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5.2 J'ty of � 1RRiver MEMORANDUM Item# 5.2 TO: Planning Commission FROM: Scott Harlicker, Planning Assistan " .` DATE: 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 III 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 application; 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. IIIBering 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 IDlocated 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 II 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 feet 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. Lighting The applicant is proposing to illuminate the canopy by back lighting. Box lights will be suspended from the bottom of the canopy to provide light 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 facilities to spill over on to adjacent properties, provisions should be made to ensure that the lighting 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 line, has its entrance facing Highway 169. There is stacking room for 7 cars and two vacuum cleaners are proposed. The applicant 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. Signage The applicant 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 accomplish the necessary buffering from the adjacent residential area while maintaining adequate sight triangle between the right turn from II 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: 1. 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. 3. 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. 4. 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. 6. 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. 7. IF THE SECOND DRIVEWAY BETWEEN THIS PARCEL AND OUTLOT A IS APPROVED, THE RELATED IMPROVEMENTS SHALL BE INSTALLED WITH THIS DEVELOPMENT. 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. • • \\elkriver\sys\shrdoc\planning\scott\cu97-17.doc • relf-:?1,-- Howard R. Green Company CONSULTING ENGINEERS MSA►srl,Tl�ctMSs A Formerly Consulting Engineers July 18, 1997 File: 230-355-11 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: 1. 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 point 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. 2. 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 low 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. 3. 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 4. 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. 5. 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. 6. The storm drainage and the grading in the MnDOT right-of-way will need to be done under a MnDOT permit. • 7. 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 where it crosses this driveway. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company ,/aeetivt,2 Terry J. aurer, P.E. TJM:tw 355-1602.jul s Howard R. Green Company CONSULTING ENGINEERS is Minnesota Department of Transportation os i District 3 °F";' 3725 12th St. N. Tel: 612/255-4181 • P.O. Box 370 �1 Fax: 612/255-3257 St. Cloud, MN 56302 1�� Toll Free: 1/800/657-3961 July 14, 1997 Steve Ach City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: Guardian Angels Development Near Joplin Street an Amoco food Shop Near 197th Avenue NW Dear Steve: During our tour of Elk River on July 2nd you had requested Mn/DOT input on transportation issues related to the abA e referenced proposed developments. Following is our input on the • plans developed to date for the developments. Guardian Angels Development - The plan as currently drawn shows an access to Hudson Street, as well as an access to Joplin Street. In the corridor plan developed for TH 10, emphasis was placed on developing an expressway design, where access to and from TH 10 would only occur at signalized intersections.'This plan was developed to ensure that traffic entering