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 -Twin Lake Woods PUD -General Concept Stage NAC FILE: 758.09 - 08.28 BACKGROUND Master Civil & Construction Engineering, Inc. has submitted an application for a mixed use project development to include a residential housing and memory-care facility in conjunction with a retail building and an office/commercial building for the vacant land located at the southeast corner of Rice Street (State Highway 49) and Country Drive. Comforts of Home is proposing a 52-unit senior assisted-living and memory-care facility with a 15,100 square foot footprint along Rice Street. Told Development Company is proposing atwo-level retail building with a 5,000 square foot footprint along Rice Street and athree-level office/commercial building with a 7,120 square foot footprint along Country Drive. The site is currently zoned B-3, General Business. The project shall require a Zoning District Amendment to Planned Unit Development and a Planned Unit Development. The applicants are in the general concept stage of the PUD process at this time. The only application materials that have been submitted include a proposed site layout, colored building perspectives, along with a written statement generally describing the proposed development. A map depicting the existing site conditions has not been submitted. ANALYSIS Existing Conditions. The subject site is 15.1 acres in size and located to the southeast of Rice Street and Country Drive. The lot is currently covered by trees and contains a large wetland/pond area to the southeast commonly known as Black Tern Pond. In the northwest corner of the site is an existing fast food building (Taco Johns). To the south of the site is an existing office condominium site that has been developed by the site's property owner. A site plan depicting the existing conditions of the site has not been submitted.