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site design will not be considered unless the impacts from <br /> culverting upon water qual�ty and :habitat value can be <br /> mitigated. <br /> FINDIN,S: The followinq findings ar�n based on reviewing tl�,e <br /> proposed project against the above review criteria. (1) TGe <br /> applicant has e.tnted that other alternatives have be¢n <br /> conaidered ranqirig from staying within the fenced area to <br /> placing the addition on the south side of the substation to <br /> avoid culvertinq the stream. The alternative to culvert was <br /> chosen since thore is not sufficient room to 6tay within the <br /> exiating area at�d the area to the south is lower than the <br /> qrade of the exieting substation and woald require e large <br /> amount of fill. Correct placement of the conduits also needs <br /> to be considered. <br /> (2) No habitat exists in the proposed expansion area. <br /> (3) The culvert is not being used to access the site but for <br /> expan�.fing the subetation to the weat over the stream. <br /> Expandinq to the west will require the leest amount of chenge <br /> to the lendacape. <br /> CONCLU3ION: Minimum impact will be placed upon the Water <br /> quality and habitat velue. <br /> PART III <br /> INTRODUCTION: 1►bove ground utility facilities are required <br /> to lendscape to Landscape Ca*egory C standards in the M-2 <br /> zone. Section 35.070 allows the Plenning Director to modify <br /> landscapinq requirements in certain situetions. <br /> BaCKGROUND: Landscape Cetegory C requires Type III <br /> lnndscaping l0' in width along the etreet fronteqe end 5' in <br /> width along the interior lot lines. Section 35.070.A.3 of <br /> tha Zoninq Code ellows modification to this requirement when <br /> existinq conditions on or adjecent to the site, includinq <br /> differences in elevation, axistinq veqetation, location of <br /> buildings or utilities would render the requirements o! this <br /> Section ineffective. <br /> FINDINGS: The subatation does not front any �ublic <br /> riqhte-of-ways, is not adjacent to any surroundinq lahd usea, <br /> end is hidden for the most part by trees alonq the roedways <br /> and woodlands to the north end west. Groundcover will be <br /> instelled edjacent to the streem end et the eouth side of the <br /> substation to enhance the arees thet may flow into the <br /> stream. <br />�., <br />.:f(�'. <br /> .:�,. <br /> 1Yi ,, <br /> j. <br /> k5' <br /> /% <br />�.�y,'. <br />