and exiting TH 10 would do so at locations which provided the greatest amount of safety. Considerable resources have been used to develop 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 of unsignalized access locations will be necessary to efficiently and safely move traffic on TH 10 as the traffic volumes grow. Although the plan recognized that not all unsignalized accesses could be closed immediately, due to existing uses of the accesses, the study did recommend that future land use decisions minimize the use of the unsignalized access points. The access at Hudson Street was specifically addressed in the corridor study on page 11 as follows: "East of Joplin Street, 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 be 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 rear 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, O Terrence J. Humbert Planning Engineer • cc: G.P. Dirlam - Brainerd R.U. Busch - St. Cloud Pk? *� { y of Item# 7.6 MEMORANDUM lkRiver TO: Mayor and City Council FROM: Steve Ach, City Planner.„>& DATE: July 21, 1997 SUBJECT: Request by Phoenix Enterprises for Preliminary Plat Approval (Hillside Crossing Three), Public Hearing Case No. P 97-11 Issue Phoenix Enterprises is requesting preliminary plat approval to subdivide approximately 3.5 acres into 1 commercial lot and 1 outlot. Location • Southeast corner of 197th Avenue and Highway 169. Zoning/Land Use PUD (Planned Unit Development) / HB (Highway Business) Attachments • Memo from the City Engineer dated July 17, 1997 • Location map • Proposed plat of Hillside Crossing Three • Proposed plans by Amoco Oil • Approved development plans for the Hillside Crossing Planned Unit Development • Letter from Terry Humbert, MnDOT, dated July 14, 1997 Overview The preliminary plat involves subdividing approximately 3.5 acres into one commercial and one outlot. The new lot would be approximately 60,000 square feet (1.3 acres) with the outlot having an area of 87,952 square feet (2 110 acres). The subject property was originally platted as an outlot along with 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Memo to the Mayor and City Council/P 97-11 July 21, 1997 Page 2 • Hillside Crossing II planned unit development which included all of the property north of Sax Foods up to 197th Avenue. The concept plans for Hillside Crossing planned unit development were approved with the subject site shown as one large parcel including one commercial building, with an area of approximately 11,400 square feet. The original concept plan also included extensive earth berming along 197th Avenue and Evans Street to serve as a buffer to the residential areas immediately to the north and also to the northeast. The concept plan indicated much larger setback areas also from Highway 169 to provide the opportunity for additional landscaping. Amoco Oil Development Plans The proposed subdivision coincides with development plans that have been submitted by Amoco Oil (see attached). Amoco Oil has applied for a conditional use permit for site plan review and will have their plans submitted to the Planning Commission in July and the City Council in August. Although Amoco Oil's development plans are not being considered at this time, it is difficult to review the subdivision without also considering certain components of the plans. Staffs analysis of Amoco's plans will be presented in detail to the City Council when their conditional use permit is • presented in August; however, one point in particular which may affect the plat should be mentioned at this time. Staff will be recommending a larger setback area along 197th and Evans, similar to the approved concept plans. The larger setback area approved on the concept plans have a setback of approximately 80 to 100 feet. Amoco's proposed plans show a 25 