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Mr. Steve Ach <br />February 23, 1996 <br />Page Three <br /> <br />Ce <br /> <br />o <br /> <br />196th Avenue as it approaches Evans Street will be expanded to provide for <br />three lanes, two westbound and one eastbound. The two westbound are <br />necessary to develop a right turn lane and a left turn lane. This way, <br />vehicles wanting to turn right and head north will not be delayed behind <br />vehicles waiting to turn left and head southbound. <br /> <br />There is a proposed right-in/right-out off of 197th Avenue into Outlot D. <br />The City has a few of these type of installations throughout the City. They <br />seem to work well with varying levels of success, but are often an essential <br />part of the development if the user of the lot depends on drive-by traffic, <br />such as a gas/convenience store. We would suggest that the accesses to <br />Outlot D be closely evaluated at Site Plan review when the user is known <br />to determine if the right-in/right-out is important. <br /> <br />196th Avenue east of Evans Street leads to a residential neighborhood. It <br />may be advisable to include a sidewalk along one side of this street for <br />adjacent property owners who would choose to walk to the commercial <br />area. <br /> <br />GRADING PLAN/UTILITY PLAN <br /> <br />As mentioned earlier, these two plans were prepared at City Council <br />direction by MSA, Consulting Engineers. The Grading Plan was prepared <br />in an attempt to balance dirt on the site. It appears that the site will <br />generate some excess material. A number of berms are proposed in an <br />attempt to utilize this material. There has been discussion about saving the <br />natural vegetation in some of these locations. If this is a direction that <br />should be taken, other methods will need to be utilized to dispose of the <br />excess material. <br /> <br />The two most northerly lots in the development have building elevations <br />proposed at 998.0. The elevation of the highway directly in front of these <br />sites is at approximately 986.0, 12 feet lower than the sites. These sites <br />will visually be much like the Perkins site farther south on TH 169, where <br />the Perkins building is physically much higher than the highway. Looking <br />at the natural topography of the site, Outlot B has a Iow area of 985.0 and <br />a high elevation of 1,007.0 located within the boundaries of the lot. Lot 1 <br />is much the same with a low at approximately 998.0 and a high of 1,006.0. <br /> <br />230/297-2201.~b <br /> <br /> <br />