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NORTHWEST ASSOCIATED CONSULTANTS INC. <br />TO: <br />FROM: <br />DATE: <br />RE: <br />FILE N0: <br />BACKGROUND: <br />PRELIMINARY REPORT <br />David Licht <br />Anne Bronken <br />14 February 1983 <br />Little Canada Elderly &Handicapped Housing <br />758.09 - 83.03 <br />Plans have been submitted for the construction of 41 elderly and handicapped <br />housing units in one structure located northeast of the intersection of <br />Bankers Drive and Market Place Drive. (See Site Location Map, attached) <br />Most of the site is zoned B -3, General Business, which allows the proposed <br />use as a conditional use. The northern corner of the site is zoned I -1, Light <br />Industrial in which residential uses are not permitted, and will require a <br />rezoning (see Exhibit E, attached). The site is surrounded by the following <br />land uses and zoning districts: <br />North <br />East <br />South <br />West <br />Land Use <br />Shopping Center <br />Railroad right -of -way; <br />single family homes <br />Retail Commercial <br />Medical Office and <br />bowling alley <br />ISSUES AND ANALYSIS: <br />Zoning <br />I -1, Light Industrial <br />R -1, Single Family Residential <br />B -3, General Business <br />B -3, General Business <br />Site Design and CUP. (See Exhibit B, attached) The circulation on the site <br />appears to work quite well with a few exceptions. The 18 foot long parking <br />spaces do not meet the 20 foot requirement. When the spaces are lengthened, the <br />24 foot wide aisle should be maintained. With regard to the number of parking <br />spaces, the Ordinance requires the space be reserved on the site for one space <br />per unit, but only half of the number of spaces need to be built. Due to the <br />rounding off procedure spelled out by the Ordinance, 21 spaces are required. <br />Twenty have been proposed, therefore one more for the reserved space should <br />be built (see Exhibit C, attached). The loading area is proposed to be 35 <br />feet long and 10 feet wide. Due to the proximity of other vehicular parking <br />and circulation, it is recommended that the loading area be lengthened to 50 <br />feet, widened to 12 feet and that the reserved parking area, if ever built, be <br />at least 5 feet removed from the loading area. <br />1.6 <br />4820 minnetonka boulevard, suite 420 Jim mn 55416 612/925-9420 <br />