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5. Buffers of restored wetlands: The buffer for a wetland created, restored, or enhanced as compensation for approved wetland alterations shall be the same as the buffer required for the category of the created, restored, or enhanced wetland. 6. Buffer averaging: The Administrator may allow averaging of the standard wetland buffer widths in the Table at KCC 17B.05.020G-1 when necessary to accommodate a single-family residence or residential subdivision of four (4) or fewer lots. With buffer averaging, the buffer width is reduced in one location and increased in another location to maintain the same overall buffer area. Proposals for buffer averaging shall not require a shoreline variance or compensatory mitigation if the following conditions are met: a. The buffer has not been averaged or reduced by any prior actions administered by Kittitas County; b. No feasible site design could be accomplished without buffer averaging; c. The wetland contains variations in sensitivity due to existing physical characteristics or the character of the buffer varies in slope, soils, or vegetation, and that wetland would benefit from a wider buffer in places and would not be adversely impacted by a narrower buffer in other places; d. A critical area report demonstrates that the averaging will not adversely impact wetland function and values; e. The minimum width of the buffer at any given point is at least seventy-five percent (75%) of the standard width per the Table at KCC 17B.05.020G-1, or twenty-five (25) feet, whichever is greater; and f. The area that is added to the buffer to offset the reduction is well-vegetated. The Administrator may require vegetation enhancement and a mitigation plan, if needed, to ensure this criterion is met. 7. Buffer reduction: On sites that lack well-vegetated wetland buffers, the Administrator may allow reduction of the buffer widths in the Table at KCC 17B.05.020G-1 when necessary to accommodate a single-family residence or residential subdivision of four (4) or fewer lots. The buffer reduction shall be allowed only in those limited instances when adherence to the standard buffer is infeasible or presents a substantial hardship because of site conditions, lot configuration or other circumstances. Residential subdivisions of more than four (4) lots and non-water-dependent non-water-related developments shall not be eligible for buffer reduction, except through a shoreline variance. Buffers that have been averaged or reduced by any prior actions administered by Kittitas County shall not be further reduced. Proposals for buffer reduction on such sites shall not require a shoreline variance if the following conditions are met: a. The existing buffer is predominantly un-vegetated, composed of nuisance species or in an otherwise highly disturbed condition; b. The minimum width of the reduced buffer is at least seventy-five percent (75%) of the standard width per the Table at KCC 17B.05.020G-1; c. The reduced portion of the buffer cannot exceed forty percent (40%) of the buffer length on the development property; d. A critical area report demonstrates that the reduction will not result in a net loss of wetland functions and values. e. The reduced buffer area is planted and enhanced with species native to central Washington; and