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Nature's Refuge EAW Record of Decision page 18 Response: The proposer concurs that an estimated fifty -one acres of wooded/forest cover would be converted to other landscape types under the proposed concept plan. A tree survey for the property has been completed in 2006, and all trees at least six inches in diameter DBH have been tagged, inventoried, and spatially located as part of the City's required tree preservation ordinance. Harvested trees are considered a valuable resource and would be marketed and used for the most appropriate use, based on the wood's condition and species. The project ecologists (Jason Husveth and Scott Milburn) have collaborated with Jean Mouelle on past projects, to ensure that harvested wood resources are used in an environmentally sensitive and beneficial manner, such as lumber /sawlogs, firewood, and /or bio -fuel. The project proposer looks forward to working with Jean Mouelle and the Minnesota DNR in the future, should the opportunity present itself. • Rod Kukonen comments that buffering between existing neighborhoods and new development should be included in the design of new development so existing residents can still view natural settings from their backyards instead of a garage or shed.. Response: The City recognizes that changes on nearby property that has long been undeveloped is disturbing to many people, and the EAW acknowledges this. Buffering and greenspace are important design elements. Greenspace buffers surround all developed areas in the Nature's Refuge concept plan analyzed in the EAW, and will be included in any final design on the site. It may be unrealistic to expect that existing residents will not see any evidence of new homes on new development sites. • Frederick and Melanie Hedervare comment that it is inaccurate to call the project a `conservation development'. They comment that the developer is trying to avoid an environmental impact study by proposing a number of units just under the number that would make an environmental impact study mandatory. They comment that the City should abide by the growth limits that are on the books. Response: The proposed project includes 278 detached dwelling units. The threshold for a mandatory environmental assessment worksheet (EAW) is 250, and that is why the EAW was prepared. The threshold for a mandatory environmental impact statement is 1000, which is well above what is proposed. There is some misunderstanding about conservation developments. Lino Lakes Ordinance No. 24 -04 defines conservation development as a collaborative process which results in a development plan, typically a planned unit development, in which certain stipulated public values are achieved in exchange for greater flexibility on general development requirements and the growth limits defined in the ordinance. • Lino Lakes Ordinance No. 24 -04 allows the City Council reasonable discretion to approve housing units in excess of the stipulated growth limits when a project would