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6.4. SR 08-18-1997~ity of 'Vel' FROM: DATE: MEMORANDUM Item # 6.6. Mayor and City Council Scott Harlicker, Planning Assistan~/~ August 18, 1997 SUBJECT: Request by Amoco Oil Co. for Conditional Use Permit, Public Hearing Case No. CU 97-17 Request Consider a request by Amoco Oil for a conditional use permit for a convenience store, gasoline sales and a car wash. Location Southeast corner of 197th Avenue and Highway 169 Zoning/Land Use PUD (Planned Unit Development) / HB (Highway Business) Attachments · Development plans · Alternative landscaping plan · Letter from the City Engineer dated August 12, 1997 · Report to Planning Commission dated August 12, 1997 · Report to Planning Commission dated July 22, 1997 Overview Amoco is requesting a conditional use permit for a 2340 square foot convenience store with 6 gas pump islands and a car wash. The lot on which the project will be located is approximately 60,000 square feet (1.3 acres). The facility will be open 24 hours a day. The proposed project also coincides with a preliminary and final plat request, Hillside Crossing III, to plat the parcel on which the project will be located. The Council will be considering 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 2 both applications, the plat request and conditional use permit, at the August 18, 1997 meeting. Issues Berming and landscaping The location of the convenience store and the car wash are such that it allows for a landscaped buffer along 197th. This buffer includes a berm that is approximately 6 feet above the floor of the building; the berm ranges in width from 48 feet along 197th to 25 feet along Evans. Landscaping on the berm includes 4 blue spruce and 5 street trees (a mix of lindens and maples). The spruce used to provide screening on the berm will be in addition to what is needed to meet the landscaping requirements. In order to maintain adequate sight distance along Evans Street, the berm along Evans should be cut back and landscaping kept lower than 24 inches or higher than 42 inches. (see Exhibit A, alternative landscape plan) Landscaping throughout the remainder of the site will have to be revised so that it complies with the requirement of the zoning code. The applicant is proposing to provide some oversized trees (4 1/2" caliper overstory trees and 10' high conifers) in order to reduce the total number of trees required for the site. With credit for 2 oversized conifers, the applicant will have to provide 4 additional conifers and with credit for 3 overstory trees, 2 additional overstory trees are needed. It is suggesting that the additional trees be planted along Highway 169. An alternative landscaping plan has been prepared that accomplishes this. Traffic and circulation An access from 197th is proposed. This access would be right in only with a design that would restrict vehicles from using it as an exit. In a letter from Terry Humbert, Mn. DOT Traffic Engineer, he discusses the proposed right in from 197th. He points out that the intersection of 197th and Highway 169 should be kept as free flowing as possible and that this proposed entrance could cause conflicts. There is a second access proposed from Evans Street. The access proposed for Evans is shown opposite the outlot on the east side of Evans and will be shared with the future development with Outlot A. It is recommended that the access be moved further south so that it will line up with 196th Avenue. This location would reduce the number of conflicting turning movements, s:\planning\scott\cu9717cc.doc Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 3 increase the distance from the free flowing right turn on 197th and preserve the opportunities for future traffic control alternatives such as stop signs. Internal access between this site and the adjacent outlot will be provided with the shared driveway from Evans and a second internal connection located on the west side of the site, parallel to Highway 169. In order to provide opportunities for landscaping and some berming along Evans Street, while still maintaining adequate sight distances, it is recommended that the driveway from Evans be straightened and shifted slightly to the west. (see Exhibit A, alternative landscape plan) Parking There are 13 parking spaces proposed in front of the convenience store. The zoning code requires 12 spaces. The parking spaces are separated from the proposed west connection between the two properties with a 3' wide curbed peninsula. This peninsula should be widened so that it could accommodate some landscaping. The widened peninsula may require eliminating one parking space, this could be accomplished and still meet the parking requirements. (see Exhibit A, alternative landscape plan) A 6 foot sidewalk is proposed along the front of the building. Outdoor displays located on the sidewalk are allowed provided a 6 foot walking area is maintained. If the applicant has plans to utilize the sidewalk to display merchandise, the sidewalk will have to be widened so that the 6 foot walking area can be maintained. Lighting Because of the orientation of the site toward 197th, activity and lighting on the site will be directed towards the residences on 197th. Provisions should be made to ensure that the lighting will not impact the adjacent residential areas. Methods to accomplish this could include canopy lights that illuminate the area under the canopy and not adjacent areas, limiting the lighting of the canopy to the area used for signage and making sure that other site lighting is directed towards the interior of the site. The height of the residences on 197th will also mitigate the impact of the lighting. The houses are at an elevation of about 1009 feet, about 13 feet higher than the finished floor of the building and about 9 feet below the top of the building. This provides the residents a view of looking down into the site and not directly into the lights. Signage s:\planning\scott\cu9717cc.doc Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 4 There is a freestanding sign proposed for the northwest corner of the site near the Highway 169 and 197th Avenue intersection. The applicant is proposing a 20 foot high pylon sign. The sign agreement for Hillside Crossing II requires that the freestanding sign for this site be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. Elk Park Center and the other PUD's along Highway 169 have similar signage requirements. All signage will require a sign permit and comply with the sign agreement for Hillside Crossing II. An amendment to the Hillside Crossing II PUD sign agreement will be required if the Council wishes to approve the freestanding sign as proposed. In determining the maximum amount of wall signage allowed, all wall signs proposed on the building, canopy and car wash should be included in the calculation. The Hillside Crossing II sign agreement limits the number of wall signs for