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Memo to the Planning Commission/CU 00-15,P 00-9 <br /> May 23,2000 <br /> Page 2 <br /> to construct a carwash addition to the Elk River Cenex convenience store. In order <br /> • to obtain a building permit in the urban service district, the Elk River City <br /> Ordinance requires that the lot be platted. <br /> The site is presently a convenience store and gas station with a Subway sandwich <br /> shop. Adjacent the building is a large bituminous paved area for parking with <br /> canopied gas pumps in the front of the store. There are two above ground propane <br /> tanks on the site and propane is sold in the store. Along the north property line is a <br /> flagpole and two pay telephones. A large pylon sign is located on the northwest <br /> corner of the site. <br /> The site appears to be used for overnight semi-tractor and trailer parking. <br /> Analysis <br /> Drainage and Utility Easements <br /> 10' Drainage and utility easements are required inside the perimeter of the <br /> property. The easements are not indicated on the preliminary plat. <br /> Curb and Gutter <br /> Presently, the parking lot has no curb or gutter. The City Ordinance requires curb <br /> and gutter for high use commercial sites. The curbs will help define vehicle use <br /> • areas and control parking and protect landscaped areas. <br /> Access <br /> The site is accessed from Highway 10 from the northeast and from Orono Road from <br /> the south. The access from the northeast is over 50 feet wide. City ordinance <br /> requires a maximum width of 30 feet. A narrower drive will encourage slower and <br /> safer vehicle movements in the parking lot. <br /> Vehicular Circulation <br /> As shown on the site plan, the drive lane south of the building is only 22 feet wide <br /> between parking stalls. City ordinance requires a minimum width of 24 feet. Staff <br /> recommends that the parking near the building remain and the remainder be moved <br /> to another location to provide room for car wash stacking. <br /> Furthermore, the drive lane behind the building should be widened to allow for <br /> improved turning into the carwash as well as a drive through lane around the <br /> outside of the stacking. The stacking lane should be striped and signed as one-way <br /> traffic. <br /> At the exit of the carwash a concrete curb or barrier should be provided to direct cars <br /> exiting the gas pumps away from the carwash exit to minimize conflicting vehicle <br /> • movements. <br /> \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cenex.doc <br />