foot setback along Evans and 197th. In addition, to accomplish the earth berming and landscaping to effectively buffer the gas station from the residential area, additional green space will be necessary. Traffic/Circulation Reviewing the proposed plans submitted by Amoco along with the subdivision and anticipated future projects in this area, staff has taken a close look at the proposed driveway locations, turning movements, and potential conflicts and traffic demands in this area. Although there are not many engineering standards that can be referred to make an uncontested recommendation regarding driveway locations, staff offers the following comments based on previous projects and past experience: • The right in only off of 197th is approximately 125 feet from Highway 169. This is identical to SuperAmerica on 193rd. The 125 IIIfeet is closer to the highway than some of the other gas stations in \\elkriver\sys\shrdoc\council\p 97-11.doc Memo to the Mayor and City Council/P 97-11 July 21, 1997 Page 3 the city (both Holiday locations). In a letter from Terry Humbert, 111 MnDOT Traffic Engineer, it is pointed out the need to keep the intersections along Highway 169 as "free-flowing" as possible. Mr. Humbert suggests the proposed location of the right-in should be discouraged at this location. • The concept plan approved for this site showed no access onto Evans along the east side of the property. Therefore, no comments were made regarding potential access drives. Staff would recommend any new access along Evans line up with 196th to the east. • Only one additional driveway should be allowed onto Evans from the remaining outlot. The location should be located to the south end of Outlot A, similar to the driveway shown on the concept plans. • Lastly, it is difficult to review this plat and pending development without considering access to the property east of Evans. Once again, an additional driveway opening onto Evans between 196th and 197th will raise some concern. To preserve the integrity of Evans as a frontage road and minimize turning movements, there should be no additional driveways between 197th and 196th. III Additional Right-of-Wav Recently staff has noticed some areas of concern when the ultimate right-of- way is not dedicated. Therefore, in order to achieve enough room for pedestrian system, utilities, snow storage, etc., a 15 foot boulevard is required. It appears an additional 5 feet will be necessary along Evans Street to accomplish the 15 foot boulevard. Fire Protection The Fire Chief has indicated a need to loop the watermain through this plat for fire protection purposes. Currently, the watermain extends north on Evans Street and stops approximately at the proposed entrance into the Amoco site. The watermain loop would extend west from Evans along the new property line to Highway 169 and then south to Evans to complete the necessary loop. In addition, an on-site hydrant will be required to again, provide fire protection to both the proposed Amoco building and future commercial building on the outlot. • \\elkriver\sys\shrdoc\council\p 97-11.doc Memo to the Mayor and City Council/P 97-11 July 21, 1997 Page 4 IIIPark Dedication The Park and Recreation Commission has reviewed the preliminary plat and has recommended a payment of cash to meet the park dedication requirements. The park dedication will apply to the proposed Lot 1 at this time, with future dedications coming from the outlot when it is replatted. Indirect Source Permit Since the Indirect Source Permit is not completed the Council cannot act on the final plat at this time. Therefore, the recommendation has been provided for preliminary plat only and the final plat will have to be brought back once the Indirect Source Permit is issued by the Minnesota Pollution Control Agency. Outlot