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MEMORANDUM <br />RE: <br />NAC FILE: <br />BACKGROUND <br />ANALYSIS <br />NORTHWEST ASSOCIATED CONSULTANTS, INC. <br />4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 <br />Telephone: 763.231 2555 Facsimile: 763.231 2561 pl anner s nacplanning.com <br />TO: Little Canada Planning Commission <br />FROM: Laurie Smith Steve Grittman <br />DATE: August 5, 2009 <br />Little Canada Comforts of Home PUD Development <br />Stage Review <br />758.09 09.20 <br />Comforts of Home has submitted an application for a Planned Unit Development <br />consisting of a two 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 2008. PUD zoning as well as a Comprehensive Plan <br />Amendment were approved in conjunction with the Concept Stage approval. <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 owns 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 />