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NORTHWEST ASSOCIATED CONSULTANTS, INC. <br />4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 <br />Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners(&jnacplanning.com <br />PLANNING REPORT <br />TO: <br />FROM: <br />DATE: <br />RE: <br />NAC FILE: <br />Little Canada Mayor and City Council <br />Stephen Grittman <br />September 9, 2005 <br />Little Canada -Rice Street Office Condominiums - <br />Concept Review <br />758.09 - 05.23 <br />Background and Analysis <br />This report updates the original staff report regarding the proposed office condominium <br />project at 2962 Rice Street. The applicant has revised the site plan substantially from <br />that which was provided to the Planning Commission. New comments are inserted into <br />this report in bold italics to contrast from the original staff review. <br />The applicant is seeking concept review of a proposed office condominium project at <br />2962 Rice Street. These parcels are currently occupied by a combination of non- <br />conforming uses, including residential and other uses. The existing buildings would be <br />removed, and the applicant would replace them with 15 office condominium units of <br />1,360 square feet each, a total of 20,400 square feet of gross area. The 15 units would <br />be broken into six different buildings. The area is zoned PUD, Planned Unit <br />Development. Offices are an allowed use in this PUD District. <br />The revised plan changes the proposal to 12 office condo units, each with two <br />stories, in four building clusters of 2 to 4 units. The total floor space is now <br />shown as 27,885 square feet, with an estimated usable floor area of 23,700 square <br />feet (85 %). The individual units range from 1,115 to 3,380 square feet each. <br />The plans include a conceptual drawing of a proposed site plan. Architectural <br />information and other plan development would be provided if the project proceeds to the <br />next PUD review stage. However, it should be noted that architectural design is an <br />important component of the City's consideration, and will affect how the project is <br />reviewed in later stages. <br />The site plan layout consists of a single access point from Rice Street which extends <br />