Laserfiche WebLink
<br />5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 <br />Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: December 11, 2001 <br />RE: Little Canada -Northwest Area Industrial Land Use <br />FILE NO: 758.10 - 01.07 <br />The City has been discussing the future land use planning for the Northwest Area of <br />the City, particularly the land north of the Burlington Northern Railroad along Country <br />Drive, facing Interstate 694. This area is currently zoned a mix of Industrial Park and <br />Business Warehouse, and is comprised of a mix of industrial, warehouse, office, <br />warehouse, and showroom retail. Since the Knox Lumber site closed its business this <br />past fall, there has been a concern whether the former combination of retail, <br />open/outdoor display and storage was appropriate for the area, and what would be the <br />"highest and best use" of the property, given its location and exposure to the freeway. <br />In discussions with the City Council, Planning Commission, and staff, the City has <br />proposed the several assets of the area, including the following: <br />1. Freeway exposure <br />2. Rail access <br />3. Frontage road access <br />4. Proximity to freeway interchange with I-694 <br />5. Proximity to freeway interchange with I-35E <br />6. Proximity to Rice Street, a minor arterial street <br />7. Quality site and building development, generally <br />8. Nearby open space/pond area <br />From a land use standpoint, these assets would support future development that is <br />similar in nature to the surrounding area, including office, retail, and showroom. <br />Industrial manufacturing uses would be somewhat less desirable due to the existing mix <br />of retail activity. Moreover, the exposure to the freeway is usually not as great a <br />