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Kittitas County Shoreline Master Program b. No feasible site design could be accomplished without buffer averaging; c. An approved critical area report demonstrates that the buffer averaging will not reduce stream or habitat functions or adversely affect salmon habitat; d. The minimum width of the buffer at any given point is at least seventy-five percent (75o/o) of the standard width per Table 5.2-3, or twenty-five (25) feet, whichever is greater; and e. The area that is added to the buffer to offset the reduction is well-vegetated. The Administrator may require vegetation enhancement if needed to ensure this criterion is met. 8. Buffer reduction: On sites that lack well-vegetated buffers, the Administrator may allow reduction of the aquatic habitat buffer widths in Table 5.2-3 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 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 unvegetated, 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 (75o/o) of the standard width per Table 5.2-3; c. The reduced portion of the buffer cannot exceed forty percent (a0%) 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 shoreline and aquatic habitat functions and values; e. The reduced buffer area is planted and enhanced with species native to central Washington; and f . A mitigation plan is development and implemented, per the requirements of Section 5.2. 9. Prior to approving a request for buffer averaging or reduction, the Administrator shall ensure the development is designed to separate and screen the stream from impacts such as noise, glare, and vegetation trampling. The site design shall consider the varying degrees of impacts of different land uses. For example, parking lots, store entrances, and roads generally have higher noise and glare impacts than the rear of the store. Site screening should take advantage of natural topography or existing vegetation, wherever possible. Where natural screening is not available, berms, landscaping, and structural screens should be implemented (e.9., orient buildings to screen parking lots and store entrances from critical areas). L. Requlations-aquatic habitat conservation area reportinq Chapter 5 March 7,2016 74