05-26-2004 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9537 planners @nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: May 10, 2004 RE: Little Canada — Village at Little Canada — Final Stage PUD and Final Plat FILE NO: 758.09 - 04.16 Background and Analysis Sherman Associates has submitted a request for Final Stage PUD approval, together with a re- notification of the original applications (Concept Stage PUD, Development Stage PUD, Preliminary Plat, and Architectural Review). The re- notification is intended to ensure that proper notice was published due to concern that the official newspaper did not carry the correct publications. The proposed plans are for the first commercial building at the northeast corner of Little Canada Road and Rice Street. The building is a two -story structure consisting of approximately 26, 000 gross square feet of office space. Planning staff would calculate a demand for approximately 94 parking spaces. The site plan is generally consistent with the Development Stage PUD approvals, however, phasing may be a concern. The first phase plans show an initial parking lot construction of 78 spaces. Future parking construction would occur with the second phase, to be shared with other buildings in the PUD. However, the initial project may raise a parking supply issue if additional parking lot is not added to the first phase of construction. Planning staff would recommend that either additional parking is constructed with the first phase, or the City retains the right to require additional parking lot construction if demand demonstrates the need. An additional 57 spaces are shown in Phase 2 to accommodate the addition of a restaurant at the corner of Little Canada Road and Middle Street.