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OCT-06-1999 08:24 CITY OF BLOOMINGTON LARKIN, HOFFMAN, DALY & LLN"DGREN, LTD. 6129488949 P.07/07 Mr. Clark Arneson, Manager November 5, 1997 Page 20 substantially similar to Phase IV wetland impacts. Consistent with the WCA, unavoidable Phase IV wetland impacts will be compensated through transfer of wetland banking credits at an approved wetland bank site in Waconia, Minnesota. The Waconia bank site is in the same major watershed as the Phase IV Site. Upon completion of Phase IV and transfer of wetland banking credits pursuant to state law, there will be a substantial net gain in wetland functions and values as compared to existing conditions (see MinRAM Analysis in Peterson WCA Report). Phase IV also includes a two-pond stormwater management system to control the runoff rate and provide water quality treatment. In contrast, the previously approved hotel project provided no on-site rate control or water quality treatment. The Peterson WCA Report will be reviewed by the U.s. Army Corps of Engineers ("Corps'') as part ofllie Applicant' 5 request for issuance of a Section 404 nationwide permit for Phase IV. The Corps pennit must be issued prior to conunencement of wetland alteration on the Phase IV Site. -" NSISTENCY WITH FINDINGS FOR APPROVAL OF A REVISED POO PRELlllliNARY VELOP:MENT PLAN AND FINAL PUD DEVELOPMENT PLAN FOR PHASE IV The propose hase IV development on the Phase IV Site meets the fIndings that the Planning Commission an City Council must make to approve the Revised PUD Preliminary Development Plan and PUD Final D opment Plan. The ftrst two findings are that the planned development must not conflict with the Com ensive Plan or any adopted district plan. The Northwest Plan is an adopted element of the Comprehe ive Plan. It designates the Phase IV Site mixed-use with mixed focus. Phase IV is consistent with Northwest Plan. The third rmding requires that the ed development not conflict with the intent of the primary zoning district. The primary zoning district the Phase IV Site is CS-I Commercial SeIVice. Office'use is a permitted' principal use in the primary zo . g district The fourth fmding is that the planned development not conflict with other applicable provisions the Code, except as modified by the Planned Development Overlay District As documented in this letter- morandum and in the Application generally. with the exception of two setback variations requested unde UD flexibility, the planned development complies with all applicable Code requirements. The fifth finding is that the planned development be of suffi . nt size, composition and arrangement that its construction, marketing and operation is feasible as a comple unit without dependence upon any subsequent unit. Phase IV will be the last office building within th ormandale Lake Office Park complex. Construction of Phase IV is not dependent on any subseque unit within the planned development. Most of the future Phase IV tenants are expected to be exis' g tenants in Nonnandale Lake OfficeP~k. . The sixth finding is that the planned development will not create an excessive b on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the anned development. Phase IV has no substantial impact on parks and schools. The BR W T and Air Quality St!ldy demonstrates that Phase IV traffic generation is generally comparable to traffi eneration TOTRL P.07