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c) ENVIRONMENTAL MITIGATION <br />A mitigation plan is required when any wetland or other <br />environmentally sensitive area identified in the biological inventory will <br />be altered as a result of development of the subdivision or construction <br />of homes or other buildings and structures associated with the <br />subdivision. The mitigation plan shall include the following: <br />1) An assessment of the ecological value of resources that will be <br />lost and a statement of how that value will be replaced through <br />mitigation; <br />2) A specific statement of the goals and objectives, i.e., exactly <br />what steps will be taken to compensate for lost habitat, etc.; <br />3) Detailed descriptions in the form of grading plans, construction <br />plans, and planting plans to illustrate how the objectives will be <br />carried out; <br />4) A monitoring and maintenance plan to measure success of the <br />mitigation based on stated objectives. Include a list of parties <br />responsible for monitoring and maintenance, a schedule for <br />each, and how results will be reported to the Planning and <br />Inspections Department; <br />5) A plan showing how the site will be protected from impacts by <br />human and unwanted animal intrusion, alternate plant species <br />and construction methods that could be used in the event <br />adjustments or substitutions are needed until the mitigation <br />area is established; and <br />6) A financial guarantee is required for the total cost of the <br />mitigation project. Once the installation is complete, thirty <br />percent (30 %) of the amount of the letter of credit or escrow will <br />be held for twelve (12) months or until the site is established, <br />whichever is greater. <br />d) TRAFFIC STUDY <br />A traffic impact study is required for all applications for subdivisions <br />with more than 40 lots outside of transition areas, and 80 lots within <br />transition areas. The study shall include an analysis of the need for <br />public road improvements, including pedestrian- oriented <br />enhancements, for on -site and off -site improvements as said <br />improvements relate to the level of service impacted by the <br />development. The traffic impact study shall be prepared in <br />accordance with the requirements of Article 13. <br />8-41 <br />