A Outlot A has a gross area of approximately two acres. This includes the Menards sign and some ponding area. The usable area is approximately 1.5 acres. Staff recommends the usable area is not enough for two commercial lots consistent with the approved concept plan. Therefore, Outlot A should IIInot be platted into more than one commercial lot. Pedestrian Circulation Currently a sidewalk exists along 197th to Evans Street. The sidewalk then continues south along the east side of Evans to 193rd. With the development of Lot 1, Block 1, Hillside Crossing Three, and alternately Outlot A multiple sites and businesses will necessitate the extension of sidewalk along the west side of Evans with this plat, it is recommended the sidewalk be extended to the new driveway onto Evans, with the sidewalk continuing south to the southerly driveway when Outlot A is developed. Conclusion As far as the plat itself, staff does not have many concerns. However, given the proposed development, there should be some adjustments made to the plat to accommodate the possible changes to the Amoco development plans. It would be more appropriate to approve the development plans first and then draw the lot line, rather than creating the lot and designing the site around the approved plat. III e:\shrdoc\council\p97-11.doc Memo to the Mayor and City Council/P 97-11 July 21, 1997 Page 5 • Recommendation Staff would recommend no action be taken on the plat until the issues relating to the conditional use permit have been resolved. However, if the Council wishes to take action, the following conditions would be recommended: 1. THE PRELIMINARY PLAT SHALL BE ADJUSTED TO SATISFY THE CONDITIONS APPROVED AS PART OF THE AMOCO OIL'S SITE PLAN REVIEW. THIS INCLUDES ANY MODIFICATIONS TO THE LANDSCAPED AREAS ALONG EVANS AND 197TH. 2. PARK DEDICATION SHALL BE PAID IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT. 3. SURFACE WATER MANAGEMENT SHALL BE PAID IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT. 4. WATER AVAILABILITY SHALL BE PAID TO ELK RIVER UTILITIES PRIOR TO RECORDING THE PLAT WITH THE COUNTY. DEVELOPER SHOULD ALSO CHECK WITH ELK RIVER UTILITIES OR ANY ADDITIONAL WATER CHARGES ASSOCATED WITH THE DEVELOPMENT OF THIS SITE. 5. THE WATERMAIN SHALL BE EXTENDED WEST OF EVANS TO HIGHWAY 169, THEN SOUTH TO EVANS, PROVIDING THE NECESSARY LOOP FOR FIRE PROTECTION PURPOSES. III SINCE THIS WILL BE A PUBLIC UTILITY, THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY ENGINEER PRIOR TO INSTALLATION. 6. ADDITIONAL RIGHT OF WAY WILL BE REQUIRED ALONG EVANS IN ORDER TO ACCOMPLISH A 15 FOOT BOULEVARD AREA. 7. DRIVEWAY LOCATIONS SERVING THE PLATTED AREA(LOT 1 AND OUTLOT A) SHALL BE LIMITED TO THE FOLLOWING: • A RIGHT IN ONLY OFF OF 197TH AVENUE AND SUBJECT TO REVIEW AS PART OF A DEVELOPMENT PLAN. • ONE DRIVEWAY ONTO EVANS AVENUE OPPOSITE 196TH AVENUE. • ONE DRIVEWAY AT THE SOUTH END OF OUTLOT A SIMILAR TO THE LOCATION SHOWN ON THE APPROVED CONCEPT PLANS FOR HILLSIDE CROSSING PUD. 8. THE SIDEWALK WHICH TERMINATES AT EVANS AND 197TH SHOULD BE CONTINUED SOUTH ALONG EVANS STREET TO THE NEW DRIVEWAY ONTO EVANS FOR THE PROPOSED AMOCO SITE. THE SIDEWALK SHALL CONTINUE SOUTH WHEN OUTLOT A IS DEVELOPED IN THE FUTURE. 9. OUTLOT A SHALL NOT BE REPLATTED INTO MORE THAN ONE COMMERCIAL LOT. 0 e:\shrdoc\council\p97-11.doc • F4;4-1 II St 1/::" Howard R. Green Company I�ISI'LTIIC BCIIEERS CONSULTING ENGINEERS Formerly MSA July 18, 1997 Consulting Engineers File: 800740J-0240 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: HILLSIDE CROSSING THREE PRELIMINARY PLAT REVIEW Dear Mr. Ach: As requested, we have reviewed the preliminary plat of Hillside Crossing Three. Based on our review and comments received at the staff review meeting, we would offer the following comments: 1. The preliminary