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c �A' <br />5tromme �. � <br />Page 4 <br />cani at+G), and Red Auckleberry lVaccinium oarvi ium). <br />The upper 10 to 15 feet of the western end of the site is <br />degraded, consisting principally of Himalayan 9lackberry <br />(Rubus discolor)• it is within this area that habitat <br />enhancement can be accomplished. <br />In support of these criteria, the applicant has submitted <br />responses to the required items listed unoer 37.050.C, <br />including a wetland delineation report. These items are <br />attached as Exhibit III. <br />?INDINGS 6 CONCLUSIONS <br />Based on the submitted information, the Planning Director <br />has determined per section 37.050.F1 (Reasonable Use <br />Administrative Modificati.on) that: �� � , � <br />1, There is no other reasonable use or alternative to <br />the proposed development With less ispact upon the <br />environsentally sensitive area. The existing R-2 <br />zoning allows for only one single family unit upon the <br />property, which is the leaGt intense "reasonable" land <br />use for this property. <br />otY,ar potentially "feasible" alternatives to the <br />proposed house such as transfer of development rights <br />do not work for one single family residence, since <br />there is insufficient incentive for a developer to <br />provid3 an additional lot to the applicant when the <br />code provides for only a 20$ increaee over that one <br />transferred unit. <br />Impacts to the existing stream, wetland and buffer <br />vegetation will be significantly reduced by locating <br />the proposed structure within the most degraded portion <br />of the site, furthest away from the majority of the <br />undisturbed buffer and wetland areas. <br />2. The proposed development dces not pose a threat tu <br />the public health, safety and velfaze on or off of the <br />subject lot. The proposed house is conditioned by this <br />determination to be designed in accordance with the <br />recommendations of the soils report to be prepared for <br />the site. Preliminary review of site conditions and <br />City maps indicate that this site does not contain <br />hazardous slopes or soil conditions. <br />3. Any alterations permitted to the requireient of � <br />this Ordinance shall be the miniauu necessary to allov <br />for reasonable use of the property. No reductions in <br />