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NORrH.WEST • A,S;SO:CIiATE,D CO:N;SU,L.TANTS;, INC. <br />5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 <br />Telephone: 952,595.9636 Facsimile: 952.595.9837 planners @nacplanning.com <br />MEMORANDUM <br />TO: Little Canada Mayor and City Council <br />FROM: Stephen Grittman <br />DATE: April 24, 2002 <br />RE: Little Canada — Little Canada Office Park (Montaneri) <br />ALE NO: 758.09 — 01.26 <br />A proposed final site and landscaping plan has been provided by the developers of this project, <br />following approval from the Watershed District for the alteration and protection of the wetlands <br />on the site. The plan raises the following issues: <br />a. Parking. Parking is provided at a rate that is slightly below what we would expect for <br />usable space. We have been using a formula on small office spaces estimating that <br />approximately two- thirds of the building will be considered "usable" office space. At <br />one parking space per two hundred square feet of usable office, the parking demand <br />for the project would be 102 spaces. The site plan shows a total of 87 spaces, 15 <br />short of the estimate. This works out to a demand of about seven spaces per office <br />unit, and a supply of about six spaces per unit. Because there is no opportunity for <br />overflow parking on- street, planning staff would suggest that a revised parking plan <br />be prepared that increases the parking supply, reduces the building sizes, or <br />reduces the number of buildings. A "proof of parking" concept may work, but only if <br />the future parking area would be accessible to the buildings. <br />b. Site Plan. The plan has been modified from previous concepts to add two office <br />units near Rice Street, and connect the project with an internal driveway that avoids <br />access from Park Street. This arrangement appears to be satisfactory, given <br />previous comments on circulation in the area, and future land use planning. <br />c. Landscaping. The site is reasonably well landscaped, with the exception of the <br />south boundary. A planting of a few five -foot spruce trees in shown adjacent to the <br />adjoining residential property. This planting should be intensified to show spruce <br />trees no more than 12 feet apart, and an underplanting of evergreen shrubs. It is the <br />intent of the zoning ordinance that the parking area in this portion of the site would <br />