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NMC <br />MEMORANDUM <br />NORTHWEST ASSOCIATED CONSULTANTS <br />COMMUNITY PLANNING - DESIGN - MARKET RESEARCH <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: June 7, 1999 <br />RE: Little Canada - Biagini Office PUD <br />FILE NO: 758.09 - 99.17 <br />BACKGROUND <br />Mr. Dick Biagini of RAB LLC has applied for a Preliminary Plat and PUD Approval to <br />develop two office buildings along Country Drive. The project involves City participation <br />in acquiring and currently occupied by Precision Tree, and includes a total of about 560 <br />feet of frontage on Country Drive. The area is zoned PUD, Planned Unit Development, <br />and would accommodate office uses with a PUD Permit. <br />ANALYSIS <br />Each building is proposed to contain 25,500 square feet of net leasable area. This <br />translates to a parking demand of 128 spaces per building, or 256 spaces overall. The site <br />plan has been designed to provide wide landscaped areas facing the internal parking area. <br />The plan provides a total of 227 spaces, 29 fewer than the requirement. Also of concern <br />is the parking at dimensions. The parking lots as drawn are approximately 57 feet "wall <br />to wall ", including two bays of parking and one drive aisle. The Ordinance standard for <br />this dimension is 64 feet, although 60 to 62 feet is often used, especially where one of the <br />bays of parking will overhang a sidewalk. <br />The front planting areas would provide an opportunity to deepen the parking bay <br />dimension, as well as provide for additional parking supply. An additional 20 parking <br />spaces could be added along each landscape area, although this would cause a loss of <br />green space, an attractive component of this plan. One option would be to allow the <br />development to proceed as designed, but reserve an additional parking supply as "proof <br />of parking ". This would be an area where additional parking supply could be constructed <br />if the City finds that the operation of the buildings warrants it. If not necessary, the City <br />could allow the buildings to exist with the 29 space shortage. <br />5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK. MINNESOTA 554 1 6 <br />Page 131 <br />PHONE 61 2 -595 -9636 FAX E <br />RECEIVED 9399 <br />AIL NAC @ WINTERNET.COM <br />