HomeMy WebLinkAbout1982-12-27 Planner Memorandum NORTHWEST ASSOCIATED CONSULTANTS INC.
MEMORANDUM
TO: LaVonne Wilson t/x//
FROM: David Licht
DATE: 27 December 1982
RE: Oak Park Heights - Super America Station
FILE NO: 798.02 - 82.07
Upon your referral of the proposed Super America Station plans to our office,
we have reviewed the material and have the following comments:
1. Due to the sale of convenience goods items in conjunction with gasoline
sales, a- . t.il use permit is necessary under Section 401.11.D.3.p.
(page 52) of the Ordinance.
2. A provision of the Ordinance under Conditional Use Permits for motor
fuel stations is that the lot must be 150 feet. The subject lot is
shown as 125 feet wide. As such, the lot is nonconforming and a-variance
for expansion of use (both gas and groceries) is required,
a. It should be noted that the lot Aimensions shown in the plan do
not agree with those which are on our most recent copy of the
City Plat Map.
b. We would suggest the City consider an Ordinance amendment as part
of this request or as a separate action, to allow substandard lots
of record to either be automatically developed or to be subject
to a conditional use permit.
3. The parking requirement of the grocery use is 1 space per 200 square feet.
The proposed structure contains 3,220 square feet, therefore requires
16 parking spaces. The motor fuel use requires 4 additional spaces. A
total of. 20 is required for the site, but only 15 have been provided.
4. The driving and parking areas have been placed exactly along the property
lines and should be set back five feet from the line.
5. The plan indicates that only a portion of the driving areas will be
paved. However, a provision of the conditional use requires that all
areas be hard surfaced with a material to control dust and drainage,
subject to the approval of the City Engineer.
4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925-9420
LaVonne Wilson
27 December 1982 Page Two
6. The plan should indicate elevated pump islands, 6 curb separating driving
from pedestrian areas and curbing around the entire perimeter of the site
(5 feet inside property line).
7. The two curb cuts along the 200 foot frontage of Omaha Avenue exceeds
the maximum requirement of 1 curb cut per 125 feet of frontage. One
curb cut should be eliminated.
8. The angle parking stalls are underdesigned. According to Ordinance re-
quirements, i .e. , the stall depth is only 20 feet and the minimum re-
quirement is 20'9 the aisle width is 17 feet, but the minimum require-
ment is 18'6".
9. The lot's size (25,740 sq.ft. ) meets the minimum of 20,000 square feet
required for motor fuel stations as a conditional use. All setbacks meet
the requirements.
10. A signage plan should be submitted in accordance with the Ordinance.
11. All unpaved, nonstructural areas must be planted. A landscape plan
should be submitted.
In summary, a substantial amount of additional work is required for what we
consider to be acceptable plans for development. I might add that these
plans were highly surprising to us, as Super America Stations are typically
examples of high quality service convenience operations. The plans as
presently presented fall exceedingly far short of this standard.
cc: Frank Leier
Brad Lemberg
Mark Vierling