11625 AIRPORT RD SONRISE CHRISTIAN CENTER 2022-08-25

4.0 BUFFER AVERAGING PLAN In order to accommodate the site proposal, the applicant proposes buffer averaging of the standard buffer. Pursuant to EMC 19.37.110(D), buffer width averaging of standard wetland buffers may be allowed if specific provisions of the code section are met. These provisions are included below in italics,with applicant responses following in standard text. D. Buffer Width Averaging. The city may allow buffer width averaging provided, that the total area on the lot contained within the buffer is not less than that required within the standard heir, and that averaging will not reduce the wetland functions. The city may require buffer width averaging in order to provide protection to a particular portion of a wetland which is especially sensitive, or to incorporate existing significant vegetation or habitat areas into the buffer. Buffer width averaging shall not adversely impact the functions and values of the wetland. The adjusted minimum buffer width shall not be less than seventy-five percent of the standard buffer width. Through averaging, the applicant proposes to reduce the standard buffer by 1,042 square feet, and increase the standard buffer 1,046 square feet, which results in a net-gain of 4 square feet of total buffer area. The minimum proposed buffer width is 58.9 feet, which is 79% of the standard buffer width. This averaging plan retains the total amount of buffer area required under standard buffer conditions, and meets the 75%minimum buffer width requirement. The proposed buffer reduction area is currently composed of degraded vegetation including pasture grasses, reed canarygrass, and Himalayan blackberry. The buffer addition area has a similar degraded composition, though with slightly more Himalayan blackberry. Both these areas exist along equally sloped areas as well. Since the applicant proposes to enhance the total buffer area, the buffer will perform higher functions after project construction. No losses to buffer function or area are expected from this averaging plan. The buffer area will provide more protection to Wetland A and Stream A after buffer averaging and enhancement measures. 1. Protection of Significant Trees within the Bueer. If buffer width averaging is utilized and significant trees are identified on the outer edge of the reduced buffer such that their drip line extends beyond the buffer edge, the following tree protection requirements must be followed: No significant trees are located within the proposed buffer reduction area, however, one significant fir tree exists along the edge of the proposed reduction area. This tree will be retained. All trees located within the wetland buffer area will be retained. See Buffer Averaging&Enhancement Plan, Sht 2/2 in Appendix C for survey of significant trees. Reduction Area Addition Area Net Buffer Area Wetland A 1,042 square feet 1,046 square feet +4 square feet Buffer Sonrise Christian Center 16 Critical Areas Study, Buffer Averaging, March 2, 2018 &Buffer Enhancement Plan