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N <br />NORTHWEST ASSOCIATED CONSULTANTS <br />INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Cynthia Putz -Yang / Stephen Grittman <br />DATE: April 13, 2000 <br />RE: Little Canada - Market Place Shopping Center Plat <br />FILE NO: 758.09 - 00.14 <br />In 1998 Bob Grootwassink was granted approval of a plat for the Market Place Shopping <br />Center. That plat was never recorded and a new application for plat approval has now <br />been made for the Market Place Shopping Center. The information in the submitted plat <br />is consistent with the information that was previously approved. The plat has been drawn <br />in a technical way that is an improvement from what was previously submitted and is more <br />consistent with a standard plat application. The purpose of the plat is to allow the <br />conveyance of a parcel to the Garden Terrace Apartments for an expansion of that facility, <br />and the creation of a new lot in the parking area which could accommodate future <br />freestanding development. Many of the issues from the 1998 planning review remain <br />relevant today and are discussed below. <br />The parcel adjacent to the Garden Terrace apartments would not cause any particular <br />issue, on the assumption that Garden Terrace will proceed to add it to their property for <br />development. Since the area is zoned Planned Unit Development, the City would retain <br />some development control, both over use and project design. Therefore, in the event that <br />Garden Terrace does not complete a purchase, development on the lot by anybody would <br />require City review and PUD approval. <br />The second lot (consisting of a large portion of the Market Place's parking lot) raises the <br />issue of parking supply to the shopping center. To avoid the issue, the City's Zoning <br />Ordinance permits the City to issue a Conditional Use Permit for joint parking. Such a <br />permit would be recorded against the titles of both new parcels to require that each has <br />access to the other for parking and circulation. The total parking supply would be at issue <br />when new development is proposed for the parking lot parcel. Both the CUP for joint <br />parking and the PUD zoning would permit adequate City review on this issue. <br />pc: Kathy Glanzer, Elizabeth, Mursko, Greg Schroeder, Steve Westerhaus, Terry Maurer <br />5775 WAYZATA BOULEVARD, <br />PHONE 612-595-9636 FAX <br />"- -- ' '"UIS PARK, MINNESOTA 55416 <br />Page 39 <br />F.-MAIL NAC @ WINTERNET.COM <br />