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Planning Commission 471-97: O'Neil Property March 8, 1997 • Page 12 same as the big box theater. This trend may represent consolidation of who owns the screens and not a new level of how many are clustered together. Residents in the adjacent neighborhood have expressed concerns over what will happen if the theater fails and the building is left vacant. Further research is needed into what guarantees could be included in the PUD agreement, to make certain that the site does not fall into disrepair and that it is reused. 4. Environmental Issues ■ Wetland and Wetland Buffer The site contains a State-protected wetland of approximately 8.5 acres. Comments have been received as follows: Minnesota Department of Natural Resources: DNR has determined an ordinary high water elevation of 895.8 feet. DNR rules prohibit development fills below this elevation. A wetland delineation report was done for this site in 1996, and the boundary approximates the boundary shown on the general concept plan. The development plan will include a precise location of the wetland and contours to assure that no development will occur within the boundary of the wetland. Staff feels confident the development shown on the 11111 site is outside the wetland. Rice Creek Watershed District: The project will require approval of a permit from RCWD. A wetland delineation report must be submitted, and 100-year flood plain elevations will need to be determined by a registered engineer. No filling is allowed below the 100 year flood plain elevation, and all building elevations with openings must be two feet above this elevation. Drainage easements for the area in the 100-year flood plain are required. A sediment and erosion control plan is required. The district's requirement for stormwater runoff rate control and treatment will apply to this site. The items noted are best handled at the development plan stage, when more precise engineering is done. Staff does not anticipate any problems with the applicant meeting RCWD's requirements. City Engineer: Wayne Jacobson, who is a certified Professional Wetland Scientist in the City Engineer's Office, has provided a memorandum on the effect of this development on the wetland's ecology(see Attachment 6). The general conclusion is that with more impervious surface in the wetland's drainage area, more water will be supplied to the wetland. The amount of wildlife habitat, flood/stormwater attenuation, water quality protection, and open water area will all increase. There will be a slight decrease in floral diversity and integrity, in that the higher water elevations will tend to support more cattail growth and less reed canary grass and willow edge, until this type of vegetation is re-