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<br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br />. <br /> <br />Wetland Mitigation <br /> <br />. <br /> <br />All of the wetlands on the property have been delineated by Sunde Engineering. They <br />are illustrated on the Existing Conditions map submitted as part of this package. You <br />will note that there are some wetlands that extend across the center of the property. In <br />Qrder to develop the site eft1ciently and to place attractive structures where they can serve <br />as gateway features, these wetlands must be mitigated. Our preliminary engineering <br />studies indicate, that all of the necessary mitigation can be accomplished on our site, <br /> <br />Soil Correction <br /> <br />We are also working hard to determine the full scope of soil correction that will be <br />needed to develop this site efficiently. We will soon have the reports from our soil <br />investigation consultants and we will share this information and its cost implications with <br />you at this time. <br /> <br />Environment Assessm~Dt Worksheet.lndirest Source Pennit. Traffic Memorandum <br /> <br />The anticipated scale of this development will exceed the established thresholds for the <br />mandatory prepar;ltion of an Environmental Assessment Worksheet (EAW) and ,Ill <br />lndirect Source Permit (ISP). Although all of the questions asked in these review <br />documents are important and will be fully addressed, we anticipate that traffic will be <br />among the key issues. Short Elliot Hendrickson (SEH) is on the team because of their <br />general expertise in the area, but also because of their considerable familiarity with this <br />area. Please note the preliminary traffic analysis memo that has been attached to this <br />application narrative. <br /> <br />e <br /> <br />Frontage Road lmprovement <br /> <br />The development of the Subject Property will necessitate tbe improvement of the <br />trontage road. We expect that this improvement project will be undertaken by the City of <br />Arden Hills and coordinated with our construction schedule and activities. <br /> <br />Development Agreement. Tax Increment Financing <br /> <br />We anticipate that this development will involve a significant development agreement, as <br />well as separate finar1cing agreements. There is an existing tax increment finance district <br />in place and we expect that TIF will be a key part of the project financing. Our legal and <br />financial advisors are meeting with their counterparts at the city to establish the <br />framework for these agreements. We want to be certain that we are aligned in our <br />respective expectations about these vital issues. before we proceed too far into the p1'Oject <br />design refinement process. <br /> <br />. <br /> <br />Page 8 <br />