07-14-1999 Council Agenda - Laserfiche WebLink

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N I N C - NORTHWEST ASSOCIATED CONSULTANTS MEMORANDUM COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: July 2, 1999 RE: Little Canada - DaVern Office Complex PUD FILE NO: 758.09 - 99.15 Mr. David Ficek has applied for approval of a Preliminary Plat of the "town- office" project along Rice Street. This project has received a concept plan review, and more extensive review of the proposal has been done by staff with this application. There have been some changes in the plan which substantially alter the character of the site, and affect the approval of the office project. The site plan has been changed to increase the parking in front of the southern -most building. However, this has resulted in the building being pushed east into the required50 foot shoreland building setback. There does not appear to be rationale for a variance from this standard. The shoreline issue is also raised in reviewing the grading plan, which creates a significant level of grading within the 25 foot shore impact zone, an area which is to remain undisturbed. The grading plan has also identified an issue with the view of the project from Rice Street. The plan has been developed to essentially flatten the site. Currently, Rice Street slopes up approximately seven feet from south to north. Flattening the site as proposed results in a condition where the northern building will sit substantially below street level, leaving a view primarily of the roof. Staff is concerned that this project would not meet the City Council's intent for this site, which was a high- impact office development which takes advantage of the unique assets of the site. There are several other issues which are raised by the plan. The trash enclosure is located at only one end of the project, leaving a 600 foot distance between the trach receptacle area and the northern -most office space. Trash handling operations should be 5775 WAYZATA SOULEVAR OUIS PARK, MINNESOTA 5541 6 PAGE 142 PHONE 6 3 1 2-595-9837