03-09-00 Planning Comm. Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS I NC COMMUNITY PLANNING DESIGN - MAR1<ET RFS EARL H MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: February 8, 2000 RE: Little Canada -Masterpiece Homes - Jackson/Little Canada Road PUD FILE NO: 758.09 - 99.28 Gordie Howe of Masterpiece Homes has redesigned his proposed twinhome development at Little Canada Road and Jackson Street. The previous layout included a street access from Little Canada Road sweeping north and west toward Jackson Street near the intersection with Bryan Street. Twinhomes fronted the new street, as well as along Jackson, and the north acre or so was reserved for park. Upon receiving results of soil tests on the property, the applicants have revised the plan to terminate the new street with a short cul-de-sac from Little Canada Road, and left the north 2.75 acres in park land. The soils to the north, where the property drops in elevation, made building and street construction unfeasible. As a result, the project contains twenty two units in eleven buildings. Four of buildings front on Jackson, all south of the Bryan Street intersection. The other seven buildings are clustered around the cul-de-sac street, with an open area immediately west of the end of the cul-de-sac. The applicant is requesting the approval of a concept plan PUD. The request for PUD processing is due to the dimensions of the property, and the intent to optimize the number of units on the remaining land. At 2.75 acres, the park dedication from this parcel will be more than 35%. The applicant is also requesting that the east five feet of the Jackson Street right-of-way be vacated, returning that streetthe narrower right-of-way standard now used by the City. This would accommodate a full thirty foot front setback for the Jackson Street buildings. 5775 WAYZATA BOULEVARD, '-"'-- PHONE 61 2-595-9636 FAX .OUIS PARK. MINNESOTA 5541 6 Page 3 E-MAIL NAC a WINTERNET.COM