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River Valley Church August 26, 1994 page 3 It is noteworthy that the site plan and the grading plan show the parking lot in different locations. On the grading plan, the parking lot is displaced approximately 20 feet south from its location on the site plan. The City code requires that parking stalls be not less than 10, x 20'. Th25 tahe are 9' x 18'. Planting islands are required for lots designed for more than e Stalls plan cars.11s on the least 10% of the parking area must be devoted to these planting islands. The parking lot Plan must be redesigned to meet these requirements. The access drive to CSAH 17 will require the appropriate permits from Washington County. It is suggested to the applicant that the access drive be ,moved to connect with the northern part of the parking lot rather than the southern entpart. This would improve circulation for vehicles dropping off passengers at the front Parking. This becomes especially iry the church before T important for special events such as weddings, for elderly churchgoers, and in cold weather. Moving the access drive may Of the holding pond slightly, affect the design The design of the passenger drop-off point should also facilitate easy vehicle circulation to and from the building entry. As currently shown, a vehicle would have abarely 20 feet of pavement to make a 90 degree turn after dropping off passengers at the building entrance. The landscaping plan does not provide adequate line of sight down CS 17: the shrubs are too close to the end of the drive and would interfere with the view of the road. This must be corrected, From a point 50 feet from the CSAH right-of-way, a line drawn at a 45-degree angle back to the road clef placed. nes the area in which no obstruction should be SIR: A sign is indicated on the site plan at the comer of Tq 36 information regarding type or size of the sign is offered. and CSAH I7. No This sign location meets the requirement that it must not impede vision within 100 feet of the intersection on a corner lot. All signs must meet the requirements of the sign ordinance and the appropriate Permits must be obtained. Solis: Soils on the site are classified by the Washington County Soil Survey as silty loam, which has good potential as a building site but poor quality for on site septic systems. In addition, special precautions may be necessary to protect paving from frost damage. Plans for the project indicate sites for percolation tests and soil borings. The results of th tests should be submitted to the City for review by the City Engineer. ese Aiahwav lnterchanFe R11 ; highway ramp alternatives in the TH. 36Access Plan show a partial -access interchange at Hwy. 36 and Lake Elmo Ave, The applicant has contacted MnDOT about possible effects on the project site (see attached memo from MnDOT file). . LandsCape ArCnrlecw. _ - - -