The aforementioned buffer widths may be reduced, with the exception of Category 5 Wetlands, if the site demonstrates that the adjacent land is, and will remain, densely vegetated, and that the intensity of the proposed land use for the development site does not contribute to a “net loss”. The Planning Commission shall review requests for buffer alterations and approve, conditionally approve, or deny the request based on staff comments and comments received pertinent to the proposal from agencies with expertise or jurisdiction on the proposal, including, but not limited to:

At no time shall the minimum buffer be less than fifty percent (50%) of the widths established under this section. (Ord. 2237, 10/25/05; Ord. 2134, 11/11/03; Ord. 1587, 1993)