08-25-2004 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCCATED CONSULTANTS, INC. $5OC1 4van Memorial Highway, Suite 202, Golden 'Valley, MN 65422 Telephone: 763.231 .2555 Facdirnile: 763.231 .2561 piafner6avnacplanning.corn MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: August 10, 2004 RE: Little Canada — James Construction Townhouse Concept FILE NO: 758.09 - 04.28 Background and Analysis James Construction is seeking review of a concept plan for 11 townhouse units (a combination of attached and detached units are proposed) on a parcel between Old and New County Road C, adjacent to the west side of the CP (Soo Line) railroad. The parcel is approximately 2.3 acres in size, and is currently zoned R -1, Single Family. The proposed use would require a rezoning to R -2, and a PUD to accommodate townhouses served by a private street. Access to the project would be from the south via a private drive to Old County Road C. The site is adjacent to R -1, Single Family land to the west and north. An area of R -2 zoning lies to the south Old County Road C along Ruth Street. A few attached townhouse units are also located on a triangular plot of land to the west of the site at the intersection of Old and New County Road C. The Planning Commission should review the site with regard to general land use first, then provide discussion on the site plan, density, and unit styles. Following is a discussion of each topic: 1. Land Use. As noted above, the site abuts the railroad, and is adjacent to single family housing along its only common property line. Single family housing also is present to the north (across County Road C), and to the east (across the railroad). To the south, a block of attached housing is located between the railroad and Ruth Street. Planning staff would be concerned that the only abutting property is single family , and the proposed use may not be characteristic of that land use.