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It is the City's policy to create loop systems wherever possible to provide for better water service and water quality to the property owners. There are three areas where loop systems can be created. The first is located in the northeast corner connecting the end of the townhome development to the main line in the main street. The second would connect to the southerly most single-family cul-de-sac to the existing main in Judith Avenue. The third location would be to connect the townhome development in the southwest corner to the single-family cul-de-sac to the east. Plans should be modified to include these loops. Storm Sewer This project will use a combination of existing stormwater ponds and storm sewer piping to provide the necessary drainage for the site. The general layout of the storm sewer system appears to meet City standards. Further analysis of capacities of catch basins and pipe systems will be completed during the construction plan review. At that time, minor modifications to catch basins can be made. In order to address the water quality issues for the project, the developer is proposing to interconnect the wetland basins utilizing them for treatment of stormwater. The developer is proposing a NURP basin to pretreat the stormwater from streets and yards before entering to the major wetland on the southeast corner of the project. Streets This project is served by one main street meandering through the site. There are four cul- de-sacs serving the single-family portion of the project. A street has been extended to the north connecting with the Roberts property with two cul-de-sacs branching off to serve the townhomes on the northeast corner of the project. The townhomes on the southwest corner ofthe project are served by a single road intersecting with Dale Street at Terrace Drive. The connection of the main road at Dale Street is approximately 200' south of Lake Owasso Boulevard. This location has been a concern of staff with its dose proximity to the railroad tracks and with the geometrics of the intersection of Ow as so Boulevard and Heinel Drive. Staff has requested that a traffic engineer review the option of the main road intersecting Dale Street at Terrace Drive. This was completed by the developer's consultant, SEH. Their review indicated that the proposed location of the main road is the better of the two locations. SEH indicates that due to the 30 mph speed limit and the fact that motorists must cross the railroad tracks prior to heading south on Dale Street. One condition is that north of the intersection of the main road and Dale Street should be kept clear, approximately 50 to 100 feet east Dale Street, to provide for adequate sight ' distance. The main road and single-family cul-de-sacs are 321 in width positioned on 60-foot right- of-ways. The developer is proposing to have landscape islands in the center of each cul- de-sac. Each cul-de-sac is proposed to be 100' in diameter with 115' rights-of-way, City ordinances require that cul-de-sacs have a 120 foot right-of-way diameter. It will be necessary to maintain a 26-foot wide roadway around these planter islands and have a minimum radius of 241 for each planter island. This design will fit within the 100' 8