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Ms. Katie Larsen <br />June 6, 2018 <br />Page 9 <br /> <br /> <br /> S:\Community Development\Projects\Planning Cases\Nature's Refuge\Staff Reports\20180611 CC (RZ & PUD PP)\20180611 v2 (revised 20180608)\a2 2018060 <br />with the build analysis? If not, what is the change in Level of Service with these <br />improvements? What is the Level of Service for the interim year (see comment #1)? <br />What is the Level of Service in the no-build condition? <br /> <br />This comment was not addressed in the May 17, 2018 revised Traffic Study. Following <br />discussion with the developers engineer an updated revised Traffic Study, dated June 4, <br />2018 was prepared which did address the comment. The Study concluded that a <br />southbound right turn lane would be needed at the CSAH 14 and Street A intersection. It <br />appears the preliminary plat roadway width accommodates this and should be verified <br />with the final plat (striping plan). <br /> <br /> Wetlands and Mitigation Plan <br /> <br />The Nature’s Refuge development site includes 7 wetlands on 41.55 acres as outlined in the <br />WCA Notice of Decision approved by RCWD. The plan proposes to fill 2 acres of wetlands, <br />some of which are denoted as “high priority wetlands” in the city’s Comprehensive Plan. A <br />wetland sequencing application was submitted by Kjolhaug Environmental Services to <br />RCWD on January 8, 2018 and is currently incomplete. Approval of a complete sequencing <br />application and submittal and approval of a wetland replacement plan will be required prior <br />to issuance of a grading permit. <br /> <br />Wetlands on the project are located within the Wetland Management Corridor and will <br />require mitigation as noted in Rice Creek Watershed District’s Rule F (Wetland Alteration), <br />Section 6(b). Wetland 1 is not located within the WMC. All other wetlands are located <br />within the WMC. Per Kjolhaug Environmental Services. <br /> <br />1. An average 50-foot buffer (25-foot minimum) will be required around all wetland areas <br />following construction. It does not appear that the proposed buffers meet the minimum <br />buffer requirement in all locations. <br />In an effort to minimize impacts to wetlands yet meet project purpose and need, <br />proposed WMC buffer does not meet minimum requirements along some areas of <br />proposed wetland fill. A variance application for these areas will be submitted to <br />RCWD for review with the revised Wetland Permit. Per Kjolhaug Environmental <br />Services. <br />2. A 10-foot bituminous trail is proposed within the upland buffer adjacent to the wetland in <br />Outlot B. This trail must maintain 25-feet from the edge of the wetland. The City’s <br />Environmental Coordinator is reviewing the wetland buffer areas. <br />3. Two deep (30+ foot deep) ponds (Pond 200 and Pond 300) are proposed adjacent to <br />wetlands within the project. The adjacent wetlands are denoted as “high priority <br />wetlands” in the city’s Comprehensive Plan and are noted as having exceptional <br />vegetative diversity. The applicant shall take steps to ensure that the ponds will not drain <br />the adjacent wetland areas. In the WCA Wetland Replacement Plan, the developer shall <br />provide a plan to protect adjacent wetlands, the plan shall also include a mitigation plan if <br />the wetlands are impacted post construction. <br />With regards to pond construction and potential drainage effects on adjacent wetlands: <br />