each principle building to one for each street frontage with a maximum of 2, must be individual letters limited to 10% of the area of the building wall and no wall signs shall face a residential district on the east side of Highway 169. Elevations / Canopy The applicant has indicated that the building will be about 22 feet high and the canopy will be about 19 feet high. The elevations include split faced block on the bottom of the walls and a cream/tan metal finish around the display windows. The exterior of the building and the car wash should match, as should the exterior of the dumpster enclosure. Elevations of the canopy were not available. Grading and Drainage The grading and drainage was reviewed by the City Engineer. His comments are contained in his memo dated August 12, 1997. Planning Commission Meeting This application was reviewed by the Planning Commission initially on July 22, 1997. At that meeting David Plude, who lives across 197th Avenue from the site, spoke at the public hearing. He did not have any problems with the project. The Planning Commission discussion focused on the access from 197th, the berm along 197th and the access from Evans Street. During the meeting the applicant presented a revised plan that addressed some of the concerns regarding the 197th Avenue access and the berm. The Commission voted to table the application until August 12, 1997 to allow the applicant time to finalize the plan and give staff an opportunity to review it. At the s:\planning\scottXcu9717cc.doc Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 5 August 12 meeting, no one spoke at the public hearing. The Planning Commission reviewed the plan and the discussion again focused on the berm, the access from 197th and the access from Evans Street. The Commission felt that the revised plan provided for an adequate buffer along 197th. However, several Commissioners still had reservations regarding the access on 197th and all of the Commissioners felt that the access on Evans Street should be lined up with 196th, not north of the intersection as the plans show. The Planning Commission voted 3:3:1 on a motion to approve the application with conditions as outlined in the report to the Planning Commission. All of the Commissioners that voted against the project did so because of concerns regarding the access from 197th; another because of concerns regarding the 197th Avenue access and he also felt that if the proposed access on Evans is moved south so that it is opposite 196th, the site plan should also be shifted to the south. Recommendation The Planning Commission did not make a recommendation on this project; a motion to approve the conditional use permit failed with a 3:3:1 vote. If the Council votes to approve this request, it is suggested that the following conditions be made part of the approval: THE TOP OF THE BERM ALONG 197TH AND EVANS BE AT LEAST 6 FEET ABOVE THE FINISHED FLOOR ELEVATION OF THE BUILDING. THE PROPOSED DRIVEWAY ON EVANS STREET LINE UP OPPOSITE 196TH AVENUE AND THE ACCESS DRIVE BE STRAIGHTENED AND SHIFTED TO THE WEST AS SHOWN ON EXHIBIT A {ALTERNATIVE LANDSCAPE PLAN). A LANDSCAPING PLAN BE PROVIDED THAT COMPLIES WITH WHAT IS REQUIRED IN THE ZONING CODE. THE LANDSCAPING SHOULD INCLUDE EVERGREEN TREES PLANTED ON THE BERM AND AROUND THE TRASH ENCLOSURE, OVERSTORY TREES PLANTED ALONG THE STREET FRONTAGE, AND UNDERSTORY TREES PLANTED ON THE INTERIOR OF THE SITE. THE SCREENING PROVIDED ON THE BERM WILL BE IN ADDITION TO LANDSCAPING REQUIRED BY ORDINANCE. {SEE EXHIBIT A, ALTERNATIVE LANDSCAPE PLAN) A LANDSCAPED AND CURBED PENINSULA BE PROVIDED ON THE WEST END OF THE PARKING AREA IN FRONT OF THE BUILDING WITH A WIDTH OF 5 FEET TO ALLOW FOR LANDSCAPING. THE LIGHTS ON THE BOTTOM OF THE CANOPY BE DESIGNED SO THAT THE LIGHT IS DIRECTED UNDER THE CANOPY AND DOES NOT SPILL OVER TO ADJACENT PROPERTIES AND THE BACKLIGHTING BE LIMITED TO THE AREA USED FOR $1GNAGE AND THE STRIPE. OTHER ON SITE LIGHTING SHALL BE DIRECTED TOWARDS THE INTERIOR OF THE SITE. s:\planning\scott\cu9717cc.doc Memo to the Mayor and City CounciYCU 97-17 August 18, 1997 Page 6 6. THE GRADE AT WHICH THE FREESTANDING SIGN IS PLACED SHALL NOT EXCEED THE GRADE ALONG THE NORTHWEST CORNER OF THE SITE. 7. IF THE SECOND DRIVEWAY BETWEEN THIS PARCEL AND OUTLOT A IS APPROVED, THE RELATED IMPROVEMENTS SHALL BE INSTALLED WITH THIS DEVELOPMENT TO THE PROPERTY LINE. 8. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 9. ALL SIGNS WILL REQUIRE A SIGN PERMIT AND SHALL COMPLY WITH THE REQUIREMENTS OF THE HILLSIDE CROSSING II SIGN AGREEMENT AND THE CITY SIGN ORDINANCE. 10. IF THE ACCESS FROM 197TH IS APPROVED, THE STREET LIGHT ALONG 197TH SHALL BE RELOCATED. 11. SIGHT DISTANCE ALONG EVANS STREET BE KEPT CLEAR WITH LANDSCAPING KEPT LOWER THAN 24 INCHES OR HIGHER THAN 42 INCHES. 12. THE EXTERIOR OF THE DUMPSTER ENCLOSURE AND THE CAR WASH SHALL BE SPLIT FACED BLOCK TO MATCH THE EXTERIOR OF THE BUILDING. 13. ALL DISTURBED AREAS SHALL BE SODDED INCLUDING THAT AREA WITHIN THE HIGHWAY 169 RIGHT-OF-WAY. 14. APPROVAL IS CONTINGENT UPON THE PRELIMINARY AND FINAL PLAT OF HILLSIDE CROSSING III BEING APPROVED. PLAT MUST BE FILED WITH SHERBURNE COUNTY PRIOR TO BEGINNING CONSTRUCTION. 15. REQUIRED FIRE HYDRANTS BE PROVIDED AS DETERMINED BY THE FIRE CHIEF. 16. EROSION CONTROL MUST BE IN PLACE PRIOR TO COMMENCING GRADING ON SITE. s:\planning\scott\cu9717cc.doc ..f tO, J ~w ~¢- LANDSCAPE PLAN 0 .30 60 90 120 SCALE IN FEET ~LANTING SCHEDULE KEY QTY. COMMON BOTANICAL MATURE PLANTING SiZE NAME NAME SiZE & ROOT TYPE POTEN~LLA. POTE'N~LLA 24" jl 5 POT % '7~ COLD DROP FRUTlCOSA YER~, TAXU$ X UEDLA 36" TO 4.8" HIGH ~l 5 POT 27 TAUN]'ON 60" B SPRE. AOINO O ^RBORV1TAE.. THUJ^ 10'-0" TO 15'-0' B & B ~ TECHNY OCCIDENTAJJS ]'RIMED 7'-0" HIGH 6'-0" HIGH C FLOWERING MALUS 15-0 TO 18-0 ~ CRAB. 'RED SPLEHDER' 2 1/2" RED SPLENDER D E I4APLF_., ACER 50--,.) TO 60-0 8 ,~ B 2 RED RUSRUt4 2 1/2" OF UNDEN, TIUA X 45--0 B & B 5 REDMOND EUCHLORA Z 1/2" I 'REDMOND* 3 1/2" ~ SEE PL,~ SPRUCE, PICEA GLAUCA 60--0 B & B ~ BLACK HIL-S DF_.NSATA 8-0 HIGH (~j 6--0 HGT. MIN. REC . JLSH~p~ ~o ~l z~r~.~,5 I'H,~, x ~"~,c~ EXHIBIT A ALTERNATIVE LANDSCAPE PLAN T&O signs 60" x 100" 35.0 74921 5 21" x 61/~' Add-on signs (goal post Food Shop) 11.4 76219 (goal post Car Wash) 11.4 76218 (goal post Diesel) 11.4 76220 10 3' x 61/~' Price sign (goal post) 19.5 75930 ~ 13 5~' x 6%' Price sign (goal post) 35.8 75945 16 3' x 6%' Reader boards (goal post) 19.5 74722 20 20' Goal post N.A. 75852** 1259 22A 101.7sq. ft. '* T&O s¢gn with b/ack background to be used ONLY when use of standard T&O sign is restricted by local building permits ** Use C/B 76474 for Florida South building code '~ New s/gn component in 1994 N.A. = Not Applicable NOTE: The fisted sign square footage includes actual area of the sign components. Poles are not ~ncluded. \ SITE PLAN 0 30 60 90 120 SCALE IN FEET SITE DATA: NOTES: SITE DATA T~EN FROM: . \ U.S HIGHWAY' NO. 169 (AI'CONCRETE CURB &: CUTER 1~.