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NORTHWEST ASSOCIATED CONSULTANTS, INC. <br />4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 <br />Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacpla nning.com <br />PLANNING REPORT <br />TO: Little Canada Planning Commission <br />FROM: Bob Kirmis /Stephen Grittman <br />DATE: September 5, 2008 <br />RE: Little Canada - Culver's Restaurant PUD Permit <br />NAC FILE: 758.09 - 08.17 <br />Background and Analysis <br />Sweet Cream Enterprises LLC. has requested approval of a planned unit development <br />(PUD) permit to allow the construction of a 3,954 square foot Culver's restaurant upon a <br />41,530 square foot site located north of First Bank Drive and east of Rice Street. <br />The subject site is zoned PUD, Planned Unit Development and is included in the Rice <br />Street/Little Canada Road Redevelopment Plan which anticipates a mixture of retail, <br />office and residential uses in the area. <br />Comprehensive Plan. The proposed restaurant use is consistent with the guided mix <br />of retail, office and residential uses for this area as established by both the <br />Comprehensive Plan and the Rice Street/Little Canada Road Redevelopment Plan. <br />Such use is expected to provide employment opportunities as well as daytime market <br />support for area retail and service businesses. <br />Zoning. The subject property is zoned PUD, Planned Unit Development. To <br />accommodate the proposed use, the processing of a PUD permit is necessary. <br />Access. The subject site is accessed from the north via a single point along Market <br />Drive and from the south via two points along First Bank Drive. While the access <br />locations respond well to design parameters established by surrounding development, <br />some concern exists in regard to westernmost access along First Bank Drive. As <br />proposed, such access is located 20 feet from the Rice Street right-of-way. Of <br />particular concern is the possibility that vehicles waiting to access the site may stack <br />into the Rice Street right-of-way. To address this concern, consideration should be <br />given to allowing only exit maneuvers from the westernmost access on First Bank Drive. <br />This issue should be subject to further comment by the City Engineer. <br />