12-11-08 Planning Comm. Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Little Canada Planning Commission FROM: Carie Fuhrman /Steve Grittman DATE: December 5, 2008 RE: Little Canada -Comforts of Home PUD -General Concept Stage NAC FILE: 758.09 - 08.29 BACKGROUND Comforts of Home has submitted an application for an assisted living and memory care facility located south of Highway 36 and north of County Road B. Comforts of Home is proposing atwo-level, 44-unit senior assisted-living and memory-care facility with a 15,100 square foot footprint with access onto County Road B. The site is currently zoned B-W, Business-Warehouse. The project shall require a Zoning District Amendment to Planned Unit Development, a Comprehensive Plan Amendment, and a Planned Unit Development. The applicants are in the general concept stage of the PUD process at this time. The application materials that have been submitted include a proposed site layout, a colored building perspective, an aerial image of the site, along with a written statement generally describing the proposed development. ANALYSIS Existing Conditions. The property is 4 acres in size and "flag-shaped" in size, generally buffered from any other uses. Directly to the north of the property is Highway 36, a pond is located to the west, to the south is County Road B, and to the east is the Soo Line Railroad. The City owns a small piece of property to the southwest of the proposed building that contains a water pumping station. The property generally slopes to the west towards the pond on the adjacent property. Overall Site Design. The proposed site layout indicates one access onto County Road B. The proposed access drive is parallel with the Railroad directly to the east. As indicated above, the City operates a water pumping station to the southwest of the property, which the applicants have provided access to off of their access drive, according to the site plan.