6.14. SR 10-20-1997 - Laserfiche WebLink

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Memo to City Council/CU 97-24 October 20, 1997 Page 2 Parking The existing dimensions of Beaudry Full Serve include approximately 140 sq. ft. of convenience store and approximately 1,300 sq. ft. of office. The proposed improvements would convert the office space to convenience store. Presumably an increase from 140 sq. ft. to 1,440 sq. ft. would increase commercial activity in and around the convenience store, raising questions about available parking. The parking lot to the south of the building is owned by Cretex. According to Mr. Beaudry, a contract for use of some of these spaces is currently being negotiated with Cretex to accommodate increased traffic flow generated by the improvements. Seven parking spaces are required by ordinance. Green Space The site is currently paved right up to Highway 10 on both sides of the sidewalk. This is 35-38 feet beyond Mr. Beaudry's property line, into MN/DOT's right of way. Beyond being aesthetically and environmentally unpleasant, this is not a safe arrangement for pedestrians, as vehicular traffic is invited to drive over the sidewalk. MN/DOT is responsible for pavement between the sidewalk and Highway 10 and wants it to remain. But Mr. Beaudry is responsible for pavement between his store and the sidewalk. Staff would like to see some of this pavement removed. The area of removed pavement can then be used to complete landscape requirements which have not been possible previously, due to the full pavement. Staff believes the landscape requirements are necessary to help the site conform to adjacent property standards as well as those of other properties along the south of Highway 10. This is the lone remaining site in that stretch of Highway 10 with no landscaping. **MN/DOT has seen preliminary plans and has indicated that landscaping within the Highway 10 right of way is acceptable, however, MN/DOT reserves the right to review all plans involving work within the right of way prior to approval. Hostility of environment regarding plant materials is an issue which has been raised. Staff believes the adjacent property to the west (Hardee's) is indicative of the results which can be expected on this site. Hardee's landscaping, including grass in the boulevard, is currently healthy. There is no reason why appropriately hardy and salt-tolerant species should not thrive on the Beaudry site as well. Trees such as honey locust and hackberry and MN/DOT's #40a grass seed mix have demonstrated salt tolerance. *For these reasons, staff believes landscape requirements should be focused in this \\elkriver\sys\shrdoc\planning\brady\cu97-24.doc