plat consists of the subdivision of Outlot C from Hillside Crossing Two. Outlot C is located near the intersection of 197th Avenue and Evans Street. The outlot consists of a 3.4 acre parcel of land proposed to be divided into Lot 1 and Outlot A. Lot 1 is 1.38 acres and is on the north end of the parcel. Outlot A is just over two acres and is the southern portion of the site. 2. The major issue with this plat is access. The Concept Plan for Hillside Crossing Two showed two access points for Outlot C. The first was a right-in off of 197th Avenue. The second was a full access onto Evans Street located at the southern portion of the outlot. With the subdivision of this outlot into Hillside Crossing Three, the Developer will be looking for a third access. The third access is proposed to be located approximately on the lot line between Lot 1 and Outlot A, and would provide joint access to both parcels included in the plat. The obvious issue that comes to mind is whether this access should be located where the Developer is proposing it on the lot line, or located directly across from 196th Avenue, which is about 150 feet further to the south. Obviously, from the Developer's point of view, the lot line location provides the best access to Lot 1, Block 1, for the potential end user. At this location, the driveway will likely be located directly across from a future driveway in the parcel to the east across Evans Street. At its current location, the driveway would be approximately 200 feet from the intersection with 197th Avenue relative to a car turning at the free right located at that intersection. As a comparison, the driveway for the Holiday Station Store to be built at School Street and TH 169 is approximately the same distance • from School Street as this driveway would be from 197th Avenue. 1326 Energy Park Drive • St.Paul, MN 55108 • 612/644-4389 fax 612/644-9446 toll free 800/888-2923 Mr. Steve Ach io July 16, 1997 Page Two There are no engineering guidelines that would indicate the driveway would be better located opposite 196th Avenue. However, with this being the first of multiple developments near this intersection, the proposed location could easily provide for traffic congestion with left turning vehicles during peak hours after full development. 3. Another issue with this subdivision is the size of Outlot A. At 2.02 acres, it is likely slightly large for any one user, but it is slightly small to be further subdivided into two lots. The most likely use of this outlot would be for two users located in the same building or multiple buildings on one lot. Staff would recommend that Outlot A not be further subdivided in the future because of the potential traffic conflicts and driveway issues associated with the further subdivision into multiple lots. 4. Another issue that was discussed at the staff level is the slightly narrow boulevard width near the north end of Evans Street along Lot 1. The right-of-way in this area is 80 feet wide, as it is throughout Hillside Crossing Two. However, with the road section widening slightly to facilitate the free right turn movement at 197th Avenue, this reduces the available boulevard width. It would be staffs recommendation that Hillside Crossing Three grant additional right-of-way of approximately five feet in this area to maintain the typical boulevard width that is found throughout the remainder of Hillside Crossing Two. Along with this issue of boulevard width, the issue of sidewalk must also be raised, should the . sidewalk which currently traverses the north lot line of Hillside Crossing Three be extended along the east lot line (along Evans Street) to facilitate pedestrian movements from Lot 1 to Outlot A. It is difficult to answer this question completely without knowing the user for Outlot A. We would recommend that the sidewalk be continued at least to the southern lot line of Lot 1, Block 1, to have it available to Outlot A should it need to be extended further south along the Evans Street frontage. 