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northwest associated consultants, inc. <br />PLANNING REPORT <br />TO: Little Canada City Council <br />FROM: Ken Roberts /Stephen Grittman <br />DATE: August 5, 1988 <br />RE: Little Canada - Country Drive Realignment <br />FILE NO: 758.09 - 88.38 <br />BACKGROUND <br />Our office has been directed to prepare a study of the effects <br />and ramifications or realigning Country Drive in the area of <br />Nadeau Road and Condit Street. The City's Economiq Development <br />Commission has been approached by developers who feel that <br />rerouting Country Drive and the regrading of the area in question <br />will provide more attractive sites for commercial and /or <br />industrial development in the City. This report will analyze the <br />existing conditions in the area, the road alignment and the <br />requirements, potential development scenarios for the area and <br />the possible impacts to the existing land uses in the area. The <br />area in question is shown in Exhibit A. <br />CASE ANALYSIS <br />Existing Conditions. This area of Little Canada has a mixture of <br />existing land uses and conditions. On the south is the St. Paul <br />Water Works right -of -way which serves as a dividing point in this <br />area of the City. Adjoining the water works right -of -way to the <br />north are three single family homes which front on the existing <br />Country Drive. As shown in Exhibit B, these properties are zoned <br />B -3, General Business District as is much of the property between <br />Condit Street and Country Drive. The property to the west of the <br />aforementioned single family homes, including the Southern Slope <br />Addition, is zoned R -1, Single Family Residential. Between the <br />three single family homes and Nadeau Road is a flat, open, <br />undeveloped area. <br />4601 excelsior blvd., ste. 410, minnea Page 23 416 <br />(612) 925 -9420 <br />