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Piax�ning Commission 471-97: O'Neil Property March �, I997 Page 12 sarne as the bi� box theater. This trend may represer�t consolidation o�who owns the screens and not a new Ievel of how many are ciusiered together. Residents in the adjacent neighborhood have expressed eoncems over what will happen if the ti�eater fails and the buiiding is !eft vacant. Further research is needed iinto what guarantees could be included in the FLTD agreement, to make certa.in that the siie does not fa11 into disrepair and thai it is reused. 4. E�vironmentaIIssues � Wetlar►d and Wetland Buffer The site cantains a State-protected wetland oiapproximately 8.5 acres. Comments have been received as follows: IVLinnesota Department of Natural Kesources: DNR has deterinined an ordinary high water elevation of 895. � feet. DNR rules prohibit development fills below this elevation. A weiland delineation report was done for this site in 1996, and the boundary approxunates ihe boundary shown on the general coneept plan. The deve�apment plan will include a precise Iocaiion of the wetland and contours to assure that no development will occur within the boundary o�the wetland. Stafffeels confident the development shown on the site is outside the wetland. Rice Creek Watiersi�ed District: The project will requue approval of a permit from RCWD. A wetland deiineation report must be submitted, and 100-year flood plain etevations will need to be deiernuned by a registered engineer. No filling is allowed below the 104 year flood plain elevation, and all building elevations with openings must be two feei above thi� elevation. Drainage easements for the area in the 100-ysar flood glain are required. A sediment and erosion control plan is required. The district's requicemeni for stormwater runo� rate control and ireatment will apply to this site. The items noted are best handled at the developmeni plan stage, when more precise engirieering is done. Staff daes no� anticipate any problems wiih the applicant rneeting RCV�TD's requirements. Ciiy Engineer: Wayne Jacobson, who is a certified I�rofessional �NetIand Scientist in the City Engineer's Offce, has provided a memorandum on the e$'ect of this development or� the wetiand's ecology (see Attachment 6). The general conclusion is that with more impervious surface i� the wetland's drainage area, more water will be supplied to the wetland. The amount of wildlife habitat, flood/sto�nwater attenuation, water quality protection, and open waier area will all increase. There will be a siight decrease in floral diversiiy and integrity, in that the higher water elevations wiIi tend to support more cattail gtowth and Iess reed eanary grass and willow edge, until this type of vegetaiiorr is re-