7533 LOWER RIDGE RD 2018-01-01 MF Import

a ' p "�: '�'? f a t� . �. s,. � - . . � f� � Page 2 � ;t ,y'', z, gran��d an ESA buffer reduction from 100 feet to 25 feet under section 37.050.D of the ESA ordinance and a total building, front yard area of 2500 square feet. The basis £or this decision is set forth below. Please see Exhibit 1 for a summary of the proposed ESA setback modiPication. @ACKGROUND: The subject property is�a vacant lot ider.tified �s Lot 18 of tho Beverly Acreage Tracts (east of Lower Ridge Road and north nf 76th street S.W.), located immediately adjacent to Piqeon Creek Y2 and north of the Pigeon Creek ,Y2 Detor.tion Basin. The subject lot is zoned R-1. Because this .5 acre site contains� Category II Riparian wetlands which line the Pigeon Creek Stream channel, a 75 foot buffer setback is required undar the City's ESF� ordinance (See Exhibit I and II). Additionally, the slopes immediately adjacent to the wetland are in excess of 258, qualifying them as environmentally sensitive areas. As a result of the buffer set6ack, the slopes greater than 25�, the onsite wetlands and stream channel, the entire site is considered an environmentally sensitive feature. Under the City's ESA ordinance, development would be required to setback 25 feet from the top of slope, resulting in a total buffer oi approximataly.100 feet.� Such a buffer would require the house to be located off.�site on the adjacent propoerty to the west. . The house would 6e� located in the soutt:western corner of the lot adjacent to. an existing graveled access road. 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 (p�qe_ ot aa menziesii), Big-leaf Maple (8cer macrovhvllum), Red Alder (Alnus rubra), Red Elderberry (Samhucus racemosa), Ninebark (�'socarous caoitatus), and Red Huckleberry fVacc�nium nar�ifol�um). The upper 10 to 15 feet of the western end of the site is degraded, consistinq principally of Hi.malayan� Black6erry (Rubus discolor); it is within this area that habitat enhancement can be accomplished. , Findinas and Conclusiuns: Section 37.050.B states that nothing in this ordinance is intended to preclude reasonable economic use of property �as set forth herein.� If the requirement of this ardinance as applied to a specific lot would deny. all reasonable economic use of the .lot, development will be permitted if the applicant demonstrates all of the followinq to the satisfaction of the Planning Director: