11126 PAINE FIELD WAY 2016-01-01 MF Import

or erosion. The lack of dense vegetation does liltle to prevent human intrusion into the stream and wetland. This buffer provides moderate levels of functions and values and provides limited protection or shading to the welland and stream. III. Development Impacts The applicant is proposing to develop a 21-unit residential development on the southeastern, triangular shaped parcel. The applicant is al:,o proposing the locate a stormwaler detention vaull on the soulhwestern lriangular shaped parcel. The detention vault will impact the eastern edge oi the wetland buf(er. The applicanl is proposing to reduce 772 square (eet of bu(fer to approximately 62 square feet as reflecled on the Sensitive Areas Study and Buffer Averaging Map, dated October 14, 2006. Mitigation for these impacts is proposed through buffer averaging. Given the current degraded state of the outer portions of the buffer and that the total area of the required buffer will not be reduced but increased, impacts to the functions and values of ihe sensitive areas should not be affected. The applicant will construct a split rail fence along the entire perimeter of the buffer. Installalion of(encing and signs will (urther protect the sensitive areas (rom intrusion and abuse. IV. Project Mitigation/Buffer Averaging To accommodate this developmenl, lhe applicanl is proposing buffer averaging to reduce the welland bu(fer. Buf(er averaging will be applied for the reduction of lhe standard buffer o(the on-site wetland and stream. The buifer averaging plan will reduce a lotal of 772 sauare feet of the outer perimeter of disturbed portions of the required 75-foot bu(fer. Approximately 1,326 square feet of area will then be added along the stanc ard buffer at a >1.5:1 buffer a:idition to reduction ralio. This bu(fer averaging plan is allowed under EMC 37.100(E) because there will be no net loss of wetland (unctions anJ values, no not loss of buffer area and lhe resulling buf(er shall not be less lhan 50 percent of lhe slandard width. The re�ulting buffer area shall be yreater than that oF the required buffer. Through buffer averaging there will be no net loss of bufter area on-sile. The buffer is proposed to be reduced at a maximum 12 feet resulting in a buffer width of a minimum of 62 feet. By providing additional buffer at a greater than 1:1 ratio, habitat values should see a net increase as well as bu(fering capacity. No loss of habitat shall occur as a result of this developmenl and the installation of signs and fencing wiil limit intrusion into the sensilive areas. By increasing the area of buffer and limiling the reduction lo the ouler portions of the buffer, the site should see a nel improvement in buffer funclions and values. V. Implementation of MitigationlBuffer Enhancement Plan 1. The applicant tias submitted an Environmental Sensitive Area Sludy and Buffer Enhancement Plan for Harvey Development— 18'"Avenue West by Wetland Resources, Inc., dated September 8, 2005. The Mitigation Plan inciuding lhe Buffer Enhancement Plan Map, dated September 8, 2005 is approved subject to the following condilions: • Environmentally Sensitive Areas (ESA's) and buffers must be fiagged and protected, including the dripline o(any significant trees near lhe edge of the bufiers. Prior to conslruction, lhe consullant must verify the butfers and sensitive area limits. A pre-construction meeting must be held afler the sensitive area buffers have bePr clearly marked in lhe field. �