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HMO &UbW ! a, -Qt atit9 C'MSkbt!AWM, <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 Planning Commission <br />FROM: Stephen Grittman <br />DATE: September 11, 2001 <br />RE: Little Canada - Montanari Homes Senior Housing Rezoning <br />FILE NO: 758.09 - 01.16 <br />Background and Analysis <br />Montanari Homes is proposing a subdivision and rezoning on a parcel which lies south of <br />the Goodyear building between Rice Street and Park Street. The proposal would split the <br />Rice Street frontage from the remainder of the parcel, and rezone the larger eastern <br />portion of the property from B -3, General Business to R -3, Multiple Family Residential. <br />The applicant would then construct a three -story 44 unit multiple family building on the R -3 <br />land, with underground parking. The western Rice Street frontage would remain zoned as <br />13-3, for a future commercial use. <br />The Comprehensive Plan suggests that the Rice Street land use pattern should be a <br />predominance of commercial development interspersed with areas of residential use. This <br />area has been one of the suggested areas where residential uses may be appropriate. <br />However, the City has generally discussed residential uses as being townhouse style <br />buildings, rather than multiple family structures. Townhouses would require an R -2 zoning <br />and (usually) a Conditional Use Permit. The R -3 District allows townhouses and multiple <br />family buildings as permitted uses. <br />Density and building size are the primary impacts of a multiple family zoning designation. <br />With regard to density, multiple family dwellings may be constructed at densities up to one <br />unit per 2,500 square feet of buildable lot area. Buildable lot area is considered to be land <br />that is neither public street, pond, nor wetland. Townhouse densities may be no more than <br />one unit per 5,000 square feet, and are often less due to site development constraints and <br />building configurations. <br />Page 23 <br />