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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