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Northwest Associated Consultants, Inc. <br />U R B A N P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H <br />PLANNING REPORT <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: 10 September 1990 <br />RE: Little Canada - Howe /Frederickshaven <br />Concept Plan Review <br />FILE NO: 758.09 - 90.58 <br />BACKGROUND <br />Mr. Gordie Howe has applied for a Concept Plan review of <br />Frederickshaven, a proposed single and two family development <br />west of Edgerton Street and the Sunrise Drive area. The purpose <br />of such a process is to allow some preliminary review by City <br />Officials prior to a full preliminary plat process. The review <br />is for general concept only, and is not intended to focus on <br />development details, although certain issues will bear more <br />heavily than others. The developer is cautioned that concept <br />review does not assure that any future approvals may be <br />forthcoming, particularly without public hearing input. The <br />purpose is to establish an initial set of issues which the <br />developer will have to be able to address satisfactorily if the <br />project is to proceed beyond concept stage: <br />ANALYSIS <br />Development of this property as proposed will raise several <br />issues. The primary considerations are discussed briefly below. <br />o Land Use. <br />A part of the plan includes twin home development. Such <br />development would require an R -2 Zoning District. The <br />impacts of increased zoning allowances are most often <br />related to density and surrounding neighborhoods. These <br />issues may be somewhat lessened in this case due to <br />topography, wetlands, and surrounding land use, such as St. <br />John's Cemetery on the west. With regard to density, the <br />net density is proposed to be approximately 15,100 square <br />4601 Excelsior Blvd. • Suite 410 • Minneapolis, MN 55416 • (612) 925 -9420 • Fax 925 -2721 <br />Page 15 <br />