HomeMy WebLinkAbout1990-08-01 NAC Ltr to Harry Schroeder Northwest Associated Consultants, Inc.
U R B A N P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H
1 August 1990 T k f0 py
Mr. Harry Schroeder
The Schroeder Associates
930 Lawnview Avenue
St. Paul, Minnesota 55126
RE: Oak Park Heights - Conoco
FILE NO: 798.02 - 89.14
Dear Mr. Schroeder:
Due to Mr. Gutoske being on vacation this week, Mr. Bob Kirmis
and I have handled a review of the draft revised site plan for
the Oak Park Heights Conoco station which was received via fax
transmission on Monday.
Our review of the revised plan indicates a number of significant
concerns which we believe should be resolved prior to City
Council presentation. A summary of issues is attached for your
reference.
We would suggest your contacting our office later this week or on
Monday of next week when Mr. Gutoske will be back in order to
arrange a meeting at which the concerns can be discussed and
hopefully resolved.
Very truly yours,
NORTHWEST ASSOCIATED CONSULTANTS, INC.
David R. Licht, AICP
President
cc: LaVonne Wilson
Mick Kaehler
., 1 E. 'elsior Blvd. •Suite 410•Minneapolis, MN 55416.(612) 925-9420•Fax 925 -2721
. .
MEMORANDUM
TO: David Licht
FROM: Bob Kirmis
DATE: 1 August 1990
RE: Oak Park Heights - Conoco CUP
FILE NO: 798.02 - 89.14
Per your request, I have reviewed the revised Conoco
gas /convenience store site plan received yesterday and have
compared it to the plan approved in October of last year. The
revised plan (Exhibit A) illustrates a number of site design
changes from the earlier approved plan (Exhibit B). I believe
that as a result of these design revisions, the subject project
will require additional City Council review and approval.
A summary of illustrated design revisions is provided below:
1. The revised plan illustrates a detached, rather than
attached carwash facility. As shown on the attached plan,
the carwash has been shifted approximately 35 feet to the
2. As a result of the carwash relocation, the facilities trash
enclosure has been shifted approximately 12 feet to the
west. This presents some concern in that the enclosure
location will produce access problems if vehicles are to be
parked west of the facility as illustrated upon Exhibit B.
3. The revised plan illustrates expanded curb cut widths from
both 60th Street and Omaha Avenue. Whereas the approved
plan illustrated 30 foot curb cuts via each roadway, the
revised plan illustrates a 35 foot curb cut from Omaha
Avenue.
' . •
4. The revised plan proposes a southerly shift of the
facility's Omaha Avenue curb cut. The access point as
illustrated on the revised plan, lies 15 feet south of its
former designated location. The southerly shift of the curb
cut raises extreme concern by disallowing direct alignment
with an adjacent access point to the west.
5. The revised site plan illustrates only 8 parking stalls as
opposed to 14 upon the approved plan. This raises major
concern in that parking calculation has determined that 11
spaces are required of the subject facility. In addition,
the revised plan does not illustrate a required handicapped
stall.
6. Whereas a 12 foot wide drive aisle was formerly proposed to
access the carwash facility, an 18 foot wide drive has been
illustrated on the revised site plan.
7. The revised site plan illustrates a larger bituminous
surface area than the approved plan. Specifically, a
significant amount of former "green area" in the
northwestern corner of the site has been converted to hard
surface area.
Please advise as to whether you would like me to proceed in
preparing a planning report for the subject facility. The
developer has indicated that he would like this item on the 13
August City Council agenda.
. •
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EXHIBIT B - APPROVED SITE PLAN