~ 1" = 1' - 0" ) (A21) CONCRETE CURB ," = 1' - 0" ) (A~1) HANDICAP SI(~N ~°um'~° °" ~u'u~'"~) 3/8" = 1' - 0" \ 'x \ U.S HIGHWAY NO, 169 LANDSCAPE PLAN ~) 0 30 60 go 120 SCALE IN FEET NO'['BS: PLANTING SCHEDULE KE~( QTY, COMMON BOTANICAL MATURE PLANTING SIZE NAME NAME SIZE A ROOT TYPE POTENT~L~ POTEN~ILLA 24" ~ 5 POT R.OWR~NO ~ALVS 15-0 TO la-O ~,~,, s .E~.ON~ mCHLO~ ~ 'REDMOND' 3 1/2" ~ SEE PL,~I 0 SPRUC PICEA O[AUOA '~'PICAL BERM AT PLANTING BEDS ADJACENT TO PUBLIC RIGHT OF WAY 66 / / / / / / / 997.25 / / / / sso,o~ ..... S 02°03' 08" W 699.48 ..... - / / / / Legal Description: OUTLOT C. HILLSIDE CROSSING TWO, Sherburne County, Minnesota Area = 147,952 SQ. Ft. (3.40 Acres) No flue opinion provided os of this date. Utility information from the records of MSA Consulting Engineers doted April 1996 (os built pl~s not available as of t~s dote) Benchmark: Top rim of sanitary manhole-in southerly boulevard o{ Evans Street NW. along the north line of property es shown E~evotion = 995.67 feet N.G.V.D. 1929 Adj. SCALE tN FEET 0 30 60 SITE SECTIONS ~ 0 30 60 90 12O qCALE IN FEET 1971H AVE. i SITE SECTION 170' EAST OF 169 R.O.W. SITE SECTION 80' EAST OF 169 R.O.W. I i Il. AMOCO - MID - SIZE C-STORE PERSPECTIVE ~- 6/26/97 EXTERIOR FINISHES ENTRY R. OOF ' BLUL STANDING SEAM STOREFRON I ' BLUE TOP I?,XTERIOR WALL FINISH ' EII:S ~ 2 COLORS ~ CREAM fFAN BOTTOM LX I, WALl, FINISH ' SPLIT FACE BLOCK' MEDIUM RED BROWN AMOCO - MID - SIZE C-STORE ELEVATIONS - FIRST C~O~C:E FO~t AL~, I,,OCATIONS Al I ROX. SCALE - 1" = 12' 6/26/97 Howard R, Green Qompany QQNSULTING ENGINEERS August 12, 1997 File: 230-355-11 CON~[LTI~G Formerly MSA Consulting Engineers Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: AMOCO SITE PLAN REVIEW Dear Mr. Ach: We have received a revised set of drawings for the Amoco Food Shop proposed at the intersection of 197th Avenue and TH 169. The drawings were prepared,by K. K. Design and dated August 6, 1997. The packet consisted of a Site Plan, Landscape Plan, existing topography, and an exhibit showing the site lines from the existing homes north of 197th Avenue. There have been significant changes made to this revised Site Plan. The most significant is the site has now been turned 90 degrees, with the Food Shop building located along the south property line and the Car Wash located near the west property line. Based upon our review of the new Site Plan and the comments we made on the previous Site Plan, we would offer the following comments: The right-in access off of 197th Avenue has been redesigned and now is located 140 feet'from the TH 169 shoulder. The geometrics of the right-in entrance are such that they should eliminate vehicles trying to exit out of it. There is also signing shown on the Site Plan to discourage vehicles from trying to exit through this entrance. There is a break point shown in the right-in entrance off of 197th Avenue so that the storm water runoff will not exit out of this entrance, and will be contained within the site. The second access off of Evans Street is still shown at the property line. It would still be our recommendation that this access be moved to the south to align with 196th Avenue NW. Our previous memo dated July 18, 1997, goes into many of the reasons for this recommendation. We will not restate those here. The building finished floor elevation has been lowered 2.25 feet to an elevation of 995. The berming around the north and east of the site has been expanded in width and in elevation. It starts out near TH 169 at a top elevation of 997. As you approach the intersection of Evans Street NW, a top of berm elevation of 1,001 is indicated, and as you approach the south property line along Evans Street, a berm elevation of 999 is indicated. The previous Site Plan had indicated a sidewalk from the intersection of Evans and 197th entering the site. That has now been eliminated for purposes of keeping the berm intact and trying to maintain a visual barrier. 1326 Energy Park Drive · St. Paul, MN 55108 · 612/644-4389 fax 612/644-9446 toll free 800/888-2923 Mr. Steve Ach August 12, 1997 Page Two Storm drainage has been changed to indicate catchbasins along the west side of the site. We assume that these will convey storm water to the TH 169 ditch by small diameter storm sewer. With the lowering of the site approximately two feet, there will likely not be a need for grading in the MnDOT right-of-way. The Site Plan now indicates access to a property south of the Amoco site at both the east and west sides of the site. Sanitary sewer service is achieved by tapping in the existing manhole near the southeast lot corner. Service is extended to the building. It is not clear from the site plan how service will be accomplished for the car wash. The Site Plan now indicates the extension of the 8-inch watermain east and west across the south property line of the site. This 8-inch watermain should be looped to the south to the existing 12-inch stub near the south end of Outlot C. The connection point to the 8-inch watermain in Evans Street should be moved to the north of the existing service stub to the property on the east side of Evans Street. An 8-inch valve will be necessary near the tapping point and also near the connection point with the existing 12-inch watermain at the south end of the site. The Fire Chief has reviewed this revised Site Plan and indicated that two hydrants will now be sufficient, one located near the connection point to the existing watermain at the southeast corner of the site, and the other at the southwest corner of the site. The access onto Evans Street is still shown to be 35 feet in width. We would suggest that this driveway access be narrowed slightly and the radii increased to facilitate truck movements. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company Terry · Maurer, P.E. TJM:tw O:tproj~230355M\355-1201 .aug Howard R, Green Company QQNSULTING ENGINEERS i~ty of iYer FROM: DATE: MEMORANDUM Item # 3.1. Planning Commission Scott Harlieker, Planning Assistant~ August 12, 1997 SUBJECT: Amoco Oil Request for Conditional Use Permit, Public Hearing Case No. CU 97-17 Request Consider a request by Amoco Oil for a conditional use permit for a convenience store, gasoline sales and a car wash. Attachments · Revised plans dated August 6, 1997 Overview At the July 22,1997 Planning Commission meeting, the applicant presented a revised site plan that addressed some of the concerns presented in the staff report. The revisgd plan shifted the location of the building and car wash, increased the buffer area along 197th and Evans, and redesigned the entrance on 197th. The application was postponed to allow the applicant time to finalize the revised plan and give staff and the Commission an opportunity to review it. The preliminary and final plat for this site, Hillside Crossing III, is scheduled for the August 18th City Council meeting. This conditional use permit is also on the August 18th