12-14-1988 Council Agenda - Laserfiche WebLink

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GENERAL DESCRIPTION The area designated for evaluation is identified by Exhibit A. Currently, a variety of land use patterns are evidenced within the area. Zoning classifications include Light Industrial (I -1), General Business (6-3), High Density Residential (R -3) and Single Family Residential (R -1). Primary access routes to the neighborhood include Country Drive and Owasso Boulevard. Internal circulation is provided by Condit Street, Nadeau Road, Burke Lane, and Yorkton Ridge. To most effectively maintain its current function as a north -south collector street and to avoid negative land use implications, we share the opinion that Country Drive should remain in its current location. According to the City Engineer, sanitary sewer, water and storm sewer services are available to accommodate further development in the area. Assuming that the site remains near its current grade, the extension of sanitary sewer by gravity flow is assumed. Therefore, the main utility considerations relate to construction expense and distribution of costs. The 1988 Spring Inventory of Commercial /Industrial sites for Ramsey County has indicated that several of the properties within the study area are available for purchase. Although the alternative land use concepts considered the Site Inventory, certain assumptions were made relating to property availability. In some cases, the primary design objective was to develop a plan which perhaps represented the overall interests of the community as opposed to the individual property owner. Topographic conditions vary across the site itself and in its relationship to adjacent features including Interstate 35 -E and the St. Paul Water Works right -of -way. Consideration has previously been given to lowering the current elevations of the area to improve site visibility from the Interstate. Generally, we view the reduction of site grades as being desirable, but not to the degree originally conceived. Lowering the site grade could further the compatibility of future development to the existing single family development and improve the site's relationship to the Interstate. The scope of this evaluation does not include an opinion of cost to implement the land use alternatives. With any plan, a variety of financing programs can be developed to facilitate the implementation program preferred by the City of Little Canada and prospective developer. Once the parameters of redevelopment become more fully defined, a fiscal plan can be prepared. No further analysis has been completed concerning soil conditions in the area. Once a conclusion is achieved defining the desired land use for the area, consideration should be given to developing additional soils data. Typically, final soils analysis will not occur until a more specific building and site design has been developed. Page 48