2129 103RD ST SW A,B 2017-03-16 - Laserfiche WebLink

To: Jeff Gray, Dynasty Homes Inc.;Ron Allen, Greater NW Realty August 31,2015 Page 5 of hydrology were observed in any sample plots. Sample plot 1 was re-reviewed for hydrology on October 23, 2014, with no saturation observed (Attachment A). 46*3 x 0 • Figure 4. View of sample plot 1. Soils are bright and lack hydrology indicators. Water was observed within a seasonal swale on the northern portion of the study area on December 9th and 10th, 2014, and the water elevation was surveyed (Western Engineers, pers. comm 2015). This swale would be considered a non-fish bearing, seasonal stream, Type Ns, with a standard 75-foot buffer if the buffer is sparsely vegetated or vegetated with invasive species or a 50-foot buffer if native vegetation is intact(EMC 37.160.A.1 and EMC 37.170.3). The northwestern parcel is sparsely vegetated while the northeastern parcel is still dominated by native vegetation as well as to the east of the parcels; therefore, a 75-foot and 50-foot buffer was applied. The standard buffer width can be modified within limits of the code through buffer averaging or reduction. The planning director shall only allow a stream buffer width reduction when the proposal includes a buffer enhancement plan that improves the functions of the buffer and the stream. An enhanced buffer shall not result in more than a fifty percent reduction in the standard buffer width for buffers that are unvegetated, sparsely vegetated, or vegetated with invasive species; and the reduced buffer shall not be less than the minimum dimension allowed by buffer width averaging(EMC 37.170.C.1). The city may allow buffer width averaging;provided,that the total area on the lot contained within the averaged buffer is not less than that required within the standard buffer. Averaging shall not adversely impact the functions of the stream system. In either case,the adjusted minimum buffer width shall not be less than 75%of the standard buffer width (EMC 37.170.E). 3"A J1