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19 <br /> <br />area which may be covered by water of the base flood. The location of a floodplain shall be <br />established in accordance with Section 612 of this Ordinance and may include an area of <br />greater magnitude than the base flood if a greater flood hazard area is designated by a <br />municipal ordinance. <br />58. Free Standing Retail. Single retail sales facility of up to twenty thousand (20,000) square feet <br />in size that is situated independently on a lot and for which associated parking serves <br />exclusively that facility. <br />59. Future Access Strip. A right-of-way reserved for the future improvement of a street. <br />60. Grading. Any stripping, cutting, filling, stockpiling of earth or land, including the land in its <br />cut or filled condition. <br />Gross Floor Area. The total floor area of a building. <br />61. Half Street. A street of less than the required right-of-way and/or road width, such as a <br />street built from the shoulder edge to the eventual centerline (See also Street). <br />62. Historic Feature. Any building, site, structure, object, district, or area that: <br />a. Is listed on the National Register of Historic Places. <br />b. Has received a Determination of Eligibility for the National Register from the <br />National Park Service. <br />c. Which is listed on any officially adopted municipal register or inventory of historic <br />features. <br />d. Which is listed on the State Historical Society of North Dakota 1990 North Dakota <br />Comprehensive Plan for Historic Preservation: Archeological Component This term <br />shall include the site, principal structures, accessory structures, yards, vegetation, <br />fences, road alignments and signage associated with such features. <br />63. Homeowners' association (HOA). A group governing a subdivision through an association <br />collecting monthly fees from all owners/members to pay for maintenance of common areas, <br />handle legal and safety issues and enforce the covenants, conditions and restrictions set by <br />the developer. <br />64. Horizon Year. The anticipated opening year of a development, assuming full buildout and <br />occupancy. <br />65. Impervious Surface. A ground cover such as cement or asphalt though which water cannot <br />penetrate. <br />66. Improvement Construction Assurance. The procedures, specified in Article V, by which a <br />developer assures the construction of improvements required by this Ordinance. <br />67. Improvements. Physical changes to the land, including but not limited to, grading, paving, <br />curbs, gutters, storm sewers and drains, improvements to existing watercourses, sidewalks, <br />street signs, monuments, water supply facilities and sewage treatment facilities. <br />68. Influence Area. An area which contains 80% or more of the trips that will be attracted to a <br />development site. <br />69. Intensive Vegetation Clearing. The complete removal of trees or shrubs in a contiguous <br />patch, strip, row, or block. <br />70. Land Development. The subdivision of land. <br />71. Landscape Architect. A landscape architect registered by the State of North Dakota <br />72. Land Use. A description of how land is occupied or utilized. <br />73. Level-of-Service. A measure of the effect of traffic on the capacity of a road.