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RUG -23 -1999 16.30 NFAC MEMORANDUM NAC 612 595 9837 P.01/06 NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Little Canada Mayor and City Council FROM: Stephen Grittman DATE: August 23, 1999 FIE: Little Canada - DaVern Preliminary Plat/PUD FILE NO: 758.09 - 99.15 DaVern has revised its plat, now called "Blacktern Office Park", following additional engineering review and site plan issues raised by the City. The revision has resulted in a removal of one of the town -office units, resulting in a 17 unit project, rather than 18 units as originally proposed. The building locations appear to meet the 50 foot building setback from the shoreline, and the grading plan appears to show compliance with the required 25 foot setback for undisturbed natural landscape, as required by the Shoreland Ordinance. It was staff's understanding that the Watershed District had taken issue with setbacks from the wetland area which would have significantly impacted the design of this project (as well as the ability to develop this site at all). The developer will need to provide documentation that these issues have been resolved. Staff had previously worked with the developer to estimate a parking demand which was more closely related to the probable parking requirement for the site. The recommendation made by staff was fnr a requirement of 140 spaces, approximately 7.8 spaces per unit. The applicant's new plan reduces the unit count, and increases the parking to provide this ratio of parking for 17 units. As noted in our parking analysis for this project and for the City in general, this approach to parking demand would be consistent with our recommendations for changes to the City's zoning ordinance, as well as with many other office parking standards around the Twin Cities and elsewhere. The parking area on the south end of the complex would be difficult to access due to the configuration. However, by redesigning the five angled spaces and the two parallel spaces on the end of the lot, a more acceptable arrangement can be accomplished without losing parking spaces. The trash enclosure Is shown in this area as well. The applicant has Indicated that a maintenance service would be collecting trash from the individual units so no single unit would be too far from the trash enclosure area. 5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. MINNESOTA 5541 6 PHONE 6 1 2 -595 -9636 FAX 61 2- 595.9837 E -MAIL NAC p WINTERNET,COM PAGE 1