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b. Require a variance or conditional use permit; or c. Result in measureable measurable damage, loss and/or displacement of a wetland, aquatic habitat conservation area, wildlife habitat conservation area, flood storage or conveyance area, or critical aquifer recharge area. 4. Land divisions: When new lots are created within shoreline jurisdiction they shall meet all of the following conditions: a. All lots shall contain sufficient area outside of the shoreline buffer (see Table 5.5-1), wetland and/or wetland buffer, aquatic habitat conservation area and/or aquatic habitat conservation area buffer, floodway, channel migration zone or landslide hazard area and/or landslide hazard area buffer to accommodate the use and/or development. Land divisions for non-water-dependent and non-water-related developments that create more than four (4) new lots shall adhere to the standard shoreline buffer requirements shown in Table 5.5- 1 without buffer averaging or reduction. Buffers that have been averaged or reduced by any prior actions administered by Kittitas County shall not be further averaged or reduced. b. A new lot or parcel may be created in a seismic hazard area as long as there is a note on the face of the plat or other recorded document which indicates the presence of a potential hazard. c. Open space or conservation area lots may be established without a site that is suitable for use and/or development provided there is a note on the face of the plat or other recorded document which indicates the purpose of the lot. 5. Compensatory mitigation measures shall occur in the vicinity of the impact or at an alternative location within the same watershed that provides greater and more sustainable ecological benefits. When determining whether offsite mitigation provides greater and more sustainable benefits, the Administrator shall consider limiting factors, critical habitat needs, and other factors identified by the April 2014 Shoreline Restoration Plan, or an approved watershed or comprehensive resource management plan. The Administrator may also approve use of alternative mitigation practices such as in-lieu fee programs, mitigation banks, and other similar approaches when they meet the requirements of 5.2.D.4. 6. The Administrator shall prohibit any shoreline use or development that will result in unmitigated cumulative impacts. 7. When compensatory mitigation plans for impacts to shoreline resources are required, all of the following shall apply: a. The quality and quantity of the replaced, enhanced, or substituted resources shall be the same or better than the affected resources; b. The mitigation site and associated vegetative planting shall be nurtured and maintained such that healthy native plant communities grow and mature over time; c. The mitigation shall be informed by pertinent scientific and technical studies, including, but not limited to, the May 2013 Shoreline Inventory and Characterization Report (ICR), the April 2014 Shoreline Restoration Plan, and other background studies prepared in support of this Program; d. The mitigation shall replace the functions as quickly as possible following the impacts; e. Mitigation activity shall be monitored and maintained to ensure that it achieves its intended functions and values; f. The Administrator shall require the applicant/proponent to post a bond or provide other financial surety equal to one hundred fifty percent (150%) of the estimated cost of the mitigation to ensure the mitigation is carried out successfully. The bond/surety shall be