agenda for Council consideration. Issues The following issues were discussed at the July 22 Planning Commission meeting: · berming and landscaping · traffic and circulation · lighting · signage 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 2 Berming and Landscaping The location of the building and the car wash were changed on the revised plan. The building was shifted to the south property line midway between Evans Street and Highway 169, and the car wash was shifted to the west property line, parallel to Highway 169. These changes made it possible to make the berm along 197th and Evans wider and higher. The proposed landscaped berm on the original plan was much narrower and was not as high as the berm shown on the concept plan. The berm on the revised plan is 48 feet wide along 197th, on the original plan it was about 25 feet wide. The height of the berm has also been increased, it is 2 feet higher than what was shown on the original plan. The top of the berm will be 6 feet above the finished floor elevation of the building, which is what was provided on the concept plan. In order to maintain adequate sight distance along Evans Street the berm on the north side of the proposed access on to Evans should be cut back or eliminated. The landscaping plan will need to be revised so that it complies with the requirements of the zoning code. The applicant is proposing to provide oversized trees in order to reduce the total number of trees required for the site. In order to receive credit for oversized overstory trees, trees have to be 4 1/2" caliper, the applicant shows three trees at 3 1/2". In order to receive credit for oversized conifers, trees have to be 10' high, the applicant is proposing trees 8 feet high. There are 7 overstory trees proposed for this site. With credit for 3 oversized trees, 9 overstory trees area required. There are 4 conifers proposed, with credit for two oversized trees, 4 conifers are required. The conifers needed to provide screening on the berm will be in addition to what is needed to meet the landscaping requirements. The landscaping plan complies with the requirements for ornamental trees. All required landscaping must be planted on the Amoco site. Additional overstory trees should be planted along Highway 169 Traffic and Circulation The access from 197th was redesigned so that it minimizes the possibility for customers to use it as an exit on to 197th. The inside curve is such that it will direct cars into the site not around the perimeter as was shown at the July 22nd meeting. There is an internal connecting access provided between Outlot A and this site. The access is located 66 feet from the Highway 169 right-of-way and will be constructed to the south property line. The Evans f:kshrdoc\planning\scott\cu97-172.doc Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 3 Street access is shown north of the intersection of 196th and Evans, the same location as it was on the original plan. In order to provide for adequate sight distance and reduce conflicting turning movements staff is recommending that the proposed access line up with 196th street to the east. In order to help maintain the required sight distance along Evans Street, it is suggested that the driveway along Evans Street be straightened and shifted slightly to the west. A diagram illustrating this will be provided at Tuesday nights meeting. Parking There are 13 parking spaces proposed in front of the building. The zoning code requires 12 spaces. The parking spaces are separated from the proposed access between the two properties with a 3' wide curbed peninsula. This peninsula should be widened so that it could accommodate some landscaping. The widened peninsula may require eliminating one parking space, this could be accomplished and still meet the parking requirements. A 6 foot sidewalk is proposed along the front of the building. Outdoor displays located on the sidewalk are allowed provided a 6 foot walking area is maintained. If the applicant has plans to utihze the sidewalk to display merchandise, the sidewalk will have to be widened so that the 6 foot walking area can be maintained. Lighting Because the orientation of the building will now be towards 197th, there was some concern expressed regarding the impact that the hghting will have on the adjacent residences. With the revised plan the activity on the site will be directed towards the residences on 197th. Provisions should be made to ensure that the lighting will not impact the adjacent residential areas. Methods to accomplish this could include canopy lights that illuminate the area under the canopy and not adjacent areas, limiting the lighting of the canopy to the area that is used for signage and making sure that other site lighting is directed towards the interior of the site. The height of the residences on 197th will also mitigate the impact of the lighting. The houses are at an elevation of about 1009 feet, about 13 feet higher than the finished floor of the building and about 9 feet below the top of the building. This provides the residents a view of looking down into the site and not directly into the lights. f:\shrdoc\planning\scott\cu97-172.doc Memo to the Mayor and City Council]CU 97-17 August 18, 1997 Page 4 Signage There is a freestanding sign proposed for the northwest corner of the site, near the Highway 169 and 197th Street intersection. The applicant is proposing a 20 foot high pylon sign. The freestanding sign for this site shall be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. Elk Park Center and the other PUD's along Highway 169 have similar signage requirements. All signage will require a sign permit and comply with the sign agreement for Hillside Crossing II. In determining the maximum amount of wall signage allowed, all wall signs proposed on the building, canopy and car wash shall be included in the calculation. The Hillside Crossing II sign agreement limits the number of wall signs for each principle building to one for each street frontage with a maximum of 2, must be individual letters limited to 10% of the area of the building wall and no wall signs shall face a residential district on the east side of Highway 169. Elevations / Canopy The applicant has indicated that the building will be about 22 feet high and the canopy will be about 19 feet high. The elevations include split faced block on the bottom of the walls and a cream/tan metal finish around the display windows. The exterior of the building and the car wash should match, as should the exterior of the dumpster enclosure. Elevations of the canopy were not available. , Grading and Drainage The grading and drainage plan is being reviewed by the City Engineer. He will hand out a memo outlining his concerns at Tuesday nights meeting. Recommendation It is recommended that the Planning Commission recommend approval of this request for a conditional use permit with the following conditions: The top of the berm along 197th and Evans be at least 6 feet above the finished floor elevation of the building. 