05-28-2003 Council Agenda - Laserfiche WebLink

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c.: Q NA 1 ICZA NYfl„ WC, 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Cynthia Putz -Yang / Stephen Grittman DATE: May 5, 2003 RE: Little Canada — Village Square - The Village Townhomes Development Stage and Final Stage PUD FILE NO.: 758.09 — 03.09 Background and Analysis Sherman Associates is requesting Development Stage and Final Stage PUD approval for a development that would contain 52 townhome units. The site has frontage on Little Canada Road near Rice Street. The area to be reviewed is part of a mixed -use project that includes a commercial /senior housing building at the corner of Little Canada Road and Rice Street. The property is zoned Planned Unit Development (PUD) and is guided for mixed commercial and residential land uses consistent with the Rice Street/Little Canada Road Redevelopment Plan. Existing Conditions and Lot Split. The townhome project is proposed to be implemented in three phases. The first phase has frontage on Little Canada Road. Each subsequent phase moves further south. The second phase contains some land that is currently part of a neighboring property to the west. An administrative lot split is proposed. The neighboring property is zoned B -3 General Business District and contains four one -story buildings. With the lot split, one of the buildings would be on the Village Square property and will need to be demolished. Another building, labeled shed, would be located only six feet from the proposed rear property line. The required rear yard setback in the B -3 District is 20 feet; therefore, the shed must be demolished or relocated, or a variance must be requested from the setback standard. Bituminous paving extends over the proposed property line. Bituminous paving on the Village Square site will need to be removed. Paving should also be removed on the neighboring site to be no closer than five feet from the proposed property line. An overhead utility line, overhead telephone line, and fence on the proposed Village Square property must also be removed.