05-13-2004 Planning Comm. Agenda

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Howard R, Green Company May 7, 2004 File: $21470)-0240 Honorable Chair and Planning Commission City of Little Canada 515 Little Canada Road E Little Canada, MN 55117-1633 RE: THE VILLAGE AT LITTLE CANADA CITY OF LITTLE CANADA Dear Planning Commission Members: As requested, we have reviewed the submittal package for the final stage PUD for the building on the northeast corner of Rice Street and Little Canada Road within The Village at Little Canada development. The submittal documents dated April 26, 2004, were prepared by Alliant Engineering and included concept plans for grading, drainage, utilities, and building. Also included was a memo from Sherman Associates regarding the required parking per City code and the parking being provided. t3ased upon our review and conversations with the Public Works Director, we would offer the following comments: The City is reconstructing Middle Street this summer as part of its 2004 Street Improvements. At this time, the storm sewer connection point shown on the plans is not included as part of the project. To ensure the City's improvements in Middle Street will be adequate for the developer's needs, we will be coordinating the storm sewer and storm sewer connections, as well as driveway locations, to minimize any need for disruption within the newly constructed street. As part of this, it is important that the developer provide his storm drainage calculations as soon as possible to help in coordinating the size and elevations of the storm sewer lines in Middle Street. It is the City's intention to direct as much storm water from this site to the pond along Marketplace Drive. 2. As indicated above, the developer provided a memo listing that 169 stalls were required by the ordinance, but they believe that the 145 stalls provided would be adequate. The City Planner should provide comment on this request. However, the parking layout shown on the plans provide for only four handicap accessible stalls. If 145 stalls are allowed for parking, five accessible stalls would be required; if 169 stalls are required, six handicapped stalls must be provided. 3. It appears that there is over the maximum 1:50-foot slope across the handicap parking stalls. Further detail should be provided in the final plan to verify compliance with this requirement. 4. It appears that only a portion of the south lot will be constructed with the commercial office building, and that some temporary curbing be installed for an access drive to Middle Street. Whether or not the entire lot is to be constructed with the commercial office building, top of curb elevations, and a grading plan should be completed for the entire lot to ensure proper drainage. Although several top of curb elevations are Lir-050704-Planning Com.doc ?550 University Avenue West Suite 400N St. Paul, MN 55114 651/644-4389 (ax 651/644-9446 toll free 88£3/368-43II9