2. The proposed driveway on Evans Street line up opposite 196th Avenue. o A landscaping plan be provided that complies with what is required in the zoning code. The landscaping should include evergreen trees f:\shrdoc\planning\scott\cu97-172.doc Memo to the Mayor and City CounciYCU 97-17 August 18, 1997 Page 5 planted on the berm and around the trash enclosure, overstory trees planted along the street frontage, and understory trees planted on the interior of the site. The screening provided on the berm will be in addition to landscaping required by ordinance. o A landscaped and curbed peninsula be provided on the west end of the parking area in front of the building with a width of 5 feet to allow for landscaping. The lights on the bottom of the canopy be designed so that the light is directed under the canopy and does not spill over to adjacent properties and the backlighting be limited to the area used for signage and the stripe. Other on site lighting shall be directed towards the interior of the site. o The grade at which the freestanding sign is placed shall not exceed the grade along the northwest corner of the site. If the second driveway between this parcel and Outlot A is approved, the related improvements shall be installed with this development to the property hne. 8. All comments of the City Engineer shall be addressed. All signs will require a sign permit and shall comply with the requirements of the Hillside Crossing II sign agreement and the city sign ordinance. 10. If the access from 197th is approved, the street light along 197th shall be relocated. 11. Sight distance along Evans Street be kept clear with landscaping kept lower than 24 inches or higher than 42 inches. 12. The exterior-of the dumpster enclosure and the car wash shall be split faced block to match the exterior of the building. 13. All disturbed areas shall be sodded including that area within the Highway 169 right-of-way. 14. Approval is contingent upon the preliminary and final plat of Hillside Crossing III being approved. Plat must be filed with Sherburne County prior to beginning construction. fi \shrdockplanning\scott\cu 97-172. doc Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 6 15. Required fire hydrants be provided as determined by the Fire Chief. 16. Erosion control must be in place prior to commencing grading on site. f:\shrdoc\planning\scottXcu97-172.doc ity of E iver MEMORANDUM Item # 5.2 TO: FROM: DATE: Planning Commission Scott Harlicker, Planning Assistant~/~.~,/ July 22, 1997 SUBJECT: Amoco Oil Request for Conditional Use Permit, Public Hearing Case No. CU 97-17 Request Amoco Oil is requesting a conditional use permit for a convenience store, gasoline sales and a car wash. Location Southeast corner of 197th Avenue and Highway 169 Zoning/Land use PUD (Planned Unit Development / HB (Highway Business) Attachments Location map · Site plan · Approved development plans for Hillside Crossing PUD · Memo from the City Engineer dated July 18,1997 · Letter from Terry Humbert, Mn. DOT dated July 14, 1997 · Report to City Council on Preliminary plat for Hillside Crossing III, dated July 21, 1997 Overview Amoco is proposing a 2340 square foot convenience store with 6 gas pump islands and a car wash. The lot on which the project will be located is approximately 60,000 square feet (1.3 acres). The facility will be open 24 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to the Planning Commission/CU 97-17 July 22, 1997 Page 2 hours a day. The proposed project also coincides with a preliminary plat application, Hillside Crossing III, to plat the parcel on which the project will be located. The City Council will be considering the preliminary plat at their July 21, 1997 meeting. Final plat will be considered by the City Council concurrently with this conditional use permit in August. The Planning Commission will not be reviewing the plat apphcation; however, enclosed is a copy of the proposed plat. If the Commission would like to forward onto the Council any comments, these can be presented at the time of final plat The concept plans for Hillside Crossing II planned unit development include a site plan, grading plan and landscaping plan for this site. Originally this site was shown as one large parcel with a single commercial building of approximately 11,400 square feet. The proposed Hillside Crossing III shows the 1.3 acre Amoco parcel and a 2 acre outlot. Along with the change from one lot to two, the proposed Amoco plans deviate from the approved Hillside Crossing II concept plans regarding setbacks and Bering along 197th Avenue, Evans Street and Highway 169, landscaping, grading, and traffic and circulation. Bering and Landscaping The applicant is proposing a berm along 197th and Evans approximately 25 feet wide and about 3 feet high. The top of the berm will be 2.75 feet above the proposed finished floor elevation of the building. The concept plan had a berm 80 to 100 feet wide and 6 feet above the proposed finished floor elevation of the building. In a similar situation, the Elk River Retail Center located at the corner of Why 169 and Elk Hills Drive, include a 50 foot landscaped buffer along Dodge Street; included in the buffer is a berm 8 to 10 feet above the proposed finished floor elevation of the buildings. The concept plan also showed a much wider setback from Highway 169, which could be used for additional landscaping. To effectively buffer the convenience store from the adjacent residential area, additional green space should be provided; the height of the berm should be such so that when combined with additional landscaping, sufficient screening is accomplished between the residential land uses and commercial business. The overall landscaping on the site is also different from what is shown on the concept plans. The concept plan had 21 overstory trees shown on the single 3 acre parcel. The Amoco landscaping plan shows 4 over story trees located along the proposed south lot line. To better reflect the approved \\elkriver\sys\shrdoc\planning\scott\cu97-17.doc Memo to the Planning Commission/CU 97-17 July 22, 1997 Page 3 landscaping plan, additional overstory trees should be provided. Overstory trees should be provided along the frontage of 197th Avenue, Evans Street, Highway 169 and the south property line. The concept plan also shows 4 conifers, the proposed landscaping plan has none. Conifers should be planted on the berm to provide screening. Four ornamental trees are shown on the concept plan, the proposed landscaping plan has 6. Based on the requirements in the zoning code, the applicant should provide 25 trees, of those 25 trees 50 % (12) should be overstory, 25% (6) should be conifers and 25 % (6) should be ornamental. The required buffer should be accomplished by adding additional trees than required by the ordinance. Because of the proximity between