6.4. SR 08-18-1997 - Laserfiche WebLink

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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