7533 LOWER RIDGE RD 2018-01-01 MF Import

Stromme Page 3 etm�iRy OF DECISION The Planning Director has deter.nined that the proposed reasonable use, as conditionec:, is consistent with the requirements of section 37.050.B and is grantecl a "reasonable use exception." Thouqh the proposed single family residence will be located entirely within an environmentally sensitive feature (i.e. a 25� slope in association with a wetland), the Planning Director has found that there is no reasonable alternative to the project and that conditions imposed will ensure that the project has mitigated environmental impacts to the maximum extent feasible. The imposed conditions include restricti.ons which limit building area and front yard to a total area of 2500 square feet, recordinq of a covenant to protect habitat on the parcel and enhancement of portions of the site's habitat. The basis for this decision is set forth below. Please see Exhibit I for a summarY of the proposed ESA setbacks. BACRGROO� The subject property is a vacant lot identified as Tax Segregation Lot 01 of Lot 18 of the Beverly Acreage Tracts (east of Lower Ridge Road and north of �6th Street S.W.), located immediately adjacent to Pigeon Creek N2 and north o£ the Pigeon Creek N2 Detention Basin. The subject lot is zoned R-2. Because this 0.5 acre site contains Category II Riparian wetlands which line the Pigeon Creek Stream channel and adjacent slopes greater than 258, the entire area is an envir�nmentally sensitive feature. Under the City's ESA ordinance, development would be required to setback 25 feet from the top of slope. Because the existing top of slope is lor,ated at thp far western edge of the nroperty, the required buffer is located offsite. This reasonable use decision allows for a building site (as shown in Exhibit II) in the southwestern corner of the lot adjacent to an existing graveled road (public right-of-way). This location would place the proposed structure within the ESA buffer, approximately 25 feet from the Category II wetland. The vegetation within the buffer consists primarily of Doug fir ( dots�a menziesii), Big-leaf Maple (Acar macronhvilum), Red Alder (aln+ + a), Red Elderberry (cp±^bucus x'acemosa), Ninebark (P,,*.y o-a o+