08-24-2005 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: 763.231 .2561 planners @nacplanning.com PLANNING REPORT TO: FROM: DATE: RE: NAC FILE: Little Canada Planning Commission Stephen Grittman August 9, 2005 Little Canada -Rice Street Office Condominiums - Concept Review 758.09 - 05.23 Background and Analysis The applicant is seeking concept review of a proposed office condominium project at 2962 Rice Street. These parcels are currently occupied by a combination of non- conforming uses, including residential and other uses. The existing buildings would be removed, and the applicant would replace them with 15 office condominium units of 1,360 square feet each, a total of 20,400 square feet of gross area. The 15 units would be broken into six different buildings. The area is zoned PUD, Planned Unit Development. Offices are an allowed use in this PUD District. The plans include a conceptual drawing of a proposed site plan. Architectural information and other plan development would be provided if the project proceeds to the next PUD review stage. However, it should be noted that architectural design is an important component of the City's consideration, and will affect how the project is reviewed in later stages. The site plan layout consists of a single access point from Rice Street which extends east through the full length of the property. A secondary connection is provided that would access the parking area of the Tacheny Town Offices if that connection can be arranged with the neighboring project. The shape of the property inhibits the ability to vary the project design significantly. However, the following comments are offered that should be considered for refinement of the project design: 1. The long, dead -end parking area offers no turn - around space. If visitors to the site find all the spaces taken at the end of the parking area, there will be no way