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u -p <br />urban planning • design • market research <br />416 east hennepin avenue minneapolis <br />minnesota 55414 (612)379 -4600 <br />MEMORANDUM <br />TO: Little Canada Planning Commission, <br />Mayor and City Council <br />FROM: Brad Nielsen <br />DATE: 4 September 1979 <br />RE: Armon Plaza Phase II Building Permit and <br />Variance Request <br />BACKGROUND <br />John Vitale has requested a building permit to construct a retail commercial building <br />on his property located in the northwest corner of the intersection of the Soo Line <br />Railroad tracks and Little Canada Road (see Site Location Map attached). The building <br />measures 58' x 240' and contains approximately 13,920 square feet of floor area. The <br />site contains a total area of approximately 64,263 square feet. <br />This building is the second of several similar buildings to be constructed in an area <br />bounded by Little Canada Road, Market Place Drive, the Soo Line tracks and the <br />Market Place Shopping Center. Since the City has already approved the overall <br />concept, and since construction of the first building has already begun, this report <br />will limit itself to this site plan. <br />ISSUES AND ANALYSIS <br />1. Subdivision. As of this writing, a legal description of this property has not been <br />submitted for our review. Had this office been involved in review at the outset <br />of the development, it would have been recommended that the entire block be <br />platted at once. However, in light of recent discussions regarding land subdivision, <br />the City may wish to allow the piecemeal approach. Regardless of subdivision <br />method, a certificate of survey should be submitted indicating legal description <br />and boundaries for this site. Monuments should be placed so the building inspector <br />can ensure that the building is located according to an approved plan. <br />�. Zoning Ordinance. The proposed building appears to comply with zoning ordinance <br />requirements for setbacks, height, lot coverage, etc. with one exception, parking. <br />The applicant requires a variance from the parking requirement of one space per <br />85 feet of floor area. This requirement has been recognized in the past as being <br />excessive, and several variances have been allowed. <br />li <br />