04-25-1990 Council Agenda - Laserfiche WebLink

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PLANNING REPORT northwest associated consultEnts, inc. TO: Little Canada Mayor and City Council FROM: Stephen Grittman DATE: 8 March 1988 RE: Schreier Triangle Property FILE NO: 758.09 - 88.09 INTRODUCTION The City Council has requested that the Schreier Triangle Property be evaluated for a proposed land use. This evaluation is to be made from a Comprehensive Land Use Planning approach, irrespective of past development history or zoning designation. The controlling factors in this case will be: 1) surrounding land use, 2) traffic generation and access, 3) topography, and 4) Comprehensive Plan policies applicable to this issue. ANALYSIS The site consists of approximately .68 acres of land between new and old County Road C. A significant topographic change occurs on the property as the land slopes down from old to new County Road C and also from west to east on the new County Road C frontage. Surrounding land use consists of single family residential to the south and east, with mid- to high density residential across new County Road C to the north. Please refer to the attached Exhibit B which illustrates the existing land use in the area. New County Road C is designated as a minor arterial on the City's Transportation Plan. The nature of the design of new County Road C presents some of the problems in this proposal. The new road curves at this site to the north and drops in elevation as it approaches the railroad underpass to the east. As a result, visibility is obsecured from west bound traffic by this combination of the bridge, the grade, and the curve. When combined with traffic volumes on a minor collector, access directly to new County Road C would be a questionable arrangement. Ramsey County Public Works had, however, indicated that such an access was acceptable to them. 4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925 -9420 Page 73