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s reasonab(e use of the property. This section adopts the re�ulations and standards of the Wetland Conservation Act of 1991 (WCA), Laws of Minnesota 1991, chapter 354, as amended, and the rules adopted pui•suant to the WCA. It also establishes a wetland overlay district. This overlay district further regulates the underlying land use as allowed by other distcicts or the WCA. (c) This a►-ticle applies to, and wetland buffer areas must be created or existina buffer aceas must be maintained around, a protected wetland located partial(y within, wholly within, or directly adjacent to the property in the following situations: (1) When the wetland is required to be replaced or restored, or when the wetland is being altered; (2) When new devefopment occurs. For purposes of this subsection, new development means: a. Any subdivision that creates a new lot that has no principal structure on it; b. Construction of a principal structure on an existing vacant parcel of land; (3) When redevelopment occurs that has the potential to adversely impact a wetland. For purposes of this subsection redevelopment means the removal of the principal structure to the extent of more than 50 percent of its macket value and volume and reconstruction on the same property. This requirement does not apply if construction is the result of less than 75 percent of the building being damaged by an involuntary force, such as fire, wind, or vandalism; (4) When any construction or land alteration activity that does not fafl within the meaning of 'redevelopment' has the potential to adversely impact a wetland. For purposes of this section, "the potential to adversely impact a wetland" exists when all of the following three conditions exist: a. The portion of the property disturbed by construction or land alteration activity drains to the wetland; and b. The amount of�rading exceeds 50 cubic yards or the construction activity involves the disturbance of more tllan 5,000 square feet of area; and c. The cedevelopment activity results in a net incl•ease in the square footage of impervious surfaces that drain to the �vetland, or results in the relocation of impervious surfaces closer to the wetland, or results in chan�es to drainage patterns (slopes, meander patterns, etc) that the city engineer determines will increase the velocity or rate of runoff to the wetland. For new development, all wetlands on the property shall be subject to the buffer requirements. For redevelopment or other jradin� or construction situations that ace not new development, only the wetland that is potentially adversely impacted shaff be subject to the buffer requirement. ln the event that the wetland is on an adjacent property but near enoujh to the subject property so that buffers to said wetland would e�tend into the subject property, the buffer requicements