09-24-2003 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Lou is Park, MN 55416 Te €ephone: 952.595,9636 FacsiTnile: 952.595.9837 planners @nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: September 5, 2003 RE: Little Canada — Torkelson Subdivision FILE NO: 758.09 - 03.30 BACKGROUND Mike Torkelson has applied for a Rezoning from B -3, General Business to R -2, Single and Two Family Residential to permit the construction of a residential unit on a parcel along Park Street. The parcel in question adjoins the north property line of the recently built "town- office" complex zoned B -3, and the south property line of 102 County Road C, the site of a multiple tenant commercial /industrial building, also zoned B -3. Across Park Street to the east is a line of single family homes, all zoned R -1, Single Family Residential. The applicant has submitted a site plan with the application that indicates the proposed construction of a single family home on the subject property. ANALYSIS Rezonings are governed by the plans and policies in the Comprehensive Plan. In this area, a general dividing line between commercial and residential designation follows Park Street. However, policies in the Plan also include support for similar land uses facing each other, sharing the same streets, and creating and use transitions at rear lot lines. This proposal would be consistent with that direction. VVhen the City has reviewed commercial activity on both of the neighboring property, commercial traffic access has been a concern of the neighborhood and of the City. For the office project, access to Park Street was complicated by a curve in the road and steep hill that limited visibility. In response, the City required that all access to the office development come from Rice Street. Similarly on the 102 County Road C parcel, the