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<br />IHI G IT <br />Hoisington Group Inc. <br /> <br />LAND USE CONSULTANTS <br /> <br />AMOCO FUEL STATION EVALUATION <br /> <br />INTRODUCTION <br /> <br />Hoisington Group Inc. (HGI) was asked by Amoco to assess whether or not <br />an automotive fuel service station would represent an appropriate use of <br />land at the intersection 'of Lexington A venue and Trunk Highway 36 in <br />Roseville given existing land use and traffic patterns and current City <br />public policy.' This report represents our findings. <br /> <br />In making. its evaluation, HGI reviewed existing land use patterps, the City <br />Zoning, Ordinance and Comprehensive Plan, the Benshoof Traffic Study <br />dated February 13, 1992 and the ,Bradford Schools PUD record. We <br />discussed the project with the City's planning consultant Phil Carlson and <br />field studied the site and area to ascertain the degree to which the service <br />station would. be visible from Trunk Highway 36' given the grade <br />differential between the site and the highway. <br /> <br />Applying accepted land use principles, we condude' that the Amoco <br />development will be appropriate at this location and that it will not change . <br />the land use character of the Trunk Highway 36 corridor or the spirit of <br />existing public land use policy in east Roseville. <br /> <br />FINDINGS OF FACT <br /> <br />1. Proposal: Development of an Amoco Station having a 1,248 square <br />foot convenience stor_e and a 792 square foot car wash. It will be an <br />upgraded facility with brick fascia. It will also be a gasoline only (no <br />repair) facility. <br /> <br />2. Site Location/Size: ' Located on .91 acres on northeast corner of. <br />Lexington A venue and Trunk Highway 36. <br /> <br />3. Visibility From Trunk Highway 36: Very limited. Site IS substantially . <br />below the elevation of, Trunk Highway 36. <br /> <br />4. Traffic Impacts: Amoco facility will not change peak hour level of <br />service at Lexington intersections. Will not increase delays for <br />Grandview Avenue traffic (Benshoof Traffic Study). As a drive-by <br /> <br />7401 Metro Blvd. . Suite 340 . Minneapolis, MN 55439 . (612) 835-9960 <br />