the Evans Street/197th Avenue intersection and the proposed access onto Evans, a sight triangle will need to be maintained between the access onto Evans and the free turn from 197th onto Evans. In order to accomplish the required buffering from the residential area and maintain the necessary sight distance between the turn and the access onto Evans, the green space along Evans and 197th will have to be widened. Grading The grading on the site is also changed from what was shown on the concept plan. The City Engineer will address specific issues relating to grading and drainage. Staff would like to point out that the proposed elevation of the store is higher than what was shown on the concept plan; in fact, the entire site is higher, up to 4 fe,et in some places, than what was shown on the concept plan. The building is slightly more than one foot higher than what was shown on the concept plan. This makes the building more visible to the residential area, and requires a higher berm to be effectively screened. Traffic and Circulation The site plan shows a right in only from 197th Avenue and an access from Evans Street. The access proposed for Evans is shown opposite the outlot on the east side of Evans and will be shared with the future development on Outlot A. The concept plan for this site did not show an access onto Evans at this location; the only access on to Evans was located just north of the Menards sign. As part of the plat review, staff is recommending that the proposed access line up with 196th to the east. The right in only from 197th was shown on the concept plan but included a notation that it was not approved at the time and would be considered when a specific plan was submitted. The proposed right in is located about 125 feet \\elkriver\sys\shrdoc\planning\scott\cu97-17.doc Memo to the Planning Commission/CU 97-17 July 22, 1997 Page 4 from Highway 169, which is the same as the right in for the SuperAmerica on 193rd. In a letter from Terry Humbert, Mn. DOT Traffic Engineer, he discusses the proposed right in from 197th. He points out that the intersection of 197th and Highway 169 should be kept as free flowing as possible and that this proposed entrance could cause conflicts. He suggests that the proposed entrance be discouraged. Staff shares Mr. Humbert's concern regarding the potential for conflicting turning movements caused by the proposed entrance and believes that the site could be adequately accessed from access on Evans Street. Access on to this site will be also discussed when the City Council considers the preliminary plat for this parcel. The proposed site plan should incorporate locations of the driveway as approved in the preliminary plat. See the attached report to the City Council regarding the preliminary plat. Lightine The applicant is proposing to illuminate the canopy by back lighting. Box lights will be suspended from the bottom of the canopy to provide hght for the pumps. Pole mounted light are proposed for the entrances, the rear of the building and the entrance to the car wash. Because of the tendency for lighting for these type of facihties to spill over on to adjacent properties, provisions should be made to ensure that the hghting will not impact the nearby residential area. Methods to accomplish this could include providing recessed lights for the canopy, limiting lighting of the canopy to the area that is used for signage and making sure that the lighting is directed to the interior of the site. Parking The site plan shows 18 parking spaces provided on the west and south side of the building; the zoning code requires 11 parking spaces. The paved areas will include curb and gutter around the perimeter. The site plan shows 3 stripped parking peninsulas near the building, these should be curbed and landscaped. The car wash, located along the south property hne, has its entrance facing Highway 169. There is stacking room for 7 cars and two vacuum cleaners are proposed. The apphcant and property owner are discussing the possibility of providing a second access between this development and Outlot A. There is a \\elkriver\sys\shrdoc\planning\scott\cu97-17.doc Memo to the Planning Commission/CU 97-17 July 22, 1997 Page 5 connection between the two lots provided for near the main entrance from Evans Street. The access would be located along the west property line, adjacent to the right-of-way for Highway 169. A driveway connecting the two parcels in this location could disrupt the stacking area for the car wash, and, if the right in from 197th is maintained, could be used as a shortcut to the development on Outlot A. Should the second connection be provided, it should be constructed as part of the development of this site. Signa~e The apphcant is showing a freestanding sign located on the northwest corner of the site. The sign is shown as being on the top of a 3 foot high mound, this mound should be eliminated and the sign placed on the same grade as the surrounding land. All signage will require a sign permit and comply with the sign agreement for the Hillside Crossing II. The freestanding sign for this sign shall be monument style with a maximum height of 10 feet and a maximum area of 100 square feet. Recommendation In order to accomphsh the necessary buffering from the adjacent residential area while maintaining adequate sight triangle between the right turn from 197th onto Evans and the proposed access onto Evans, the berm along 197th and Evans will have to be widened. In order to achieve this, the building will have to be shifted away from the northeast corner of the site and the proposed site plan modified. If the Planning Commission decides to recommend approval of this request for a conditional use permit, the following conditions should be included: THE TOP OF THE BERM ALONG 197TH AND EVANS BE AT LEAST 6 FEET ABOVE THE FINISHED FLOOR ELEVATION OF THE BUILDING. 2. THE PROPOSED DRIVEWAY ON EVANS STREET LINE UP OPPOSITE 196TH AVENUE. A LANDSCAPING PLAN BE PROVIDED THAT IS MORE IN LINE WITH WHAT WAS SHOWN ON THE APPROVED CONCEPT PLAN AND COMPLIES WITH WHAT IS REQUIRED IN THE ZONING CODE. THE LANDSCAPING SHOULD INCLUDE EVERGREEN TREES PLANTED ON THE BERM, OVERSTORY TREES PLANED ALONG THE STREET FRONTAGE AND THE SOUTH PROPERTY LINE, AND UNDERSTORY TREES PLANTED ON THE INTERIOR OF THE SITE. THE SCREENING PROVIDED ON THE BERM WILL BE IN ADDITION TO LANDSCAPING REQUIRED BY ORDINANCE. THE STRIPPED PENINSULAS LOCATED AROUND THE BUILDING SHOULD BE CURBED AND LANDSCAPED, NOT STRIPPED PAVEMENT \\elkriver\sys\shrdoc\planning\scott\cu97-17.doc Memo to the Planning Commission/CU 97-17 July 22, 1997 Page 6 5. THE LIGHTS ON THE BOTTOM OF THE CANOPY BE RECESSED, AND THE CANOPY NOT BE LIT ON THE NORTH AND EAST SIDES AND BE BACKLITE ONLY WHERE THERE IS SIGNAGE. OTHER ON SITE LIGHTING SHALL BE DIRECTED TOWARDS THE INTERIOR OF THE SITE. THE GRADE AT WHICH THE FREESTANDING SIGN IS PLACED SHALL NOT EXCEED THE GRADE OF THE TOP OF THE CURB ALONG THE NORTHWEST CORNER OF THE SITE. o IF THE SECOND DRIVEWAY BETWEEN THIS PARCEL AND OUTLOT A IS APPROVED, THE RELATED IMPROVEMENTS SHALL BE INSTALLED WITH THIS DEVELOPMENT. o ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. ALL SIGNS WILL REQUIRE A SIGN PERMIT AND SHALL COMPLY WITH THE REQUIREMENTS OF THE HILLSIDE CROSSING II SIGN AGREEMENT AND THE CITY SIGN ORDINANCE. 