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VI. <br /> <br />VII. <br /> <br />IX. <br /> <br />are not well defined. The Applicant will work with the City staff to establish the <br />criteria for storm drainage facilities consistent with City standards. <br /> <br />SITE GRADING <br /> <br />The majority of the site is relatively flat, which is conducive for commercial <br />development with large buildings and parking areas. The most extensive grading <br />will be in the south portion of the site, which contains two depressions and the <br />excavation to construct the proposed stormwater basins. <br /> <br />WETLAND ALTERATION <br /> <br />The formal wetland delineation will determine if the two small wooded <br />depressions on the north side of 194th Avenue are wetlands. The concept <br />development plan would require filling of these depressions. Wetland mitigation, <br />if required, would be provided on the downstream side of a stormwater basin. <br /> <br />TREE PRESERVATION AND LANDSCAPING <br /> <br />The existing trees in the northwest corner of the site would be removed for the <br />proposed street realignment. The concept development plan shows preservation <br />of a band of trees about 30 feet in width along the south and west sides of the <br />south wooded area. The balance of this area would be graded for the <br />commercial development <br /> <br />New trees are proposed in the street boulevard and islands in the parking areas. <br />Extensive plantings in conjunction with berming are proposed along the west side <br />of the development to provide screening. The landscaping would meet or <br />exceed the City ordinance requirement. <br /> <br />STREETS AND ACCESS <br /> <br />Access to the proposed commercial lots would be provided by proposed Holt <br />Street NW, which would serve as a frontage road along Highway 169. This is a <br />logical extension north of 194th Avenue NW at the south side. On the north side, <br />realignment of 197th Avenue is proposed to eliminate the jog at Irving Street. <br />Irving Street would also be realigned to provide a standard four-way intersection. <br />The intersection would include the turn lanes necessary to facilitate traffic <br />movement. No site access will be required from Irving Street or 194th Avenue. <br /> <br />SANITARY SEWER AND WATER SERVICE <br /> <br />Sanitary sewer service will be provided by extension of mains on Holt Street from <br />existing sewer at 193rd Avenue. Watermain will also be constructed on Holt from <br />193rd Avenue. Watermain will also be extended from an existing main on the <br /> <br /> 3 <br />C:\Documents and Settings\DPertl\Local Settings\Temporary Internet Files\OLK9\Morcon-Elk River Dev <br />Narrative.623.doc <br /> <br /> <br />