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owarc R. Green Co CONSULTING ENGINEERS August 23, 1999 File: 807250J -0240 Ms. Kathy Glanzer City of Little Canada 515 Little Canada Road Little Canada, MN 55117 RE: BLACKTERN OFFICE PARK Dear Ms. Glanzer: -rpany As requested we have reviewed the most recent submittal for the Blacktern Office Park. The plan we reviewed was prepared by Plowe Engineering, Inc. and has a revision date of August 16, 1999. The plan set consisted of a site plan, preliminary plat, grading and erosion plan and a utility plan. Based upon our review we would offer the following comments: A. Site Plan • The revised site plan has reduced the number of units by one. This was accomplished by reducing the most southerly building from three units to two units. • There is still only one trash receptacle shown on the plan. It is located at the extreme southeastern corner of the development. We question whether this location provides reasonable access for the most northerly building, which is located over 500 -feet from the trash receptacle. • Additional parking has been shown on the site plan where the unit was reduced. The parking at the extreme south end is rather poorly laid out. First there is a four -foot jog in the plat along Rice Street, which makes the most southerly three parking stalls along Rice Street only 16 -feet deep rather than the required 20. Then along the south side of building 17 they have shown diagonal parking with two parallel sites along the southern curb line. It appears that it would be impossible for a car to pull out of the diagonal stalls and turn around to continue their trip out of the parking lot forward if cars are parked along the southern curbline. It is not reasonable to expect a car to back out of a diagonal stall, back around in front of the buildings and continue backing until they can get out of the driveway. The trash receptacle in this southeast corner also provides a hindrance to the corner diagonal stall. ♦ The driveway onto Rice Street has been reduced from 42 -feet wide to 32 -feet wide. We assume this provides two lanes of traffic, one in and one out. City ordinance allows driveways to 24 -feet in width, however, they can be expanded to a slightly larger width based on staff approval. 32 -feet wide seems like a reasonable width, given two lanes of traffic and potentially some larger vehicles entering and exiting to deliver to supplies. \ \SPN WFS \VOL1 \ DATA \PROJ \807250] \0240\250 -2: 1326 Energy Park Drive • St. Paul, MN Page 7 11/644 -9446 toll free 888/368 -4389