10-12-1988 Council Agenda - Laserfiche WebLink

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new street along the Condit Street right -of -way will need to be very similar to the current grade. This is to provide access to the residential properties adjacent to the west side of the right -of -way and for the existing streets which will remain with this proposal. The cross sections shown in Exhibit E provide a view of the conditions in this area. With this street location and its grade, the properties adjacent to the east side of Condit Street will require careful and sensitive engineering when grading for them is being planned. Retaining walls and /or large slopes are conceivable if the grade is to be lowered 10 or 15 feet to be within 10 or 12 feet of the freeway. * Architectural compatibility and appropriate building types are issues with this plan which must be considered. Of primary concern is the area north of Owasso Boulevard which is currently zoned I -1, Light Industrial. The Little Canada Zoning Ordinance prohibits buildings with metal exteriors in the residential, business and industrial park zoning districts but they are permitted in I -1 District. The Best Auto Repair and Suburban Auto Body buildings are structures with metal exteriors in this area of Little Canada. The area north of Owasso Boulevard is somewhat lower in elevation than the area south of the Quebec apartments where the proposal for redevelopment has been made. Even if the property which is zoned B -3 is regraded and lowered to within 10 or 12 feet of the freeway, it will still be 15 to 20 feet higher than the area at the intersection of South Owasso Boulevard and Country Drive. The proposed redevelopment area is a minimum of 600 feet from the intersection of South Owasso Boulevard and Country Drive and is separated by Suburban Auto Body and the apartment complex. It would appear that due to the difference in elevations and the distance between the two areas, the visual impacts of metal buildings north of Owasso Boulevard on the proposed redevelopment area should be insignificant. Additionally, it should be noted that most of the traffic on the local street system will approach the redevelopment area from Little Canada Road on the south and will probably return to Little Canada Road to access the freeway. As such, many of those conducting business in this area may never know that metal buildings exist north of Owasso Boulevard. The City will need to make a determination as to how important building materials and appearance are in this area of Little Canada. The soils in the area of Country Drive and Owasso Boulevard are also important in determining what may be developed in this area. It is understood that a significant amount of peat exists in this area of Little Canada which could limit the type of buildings which may be constructed. Further investigation by the City Engineer should be conducted to determine what corrective measures to the soils might be necessary to allow the construction of a variety of building types in this area. Once Page 27