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diameter. The northeast townhome site is served by a main north/south roadway that is proposed to be 32' in width on a 60-foot right~of-way. A short street with two cul-de~sacs will extend to the east from this main north/south road. The developer is proposing to build this segment at 28' on a 50-foot wide right-of-way. In order to meet City standards, the road should be constructed at 32' on a 60-foot right-of-way. They are aJso proposing landscape islands in these cul-de-sacs which will need to meet the same criteria as the cul- de-sacs for the single-family project. The townhome development on the southwest corner of the site is served by a 28-foot wide street on a 50-foot wide right-of~way and a cul-de-sac with planter island, Again, this segment must meet the same standards of a 32~ foot wide street on a 60~foot right~of-way and a 1 DO-foot diameter cul-de-sac on a 120 foot diameter right of way. The planter island should be 50' in diameter. The street grades within the project range from just under I % to a maximum of 6% which is consistent with the City's standards. The developer is proposing sidewalks on the north side of the main road and along one side of the north/south road to the Roberts property. The proposed 6-foot sidewalk will be on a 60~foot right-of-way with a 32~foot wide street which will provide an 8-foot wide boulevard between the sidewalk and the street. The developer is proposing to install ornamental street lighting within the project. It is also necessary to install a light standard and fixture that can be maintained by NSP. This standard must also be approved by NSP. The entry monuments which are proposed must be identified and dimensioned on drawings to determine the impacts to site distance at the intersections. Although it is not part of this project, the access to Western Avenue across the Grauel property is a concern of staff. The City is planning to retain a traffic engineer to evaluate potential access points at this intersection, It is not necessary to delay this project for a solution to that intersection. Storrnwater/W etlands Currently, the entire school district property is landlocked with regard to stormwater drainage. That is, surface water does not drain off the site. Rather, the stonnwater is collected in a number of wetland basins from which it percolates into the ground. One wetland, noted as Wetland Basin 5, is actually 16 feet below the nonnal water elevation of Lake Owasso. Four wetlands, noted as Wetland Basins 1, 3, 5, and 6 exist on the site, Wetland Basin 3, approximately 4.5 acres, is a Department of Natural Resources protected wetland (DNR 138W), All of the wetlands on the site are protected by the Army Corps of Engineers and the Wetland Conservation Act. In addition to the stormwater generated on~site, approximately 100 acres of off-site 9