10. IF THE ACCESS FROM 197TH IS APPROVED, THE STREET LIGHT ALONG 197TH SHALL BE RELOCATED. \\elkriver\sys\shrdoc\planning\scott\cu97-17.doc (i:11,0 LOCATION tlli River 13065 Orono Parkway · P.O. Box 490 Elk River, MN 55330 LOCATION MAP CASE: GU (g~7~. 17 Howard R, Green Company CONSULTING ENGINEERS July 18, 1997 File: 230-355-11 tON~[LTING £NFGINEEI~ Formerly MSA Consulting Engineers Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: AMOCO SITE PLAN REVIEW Dear Mr. Ach: As requested, we have reviewed the submittal for the Amoco Oil Company facility to be located at the intersection of 197th Avenue and Evans Street NW in Hillside Crossing Three. The submittal was prepared by K. K. Design and consisted of a Boundary Survey, Site Plan, Grading and Utility Plan, Landscape Plan, and building elevations. Based on our review, comments received at the staff review meeting, and meetings held with representatives of Amoco Oil Company and K. K. Design, we would offer the following comments: The most critical issue pertaining to the Site Plan is access. Two access points are proposed. The first is a right-in only located along 197th Avenue approximately 125 feet from the TH 169 intersection. It is imperative that this access be designed to operate as a right-in only for motor vehicles and not be over-designed to facilitate tanker truck access, in which case it will be relatively easy for motor vehicles to exit through this point onto 197th Avenue and use the driveway median break to make a U-turn. This has been a consistent problem with other gas/convenience store locations. The driveway should also be signed on the interior of the lot for no exit. The other access po_.int is located at the southeast corner of the lot onto Evans Street. This would be a full access providing for all movements. It is located approximately 200 feet from the free right turn from 197th Avenue onto Evans Street. By comparison, the Holiday Station Store recently approved at the intersection of School Street and Freeport has a driveway access 190 feet from School Street on Freeport Avenue. This driveway on Evans Street would provide access to both the Amoco site and the remainder of the parcel to the south. The question that needs to be raised regarding the driveway onto Evans Street is would it be better located opposite 196th Avenue, which is approximately 150 feet further to the south. In its currently proposed location, it will likely be opposite a future driveway into the parcel on the east side of Evans Street. Unfortunately, there is no technical design parameters that would indicate whether the driveway would operate better in its proposed 1326 Energy Park Drive · St. Paul, MN 55108 · 612/644-4389 fax 612/644-9446 toll free 800/888-2923 Mr. Steve Ach July 18, 1997 Page Two location or opposite 196th Avenue. Obviously for the Amoco site, it would operate better for customer accessibility in its proposed location. However, when the north end of the Hillside Crossing development is_ fully built out, this driveway location and the future one on the east side of Evans Street will interject left turn movements into a relatively busy roadway. This could be a potential problem, especially at peak traffic times. In the review of the plat of Hillside Crossing Three, staff recommended additional right-of- way be given along the east lot line of the Amoco site. This is due to the fact that the slightly widened Evans Street to facilitate the free right movement from 197th Avenue reduces the size of the usable boulevard area. Staff recommended this additional right-of- way be granted to maintain an approximate 15-foot boulevard area consistent with the remainder of the Hillside Crossing development. This additional right-of-way width could be used for an extension of the sidewalk to the south to facilitate pedestrian movements to the Amoco site and to the future user of the parcel to the south. I assume that your memo to the Planning Commission will adequately address the landscape issues along the north and east lot lines. One point I would make about the landscaping is there needs to be a site triangle maintained at the intersection of 197th Avenue and Evans Street in the area of the free right turn. Currently, as the plan is presented, the top of the berms are at elevation 1,000 with Iow plantings on top. The grade of 197th Avenue as it approaches the free right turn is at 996, a difference of at least four feet. This is reduced as a car turns right to approximately two to two and a half feet. This four-foot vertical elevation difference will make it difficult for a driver to see around the corner; therefore, it is imperative that the landscaping maintain an adequate setback from the site triangle at this corner. One other comment we would make relative to landscaping is it appears the building elevation of 997.25 has been raised from the Concept Plan of September 1996. In reviewing this Grading Plan, we feel the site would be better served by lowering the building site to approximately 996.0. This would have the same effect as raising the landscaping by one foot. We feel that lowering the building elevation will minimize the grading in the MnDOT right-of-way and will make this site fit better with the vacant parcel to the south. The Drainage Plan as shown calls for sheet drainage of the majority of the site to the west where spillways are located to direct the runoff to the MnDOT ditch. We would recommend that spillways not be allowed, and that catchbasins with small diameter storm sewer be installed to collect the runoff and direct it to the TH 169 ditch. In fact, if the building site is lowered to 996.0, storm sewer will likely be a necessity. Also, the way the right-in access off of 197th is laid out, runoff would flow out of this driveway onto 197th Avenue. Therefore, we would recommend that a catchbasin be installed near this driveway to intercept any runoff prior to exiting the site. It appears that it will be relatively easy to design in a denial at the Evans Street driveway so the same situation does not occur. Howard R. Green Company CONSULTING ENGINEERS Mr. Steve Ach July 18, 1997 Page Three The sanitary sewer service to the site is provided through a 4-inch sewer service from the manhole located in the boulevard area near the southeast corner. One service is extended to service both the carwash and the convenience store building. Since they will both be owned by Amoco Oil Company, this is an acceptable installation. The Fire Chief has indicated that he would like to see water service to the