normal text: a) There is no other reasonable use or feasible alternative to the proposed development with less impact on the critical area. A single-family residence represents the only feasible development on the site and is in accordance with the zoning of the site (R-2). The development has been designed to avoid any direct impacts to critical areas and to minimize buffer impacts by locating the home as far from the on -site wetlands and stream as possible in a buffer area that currently consists of maintained lawn. No natural vegetation will be impacted. To determine whether the proposed development is "reasonable," a comparative analysis of adjacent and nearby homes was conducted. Table 1 below shows the size of the proposed development in comparison with 10 adjacent and nearby single-family residences. APV Ventures LLC — Dakota Way 11 Critical Area Report Buffer Mitigation WRI #20015 Plan & Habitat Assessment April27, 2020