07-12-2018 Planning Commission Packet

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25 District 1 This planning district consists of a residential neighborhood north of I-694 around Twin Lake, served primarily by Vadnais Boulevard. Access from the west has recently been reconstructed to improve the intersection near the Rice Street/694 interchange, as well as to accommodate the rebuilding of that interchange in the next few years. This area is subject to joint powers agreements between Little Canada and Vadnais Heights for utilities in some areas, and services have not yet been extended to all property. Utility extensions would be required for any additional subdivision and/or development. This neighborhood consists primarily of single-family homes and is virtually fully developed. The only significant vacant developable property sits between Twin Lake Boulevard and the Vadnais Heights municipal boundary. Abutting this property to the north in Vadnais Heights is the Five Star Mobile Home community. The land use plan designates this property for medium density residential as a transitional land use between the lower densities to the south and the mobile home park. The site could be appropriate for townhouse-style development in the range of 4-6 units per acre. As an alternative, the City would consider a senior housing development at higher density, due to the ability to preserve more of the natural characteristics of the site, and the lower traffic and utility impacts of senior housing compared to other multiple family housing types. Architecture and site planning for either type of development, most likely under a PUD process, would be crucial in the City’s consideration of an attached housing proposal. District 2 District 2 is a commercial/industrial area in the northwest corner of the City, bounded by Rice Street, I-694/I-35E, and the transition line between existing industrial and residential areas generally south of South Owasso Boulevard. In the far northwest corner of the district, commercial property is planned near the Rice Street/I-694 interchange. The area is split by rail lines. Little Canada, with its neighbor communities, supports rail transit on this route, and will continue to actively participate in working toward this objective. In the northwest portion of this District, the City supports the eventual development and redevelopment of commercial uses, particularly where issues related to Rice Street can be resolved through new access to Country Drive on the north. Commercial development may include office and retail uses. The south half of this district is occupied by a variety of industrial uses. Much of this area is dominated by underutilized industrial property with lower-valued buildings and large areas of outdoor storage. While the City’s zoning regulations allow these uses, it is the goal of the City to work toward continuous improvements in this area, both in terms of architecture, site planning, and public improvements. New development should be required to focus on higher development standards, and adaptive re- use should include improvements on an incremental basis. Larger scale redevelopment may be possible, but due to the level of current development and troublesome soil conditions prevalent in