5. Drainage and utility easements should be provided along the southern lot line of Lot 1, Block 1. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company //)#/e e/ e Terry J. Maurer, P.E. TJM:tw o:\proj\800740J\740-1608.jul S Howard R. Green Company CONSULTING ENGINEERS IIi Li� n . o, ON- LOCATION • it if 11;I ..E um MOE OP THE WORLD PARK 6 IrAttA`� ■ �� fibe4 r�` F *$ % LjJ (tA61..(2,..-6_ 11,444masinnisrdZi . f14� `0N1,17n-W.:: -- • • aiii411L-4villi"iiir 1i d�016iLi0 i ac ,/11 ^ Itil, 4604/iirir MINK '.1- .T.VoLtt IN'• ajlingli OFIMPIll Am W 414* N - Or 410 Iii ... ,, ,„. ft. NAM 111Whommigj 4114 • ''',:- sr-110401rev.r.r. .., BVIV t� oar .a ... ,.%� C .. .... I. at, .. .. elimEMEEri ill ft :141m • i 60111/1 mirrillia lir,"It....; ;...Irti ;NW' It liki- indime;C ., . go UV... dir.: gm.-...: ,. ragal " Pi• a.ii;;; k•,t4k ' M ''' ' • * g =., ' MARL lir.- M ...... pe -...ES,..,.. pm ®�� viii -1,. • PM q ` .,g� _ •. "i us 4 144.7 44:, �°g�a�Yriiiiiciif�l0� illt21111111Miz. „,. Fq �Q �UM i ,.....4,-..,41*, rill��'�•'' ��dr��ano RIC � �I�IF,: ��,d ® pro,:•d„ �.� !iv Elar- : Ric 6.1.1C um; pilmolui , 1111 ill Oa It• 7'''• '-.a 11 we= tlk*._ ill'�I I ' 'Mil _ a`� s r 112 L; 3/• �. ` I uoti s � 7Lii6:�FhJE#g1= .. 11 40\41, Al liii • 111111741611164L F-ra• iirnsi iib a�:r, : ni.E.F -'s Lal 117 II IV trtile. PARK or "1""'!"-10;44 1""'t 10;44 P:.,17' O ca �' �'""' mini ;mi j nm onu.. . •.' .,Non ice_ nix �m1 .� - _ .i�`'vla,'°lai milt: " noun: ,,r r all !ggL .,. 'L=:"J 4,! • ZONING CitMAP¶ Elkfhjver 13065 Orono Parkway • P.O. Box 490 CASE: I) 41 Elk River, MN 55330 I ' IWD __ "` - - - _ _, • _ _____- - - _____ • .._____ t \ _ / uvc I_ s % .. _ ' ./ w ' i. "w ; .__ . _ . _ ..__ . ___.., c..... —'- - — j .w,I J— ,,, _ r _ ' SE VP% "%I Ea , a ,- - 1: 4--_- _ _T• I ir /,,,,YyY�/ y'' nu' YF- / HILLSIDE amsslNc TWO I /' ,G 4,...,:90° gi 1 OUTLOT C T NA%,:x0 SLOPE NYD. 1 :681 x�-0. 20_0� P_B•• 57_8•• I e.-B^,20.-CP x'-o, T-0" 26•-" Ita-0�� II I � f7 ¶'1 ! 1! ' Y I ' FOOD SHOP � L = 'I }� V97I 7 FlN.FLR ELEY.897.25 z i— 5 pC —1 Q. Ar I 1 m SIGNP o U0,Q 11 11 n /�0'- P ` CONC.SIDEWALK �II IS v.1. 111 %� 14 1 Ir I 1 LL IQI r 9-9-B°,20-0••PAPo$E G STBALLS �Jr 1 8 E�ME�R 81GN ,-B'-O'Si2a-D"PMNINC STALLam DAL UGHT tp O W/0•-0",x0'-0"ACCESS AISLE -POLE 11. 4111 W _ I g0 1 DRIVE 1 g 9ITUWNOUS PAVING 32,99 CANOPY -J 1 I CONCRETE R__..I - ' B E1ptR1 I 1 '._ ' TANKSJ SIGN s l I I Q Z/__14JJW w'6 G b wao IU ZZ0� / z (n z / W m 6 .'1'N *" w ` SLOPE 3/4" 1._D.. i.h \�� N l'.. • � 1 \ CONCRETE LURE w �.� ',P \\\ \ BITUMINOUS •p.e, PAVING \ \ BASE MATERIAL ^� d —. 1 /Z• ` \\ F- \ ` \ o \, \ 0) CON CRETE CURB St GUTTER ) 0 w ` U N� \ \ n \ \ I\ \ \ � F W(n --Y\ . 3 J \\ - \ \ O O LZI \ O U Z 0. y ,,,,\:%\(\ , 1 \ \ ` �. i O s IIC k Q O � � O az Of.1.01.11,1110.Ile ��, 0 ILL11tt 40111311.”11.01,0,06OVERMOD VMSI ORM Mt � rmoc W °n U OT FIGet Q MOE Of MAIM. 169 z SITE PLAN ASP cc ��f SITE DATA: �, x a m LOT AREA: 50,023 S.F. (1.37 ACRES) 11\_ NOTES: 0 30 60 90 120 A\V`��Q BUILDINGFSP 2,192 S.F.3.440 S.F. ( 6 1{) I. VERIFY LOCATIONS OF UIKl1I6 -1,,,,, N ��\V 100 CARWASH 1.248 S.F. PRIOR TO EKLAVATON CALL: IIII IIII IIIIIIIIIIIIIIIIIII II[IIIIIIII1IIlIfII GOPHER STATE ONE CALL 454-0002 0 5'< LANDSCAPE MEA 113.352 S.F. (31 0) IIII IIII IIIIIIIIIIIIIIIIIII l\ \v 2. CONTRACTOR TO VERIFY V - CC) PARKING/DRIVE AREA: 38.101 S.F. (63 0) LOCATIONS OF UTILITY STUBS SCALE IN FEET i m .. QFvo� PARKING : 22 3. SITE DATA TAKEN FROM: w a g z \ DARD STALLS HANDICAPPED STALL 2 LOT SURVEYS COMPANY,INC 0 0.i UIwo Li . N Q STACKING SPACES TOTAL LWO SURVEYORS N TOTAL SPACES 31 7501 73rd AVENUE NORTH PAWNS GUIDELINE PER CITY: 11 012-560 S 03INNESOTA 53128 I STALL PER 200 S.F. DATED:5/20/1907 6-)r- L t 0 -1-1•,- • . <<. i .r 1 -`II _ / _�"- 1. 