2320 106TH ST SW 2025-07-21 - Laserfiche WebLink

PROJECT DESCRIPTION & PROPOSED BUFFER AVERAGING PLAN The project proposal is to construct a large commercial storage facility on the subject site, including associated office building, parking, driveway, and stormwater facility. As part of this proposal, the applicant will average some minor portions of the buffer along Wetland B in order to accommodate the access driveway. EMC Chapter 73.110.D allows buffer averaging, provided the total area on the lot contained within the buffer is not less than that required within the standard buffer, and that averaging will not reduce the wetland functions. 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. Significant trees shall be protected according to EMC Chapter 73.110.D.1.a-g. Discussion On Wetland B, the reduced buffer areas will amount to 923 (475 + 650) square feet, and additional buffer area will amount to 1,125 square feet for a net increase of 202 square feet of buffer. The minimum proposed buffer width on Wetland B is 61 feet, which is 81% of the standard 75-foot buffer. The buffer averaging plan will result in an overall net gain of 202 square feet of buffer. Buffer areas to be averaged consist of similar species structure, including predominantly red alder in the canopy with salmonberry, Himalayan blackberry, English ivy, and sword fern in the understory. Since the buffer averaging plan will result in a net increase of protected wetland buffer, no loss of buffer or wetland functions is anticipated. To ensure permanent protection of functions, a fence will be installed along the boundary of the proposed buffer to clearly mark the protected areas. Significant trees, if any, will be protected as part of this buffer averaging proposal. The tree canopy within the averaged buffer areas primarily consists of red alder trees between 30-40 years old. Under this proposal, it appears that a greater number of trees will be protected due to the net increase in buffer areas after buffer averaging. The plan will adhere to the significant tree protection requirements under Chapter 73.110.D.1.a-g, including clearly marking the areas with construction fencing and permanent fencing to ensure that there is no damage during or after construction on this site. Based on the description above and the anticipated conditions after development, it appears that the proposed buffer averaging plan complies with the requirements under EMC Chapter 73.110.D. A permanent fence will be installed along the buffer edge to mark the boundaries. No net loss of buffer function is expected as a result of this buffer averaging proposal. Critical Area Study and Buffer Averaging Plan March 16, 2016 C & D Land Co. I06th Street SW 7 WRI #15111