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Site access to the overall development will be provided via three access points. An existing curb <br />cut for C.S.A.H. 14 will be utilized for Linora Avenue North and connect to Stillwater Way North. <br />Additionally Upper 40th Street North will run east to west through the site before intersecting with <br />Linden Avenue North. Linden Avenue North will also connect to Stillwater Way North and allow <br />access to the site at a second location from the north. The proposed Linora Avenue North and <br />Linden Avenue North will provide turn lanes for exiting the site to allow for improved circulation <br />of traffic. Two new turn lanes and driveways will be designed for access off the northwest and <br />northeast from Stillwater Way N. Finally, the project proposes new public roadways within the <br />development for site circulation and access to all proposed lots. As the project is a phased <br />approach, the eastern access to Stillwater Way North will be constructed at the time of the <br />future Townhome development. As part of Phase 1, the project proposes to include a temporary <br />cul-de-sac on the northeastern road. <br /> <br />Parking will be provided for each use per City Code requirements at the time of site plan <br />development. Accessible stalls will be provided for each lot in accordance with current <br />Minnesota accessible parking requirements. <br /> <br />Parks and Trails <br /> <br />The City requires 10% of the proposed development area to be dedicated as a public park. The <br />project was brought to the City Park Commission during the Sketch Review phase at which time <br />the Commission made a decision that a public park was not needed at this location. The <br />Commission requested cash alternatives per Code requirements. <br />The project is within a regional trail opportunity area per the Lake Elmo 2040 Comprehensive <br />Plan. The development team has coordinated locations for trail within the site and the <br />surrounding area with the City of Lake Elmo. The project is currently proposing the addition of <br />trail through the site along the west side of Linora Avenue North. The City of Lake Elmo has also <br />requested that trail be included along north side of C.S.A.H. NO. 14 that will connect the existing <br />trail at the intersection of C.S.A.H. NO. 14 and C.S.A.H. NO. 15 to the proposed trail along the <br />west side of Linora Avenue North. Additionally, trail is proposed on the south side of Stillwater <br />Way N. The trail will extend to the west and connect to the existing trail located near the <br />adjacent Holiday gas station. The trail will also extend to the east and cross Stillwater Way N. to <br />connect the site trail into the existing Little Blue stream trail. <br /> <br />Grading and Drainage <br /> <br />The project site is proposed to be mass graded for future development as part of the initial <br />sitework. The proposed site grades will generally be between 1.5% and 4% within roadways <br />and parking areas. The parking lot and drive aisles will be bounded with curb and gutter to <br />collect stormwater runoff and direct it to the onsite storm sewer. Landscape grades vary but will <br />not exceed 3:1. Site grades naturally fall to the south of the parcel where existing drainage is <br />collected in a culvert and discharged south under the highway. The proposed drainage outfall <br />will match existing drainage patterns.