site be provided by looping the existing 8-inch watermain along the south property line of the Amoco site and then south along the west line of Hillside Crossing Three to connect back in with the 12-inch stub located at this point. The Fire Chief will be providing a separate memo to discuss hydrant locations for fire fighting purposes. It is important that the Amoco site provide internal access to the vacant property to the south. This is shown on the east side of the property near the driveway on Evans Street. We would recommend that it also be shown and designed in on the west side of the property near the highway right-of-way. If this conflicts with the stacking for the carwash, a modification to the carwash facility location will need to be made. The storm drainage and the grading in the MnDOT right-of-way will need to be done under a MnDOT permit. The driveway onto Evans Street is shown as 35 feet wide. This exceeds the City ordinance. We would suggest that the driveway be narrowed to meet the ordinance. The right-in off of 197th Avenue is shown as 18 feet wide. We would suggest that final review and approval of the design of this driveway be provided once a more detailed drawing of the driveway is available. It will be necessary, however, to construct pedestrian ramps on the sidewalk whe're it crosses this driveway. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company Terry J.fMaurer, P.E. TJM:tw 355-1602.jul Howard R, Green Company CONSULTING ENGINEERS Minnesota Department of Transportation District 3 3725 12th St. N. P.O. Box 370 St. Cloud, MN 56302 Tel: 612/255-4181 Fax: 612/255-3257 Toll Free: 1/800/657-3961 July 14, 1997 Steve Ach City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: Guardian Angel~ Development Near Joplin Street an co food Shop Near 197 Avenue NW Dear Steve: During our tour of Elk giver on July 2nd you had requested Mn/DOT input on transportation issues related to the abo~q,e referenced proposed developments. Following is our input on the plans developed to date ~or the developments. ;~l~ Guardian Angels Develd~ment - '['he plan as currently drawn shows an access to Hudson Street, as well as an access to J,b'plin Street. In the corridor plan developed for 'TH 10, emphasis was placed on developing an; expressway design, where access to and fi.om TH ] 0 would ordy occur at signalized intersections. "This plan was developed to ensure that traffic entering and ex. iting TH 10 would do so at locations'which provided the greatest amount of sa£ety. Considerable resources have been used to develO[5 Joplin Street into one of those signalized intersections. ,: In addition to proposing a system of signalized intersections, the corridor plan also recommended closing access locations which would not be signalized. Closing ofunsignalized access locations wi]] be necessary to efficiently and safely move traffic on TH 10 as the traffic volumes grow. Although the plan recog~z~ed that not all unsignalized accesses could be closed immediately, due to e~sting uses of the accesses, the study did recommend that future land use decisions minimize the use of the unsi~aalJze,'J access points. 'The access at Hudson Street was specifically addressed in the corridor study on page 11 as follows: "East of Joplin S!feet, access openings will remain at Hudson Street and Gary Street. Closure of these access points may be difficult in the near future because it would be difficult to provide alternate access to the north side of TH 10. Future land use decisions, however, should [~e made with the intent of minimizing the use of these accesses and eventually closing' them when possible." An equal opportunity employer The plan by Guardian Angels for access to TH 10 at Hudson Street should not be allowed for several reasons. The first is the inability to develop a reasonable spacing between the access into the retail area and the through lanes on TH 10. Such spacing would be necessary for stacking of traffic and to provide sufficient time to make decisions. The second is that additional traffic at Hudson Street would not be compatible with the objectives of the long range corridor plans which were developed to not only safely and efficiently move traffic along the TH 10 corridor, but also to provide safe and efficient access points along TH 10. Given that the Joplin Street intersection is less than a quarter of a mile away, all traffic to and from the Guardian Angels development should use the signalized intersection at Joplin Street. If the Hudson Street access to the Guardian Angels site is allowed, Mn/DOT may have to consider removing the median crossover at Hudson Street to improve the safety and efficiency of the corridor. During the District review of the Guardian Angel's plan, an alternate was suggested which would eliminate the access at Hudson Avenue to the properties located north of TH 10. The proposal was to have a public road platted from Orono Lake Circle to the access at Hudson Street, thus providing the motel access to TH 10 via the local road system and Joplin Street. If this connection was platted, the Hudson Street access to the north side of TH 10 could be eliminated. While this would have an impact to the current site plans, it would be a pro-active step to consolidating the unsignalized access on TH 10. Amoco Food Shop - The corridor plan developed for TH 169 indicated a full access at 197th Avenue NW. Traffic volumes on TH 169 near 197th Avenue are projected to be 47,000 in the year 2015 which is at capacity for the expressway design of TH 169. Given the level of development occurring r, ear 197th, traffic flow could also be heavy on 197th Avenue. The plans for the Amoco Food Shop as drawn show a right-in slip from 197th Avenue NW into the Amoco Food Shop. 'This slip begins approximately 110 feet from the edge of TH 169. Given the congestion which is likely to occur in the future, there is a need to keep 197th Avenue as free- flowing as possible near its junction with TH 169. Since the right-in slip could cause conflicts between motorists wishing to slow down to use the slip and those wishing to accelerate as they come through the intersection, its inclusion in the plan should be discouraged. Elimination of the right-in slip would help ensure that traffic on 197th Avenue remains as free flowing as possible. If you have any questions regarding the above thoughts regarding the proposed developments, please call. Sincerely, Terrence J. Humbert Planning Engineer CC2 G.P. Dirlam - Brmnerd R.U. Busch- St. Cloud .% FOOD SHOP ~ eL.Re. i'- HIGHWAY NO. 169 SITE DATA: NOTES: SITE PLAN 0 50 6O 90 120 SCALE IN FEET ~0 ~ 0 O:z 0 0 ~ 0 :S'410N NV~d 3dVOSONVq 69 ~ 'ON 's'n XYM JO IHOl~ 3[gBnd Ol IN39YPO¥ S03B ON~N~d IV ~B3B '~31d~L ,! ~moCol I ----T WEST AmoC. Ol 1 ~rnoc~ I NORTH SOUTH EAST CANOPY ELEVATIONS 1/8" = 1'- O" FRONT ELEV~TION (,,.~'") RE-~R E;_E'7~TtON ......... FLOOR PLaN SP~ SECOND 2.200 SO. ~, BUILDING PROTOn[ AR~ BR~DOWN (SQ,