04-23-1997 Council Agenda - Laserfiche WebLink

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N MEMORANDUM NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: April 8, 1997 RE: Little Canada - Howe - Frattalone Twinhome PUD Concept Stage FILE NO: 758.09 - 97.06 Gordie Howe and Frank Frattalone have proposed to develop a series of eight (80) twin - home units along a new Allan Avenue segment between DeSoto Street and Centerville Road. The location of the development would be abutting the north boundary of Pioneer Park. Currently, this land is zoned I -P, Industrial Park, and is planned for industrial use in the Comprehensive Plan. In order to proceed beyond the concept stage, this project will need an amendment to the Comprehensive Plan and a rezoning in addition to plat and PUD approval. In this report, we have suggested issues which would need to be addressed if the project is to proceed, as well as the impact of residential land uses in this location. Land Use. The proposed land use would be a radical change from the planned industrial use in the area. As a result, significant screening would be necessary along the north project boundary to mitigate land use conflicts created between the adjacent industrial and residential uses. One of the concerns in this regard would be objections by future residents of the development to industrial activities on land to the north, as well as current truck activities at Slumberland. In the past, the screening of Slumberland's truck area has concentrated on the east and west boundaries due to the assumption that only industrial uses would develop to the south. Given the City's limited supply of developable land, the Planning Commission should carefully weigh the land use issues on remaining parcels such as this one. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 16 PHONE 6 1 2-595-9637 Page 31