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r--,— Attachment E Fr N Northwest Associated Consultants Inc. A C U R B A N PLANNING • DESIGN • MARKET RESEARCH nTEMORANDUM TO: Little Canada Planning Commission FROM: Richard McLaughlin/Stephen Grittman DATE: 1 December 1994 RE: Little Canada - Bluffs Twin Homes PUD FILE NO: 758.09 - 94.37 Masterpiece Homes is proposing a twin home development of 38 units on Minnesota Avenue, to the east of Rice Street. The preliminary plat is being presented to the Planning Commission for review and comment before further design development continences. The following comments are in response to issues raised by the current proposal and are intended for discussion by the Planning Commission, A. Density. The overall density of 3.4 wets/acre includes 38 units on 11.17 acres is appropriate to the current R-1 and B-3 zoning of the site, and to the land use intensity of adjacent land uses. B. Site Layout. The preliminary plat indicates that the development is to occur on the western portion of the lot around a realigned roadway and cul-de-sacs, leaving a significant portion of the eastern side of the lot as a wooded preserve. This site configuration is practical and should be considered acceptable. C. Traffic/Streets. The cul-de-sac to thiEMPUA11 proposes potential problems with regard tot, the number of. driveways it serves. Units 23-32, a total of eight units, are served by of, continon Efi i�1?�ay. Coil5lderillg tllat iITOSt reSiClentS �v111 be backing out of their garages and driveways and the need for convenient access by fire trucks and ernergency vehicles, there is an awkward traffic pattern created by the current configuration of the common driveway and its relationship to the cul-de-sac. In addition, 18 units are being served by the cul-de-sac itself, creating an inordinate number of Curb cuts along its perimeter and a massive area of pavernenthit one place. 5775 Wayzata Blvd.. Suite 555 • St. Louis Park, MN 55416 - (612) 595-9636•Fax. 595-9837