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3. The land adjacent to the stream and its associated buffer is classified as a <br /> geologically hazardous or unstable area; <br /> 4. Increased buffer width is necessary to effectively include the riparian corridor of <br /> the stream; <br /> 5. A trail or utility corridor, as provided by Section 37.050, is proposed within the <br /> buffer; or <br /> 6. A drainage or water quality improvement, approved by the city, is proposed <br /> within the buffer; <br /> 7. When the minimum buffer for a stream extends into an area with a slope of <br /> greater than twenty-five percent, the buffer shall be the greater of: <br /> a. The minimum buffer for that particular stream; or <br /> b. Twenty-five feet beyond the point where the slope becomes twenty-five <br /> percent or less. <br /> C. Standard Stream Buffer Width Reduction: The planning director may, using Review <br /> Process II.C, reduce the standard stream buffer width only when there has previously <br /> been substantial legal alteration of the stream and/or buffer on the subject lot or <br /> adjoining lots. The planning director shall require buffer width averaging rather than <br /> allowing a buffer width reduction except when the proposal includes a stream and <br /> buffer enhancement plan that improves the functional values of the buffer and the <br /> stream. An enhanced buffer shall not result in more than a fifty percent reduction in <br /> buffer width, and the reduced buffer shall not be less than the minimum dimension <br /> allowed by buffer width averaging. <br /> D. Riparian Wetland: Any stream adjoined by a riparian wetland shall have the buffer <br /> which applies to the wetland, unless the stream buffer requirement is more protective, <br /> in which case the stream buffer requirement shall apply. Riparian wetland and <br /> associated stream buffers shall not be reduced except as provided in Section 37.050 of <br /> this chapter. <br /> E. Standard Buffer Width Averaging:. The city may allow buffer width averaging, <br /> provided that the total area on the lot contained within the averaged buffer is not less <br /> than that required within the standard buffer. The city may require buffer width <br /> averaging in order to provide protection to a particular portion of a stream which is <br /> especially sensitive or to incorporate existing significant vegetative or habitat features <br /> 8 <br />