1!' :o moi- / "� /6 / it 99c. "! � ,6 VALVE WAT IN a w / 8 , 1 V1p - '0 n96..6 8 PVC N.SE 1„ I .,_ " ---- / N 19 212--- `--Wi , —� � 379,g ';w;�.- p/ Q� 1 ——_—cn 966 R�34°g'P 4?" _.A._--,;BEn,.....lc • 07 J - i..«-_'P - \ H 996.51 50-' e�(lw.) '11 p�Ol �C ., r Co'. _e'6 UG _ r1 99s�� 9w3> � � V / \ ,_ \ill II I `s �� OCO i _'<`__- / ,,-` j 665.6 966.5 9996.1 p,/'� do ''- ,p I / 995.08 f /i I. �I] �� '/AP �.,/ o,? / 667.78 / 1 :9 I 1( /'/ I 99.95 P4o>we� / // PI 99699 \` / ;iii ��'�P / / f / I 968.61 , A=la , P _ 999,5 / / _ 99 -I / 99721 .11----":": _—�" / -_ 'Po� / �/ \ iI '-^ 0^� I iii I .Ir.r' -`(CI 1 `1��11 \.\,�/� s . Z I ol rill I .II Ir / /� ♦-. . \. ' i ( of // � 1 \ Dia \i i / S'I a W 1 l 996.60 / 668m I / 966 s9/ / _ \ \ \\ \ / ' 661.87 _ I 11 „I/j j \II I-'I •1'l .Sl' / / 991.71 ` 1 �•' `_ __ —/1 I I L.I—, 1 / / �` / / / A_, I ' I i. ... l 99...7/ / i \I 1-' $ I'I 'i 10 1 / // 99,66 990.66 1 ,, a_ / 9. ' / .4' - S 02°03' 08" W 16. I eCC0 iiE�g ,OV„ / 699.48----- ZO 18 ! +—-4°2-- ___n___ 907'—'/ 1HE EASTERLY RIG -- 3 _ELEC.00%E —'3r �--�-:_P. ^_ � I OF U.S.HCHWAY 9 �1� N �I ` 950.7® 988— MOB'. .\ `I-I e9.e° — ,-� —II. -- _-- ove998.12 m�c,°ars$-.— --- ---•^_ it Iti 'L../ / ————--------- --------—___ _.—— I' •,,,,..,,\' / C 986.7: 966.9 `'J !,�C�997a3 N. —_ __ 666.58 ease -�I7. 96)4 99>.0] __ — --966.6 969.6;- I 1 - I A. I IIcAI II1,, A , ,11 _7- 111 ,1 `' 0 ci b • • a / / r&.. / / / / // / 3a / i/ p if r / \� \N. <aLegal Description: \ 'y.. N. "^,>r'r OUTLOT C,HILLSIDE CROSSING TWO, Sherburne Casty, Minnesota ER e ,, \ NEr • 11^ F,/, m ' - �\ \ ...../...."• Areae 147,952 Sq. Ft.(3.40 Acres) 0��_ ��r • \ No title opinion provided os of this date. 36_ agooss N Utility information from the records of MSA Consulting Engineers 0 '�. \ \ \ dated April 1996(as built plans not.available as of this dote). e,,,,• ' �,, \. 1) •,� \ Benchmark:Top rim of sanitary manhole in southerly boulevord of Evans Street NW.along the north line of property as shown `1 \ 26 �.^�,1� \ \ Elevation a 995.67 feet N.G.V.D. 1929 Adj. O 99256 • \ \ v � I , \ N\ \ a I'1. • \, '\ \ \\ 1,v i l ' r ,^ \ \ * \ SCALE►J FEET g I I 1 NO R \ \\ \ 0 30 60 \ ,�\v` \ \ o DENOTES IRON MONUMENT 99292 N \ `' \ t, N l ?M. ‘)/,WN\ \ ,, r$6, \' N. / I • 991.3// / f z A (9f7 ----. 1\72 Ila i 1 / o Ili a sr R te - - —__ l \ , MENAROS40_ A9, ' 1 ~ �l o9.t �i tC r 98x.99 CatC16.�SN -� fh 9bt9a LOW 98320 99o.. \ \ y � �0.. ✓ / _ \` _ nW 989.70 999.6 / �@ \ 0. 69WAY LINE - \ \\ / / / / / / x J1f8A_ _�'v C ---'''''"..'' ''....--'"•• =--- .., ic 98.2 _/ �9 e0.b \\ `//' g / / / //// V' 989.29 My 9W12 �J�92 \ \ `, \ 2 \\ '' i 00.75V,0.,ry POLE /L�-..�7 / //- N", ' 9872, 9,5,3-� \\\\ \\\ \ G9.8U - 99991 _ -- -e„--`�� p _ Ay, -'•l ♦0 ,,,,,;$/t.,,=�._._. ——_�J m42o N ovr»4 9,w¢e enm wLc -- -- i 9N J 980.12 982 993----9----- —_ a� -en ---- \Isa+ " -EDGE Of BItW —004---NOU5 99522 --- /---—— S\ —_-- — ——— --. —--_.— -- _ 98529 -_ _v.___- 98e2898,.59 -- ___ 984.2• I Sit I 'I L-,, .1 `, ,.,'1 11 "1)7 OPoG9ML DATE: NAY 30tH,1997 I IEREBY CERTPY Testa mos PLAT,PLAN, su9m SPECFICATION OR.REPORT WAS PREPARED PREPARED BY: � TOPOGRAPHICAL AND BOUNDARY SURVEY FOR: wawa sr: 0 o. BY Off OR UNDER MY ORECT SUPERV510N LOT SURVEYS COMPANY, INC. rH:aKED 8Y: a.A AND THAT I AM A DULY REGISTERED LAM A LAND SURVEYORS RIVERSIDE DEVELOPMENT COMPANIES, INC. SrvEYOR THE LAWS OF THE ATE 7601 73RD AVE. NO. 19230 EVANS STREET kBROOKLYN PARK MN. 55428 ELK RVER,h 5533° SIGNED- 7T/ - PHONE (612) 560-3093 PHONE(612)241-1801 /users/Wrd/C91/HSC2-a-C.s7o DATE S'Z9-97 REG.NO Z499Z FB N0. I INV.N0. 