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+ NORTHWEST ASSOCIATED CONSULTANTS, INC. <br /> 4800 Olson Memorial Highway, Suite 202, Cyolden Valley, MN 55422 <br /> Tetephane: 783.281.2555 Facsimile: 783.231.2581 planners<nacplanning.com <br /> MEMORANDUM <br /> <br /> TO: Little Canada Planning Commission <br /> FROM: Laurie Smith /Steve Grittman <br /> DATE: August 5, 2009 <br /> RE: Little Canada -Comforts of Home PUD -Development <br /> Stage Review <br /> NAC FILE: 758.09 - 09.20 <br /> BACKGROUND <br /> Comforts of Home has submitted an application for a Planned Unit Development <br /> consisting of atwo-level, 52-unit senior assisted-living and memory-care facility. The <br /> subject site is located south of Highway 36 and north of County Road B and is currently <br /> zoned PUD, Planned Unit Development District. The applicant received Concept Stage <br /> approval in December 200$. PUD zoning as well as a Comprehensive Plan <br /> Amendment were approved in conjunction with the Concept Stage approval. <br /> ANALYSIS <br /> Existing Conditions. The property is 4 acres in size and "flag-shaped". The site <br /> contains a large stand of trees as well as an existing billboard structure. To the north of <br /> the property is Highway 36, a pond is located to the west, to the south is County Road <br /> B, and to the east is the Soo Line Railroad. The City awns a small piece of property to <br /> the southwest of the proposed building that contains a water pumping station. The <br /> property generally slopes to the west towards the pond on the adjacent property. <br /> Overall Site Design. The proposed site layout indicates one access onto County Road <br /> B. The proposed access drive is parallel with the Railroad directly to the east. As <br /> indicated above, the City operates a water pumping station to the southwest of the <br /> property. The City will retain an easement over that access drive to obtain access to <br /> the pumping station. <br /> <br />