07-25-2007 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.2312561 planners @nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: July 19, 2007 RE: Little Canada — "The House" Subdivision /Rezoning FILE NO: 758.09 - 07.27 The owners of "The House" have submitted an application to subdivide a neighboring parcel and add a portion of that property onto their land at Condit Street and South Owasso Boulevard. The subdivision takes the north 120 feet of the Zoch property at 2945 Condit and adds it to the House parcel at 300 South Owasso. The total land being transferred is approximately one acre. The applicants propose to re -grade the slope between the two properties to a 3:1 slope along the new boundary line, creating room for a building expansion of about 14,000 square feet to the south side of the existing structure, as well as circulation area for trucks. The slope will occupy the south 60 to 86 feet of the property. The subdivision appears to meet the requirements of the zoning ordinance. The proposed zoning change from B -3 to I -P would not appear to raise any issues by just moving the zoning boundary to the south — the overall land use pattern will remain the same. The applicants have proposed a landscape plan that would add back vegetation to the new slope with a combination of Maple, Oak, and Spruce trees. Because the 2945 Condit property is zoned B -3, screening of the House property is not technically necessary, however, staff would recommend some additional evergreen planting on the hillside to both intensify the revegetation of the hill and provide screening in the event that the land use eventually transitions to the south. The applicant's plans show grading and planting on adjoining property. It was indicated at the Planning Commission that approval had been granted by those owners for this purpose. Verification of the neighbors' agreement should be provided by the applicant