755-61 46665 IWO ® ' F015° / II .. _ . _ u.y.vv ...sou.,// i s deo r.a...... ---------- _ 1 / C _ --I--'— I I CA,999.07 / iSC q9j7� D'J i9'-71 I\\/ ( P 6F'' ��„ -°�� // Iw.. Ne1S E CROs4N0 7N0 a/ /` ,, ///' ,•✓ •-J, 988.,:,:c-7i)'): :11, I 1 .\ -0. 92.011 J1 // / gz/Nro. / , \ ,, 1 , A m .V 1 995.39 1 Z. IN ^ . La 725 0 • limo3, . L _ _H :1 .m • I 1R t 1. ae /n I � L'J 2413 2 I ANI soz_ro z wa. _.I 10 11:[ / ,—// i n 1 I�UNDERGROUND I ,_NELTKS J ' / 99>f71' —J 991:7 I / / II I t994.4'/ 916 - v !e / .— . I / 1I 1 /19/73 {t .,—992- 11111 iI " 990 \ 1 \i 1 ,I.: st‘ /1 / .... nue U.S. HIGHWAY NO. • i / , I / W g N , 4/2 / FA e Q • 'g' - --../ hZ /4 / co h /oi / o I / z ' / / .",- "SEh s4 •` ,. \\\` Po \ I \\ N. 1 .A.\ \ (,...\\ n \ \\\\\ U / \ \\*\\I \\ ',CA. \ _c I '1YI � \\ �V 0 r,-7-1 1 1 \ \1 \ O Z 1 IS \ N 0 Z A j 9,e� O 413 1 ) �� Q :-\ \ C n,�,'r, ';/ Ar' ; 1)J t • SN011VA313 AdONVO 1SV3 1-r H1(lOS H1230N aoowyI 1o.00wy .Is Wit M 'n IYCI NWS ISM , O 1O0oWV • n II fI:NOB 1,1 ii III a 0pi i ...... , 0 1 ® —. ®i'< 1 < M1_ I z 1 • 011_ L I IM MI OMNI MI Eir 7111 qv iJI El I,vis 1 ,/,_.-4, - lid 1 cll. 10 1® -11 , -v ; . IRV i -a 3 ra, 111/ e Ili EILA. fill! • n n • r�11 I�,�, 1�uu �, i _ _ �. _.. � i LIG n Till il 1101 I i i i i 1 g o u�UP _ > III®IC = [1,111,'. ' g I i IIII lip 1. is D '' =IF •--Z It a o II i�, r`1,_ = 2. in Ir =i - '�`� i 3P.' z II i{{ 1E z ill II 11 hi av ityil !' I ' r [ II ' =. it BN p r �� PIP1 : t ill - ilill ....I !i' i g p iu `I is = ' U , 11 yBi 7tdi_ ri ,1/41 lin, , , Giio �x vX-i OxxS aGp, �' j� s s r ts 6„i 7!` t.1'411, ii >' 94 "1 a a: I SHEE1 PROJECT"°: 9701-15 REVISIONS: AMOCO FOOD SHOP AMOCO OIL COMPANY PILE N°.: 7D„5-,.SPL %� K. K. DESIGN A2DESIGNED BY: JPK ARCHITECTURAL DESIGN AND PLANNING DRAWN BY• SPL 197tH AVERNUE N.W. and EVANS STREET N.W. 5001 WEST 80th STREET . 6112 EXCELSIOR BOULEVARD MPLSJMINN. OF 2 DATE: 6/02/1997 ELK RIVER — MINNESOTA MINNEAPOLIS — MINNESOTA �'/'%� 612-922-3226 55416 I 1 IWO N\WAGE / / / ! — —.. _ 6 �a0 • ' o.Aa•'•" .ra w' • _ µwq��MO�I .� r ,,M • s .. ..,_ , ''r_T ----- -- ---'•-_ I S ►`' Si',0'✓11 '/ � b amr_-----) RLLO "0551N G '''''°OU 0T L�.�� .,fp �Ott sat:� �1 .I —I � I 4! 0 ......,,,p ;. 10 r , 1/4„, .. •• .,...... Li\ \,, i ...... ,. 7 A -',\' •n • 1 a; fJ I ,..:,,,,..,p. i.c.�cW/ANOpy: R_RG_u0r A_ 1 1 �..IIN,! �II Z ■ 1 0 I��` iii\ ,__ rue W I orW I Mill \ � I gJI ` I L:_2- U •I ` 1'\SGGI I .I 1 to • A-1A-+ 1 I I ' \ tIIIT U.S. HIGHWAY NO. • z../ ,4/ ti � a Jlt, i/// o _ I 1 MULCH TOP of BERM-2' /k / 1 Soo SOD z / / TOP OF CURB [[ 0/� OU O A / / FFACE V 2 (/\ Z /: 1 2117-ce l w g TYPICAL BERM AT PLANTING BEDS 0 '6 H 14 > --4 —� \ \` ADJACENT TO PUBLIC RIGHT OF WAY • W U N W ti YI11.nw.q k�� T • V 1 a0( Y < m. • � / N j '.".' \ \ \• \\ \\ z \ \\ \ l�l._ Q \ \ o \ \ \ \ w Loz cc z .\ \ A \ \ O ` \ n \ G'C \ 1 m l \ t:\A iT \ \ O J \ o d $ \ \ \ t....)'.—.' �Z \ U I I it ig3 1 .\ ~ 5 t / _ V)[I sr. tt ' '0 ,„14,,„,,,,,, ,...., * k 1 -__ __ LJ I w '! \ Q yQ t 2 Qo ��.� 0 stn --------------1--$_= ---- — - --—-- --=--- w z N•' w 1 -- — — --. _ - - — l- - -- - - - —' - - - y� - - D.RNrAB rxs Z ..M �; — SIM— IM 0 < 0 4 4 ' CP .6,MOM'/ � mmyna. '� Q a:a 169 a PLANTING SCHEDULE oioi KEY OTT. COMMON BOTANICAL MATURE PLANTING SIZE LANDSCAPE PLAN T" /�- NAME NAME SIZE d�ROOT TYPE N 1 O� o�a� rnPouncOSh 24" /6 POT n PC\.(\ Boo i > '-'/B m \ YEW. TAxUg x MEDIA 38 TO 411 NM i S Por j0 30 3° 120 O N• ^� ��J� * .211 SPRf MG !0"WIDE �� 11111111111111111 1111111111111111111 \ RR, 1111 IIIDIIIIIIllll1111 � � .. R B / \\�� MBDRWTAE, num 10'-0"TO 15.-O' 11 k B44Zo T . c R CP 5 TECNNT OCCIDENTALIS TRUED r-o.HICK 12-0'NIGH. SCALE IN FEET 9 m • c o Fv FLOWERING MAWS IB-0 to 111-4 B k 8 V O W B 2 CRAB, RED SP7ENDER' 2 1R"Y W Z z ' \O'( D REO SPIENDER NOTES: 3 . 31% GREEN SPACE rc w aq FLOWERING MALUS 111-0 TO 111-0 2 k B AUTOMATIC SPRINKLER 5r41LM d 4 CRAB. 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