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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: Allan Hunting /Stephen Grittman <br />DATE: 11 March 1991 <br />RE: <br />Little Canada - Kandice Heights Commercial <br />Park - Phase II and III (LEB PUD) Development <br />Stage PUD and Subdivision Review <br />FILE NO: 758.09 - 91.06 <br />BACKGROUND - PHASE II <br />LEB Development has submitted plans for Development Stage PUD and <br />subdivision review of Phase II of the Kandice Heights Commercial <br />Park. Phase II consists of a 13,128 square foot office building. <br />Phase II is a redesign of a proposal submitted September 1990. <br />That proposal received development /final stage review by the City <br />Council on 26 September 1990. <br />Attached for reference: <br />Exhibit A - Phase II Site Plan <br />Exhibit B - Phase II Floor Plan <br />Exhibit C - Phase II Subdivision Plat <br />ANALYSIS <br />Development Plans. Phase II shows a 13,128 square foot building <br />which is intended for office use. This building is approximately <br />6,000 square feet less than the earlier proposal. The earlier <br />proposal also contained mixed uses for the building. Issues of <br />concern from the previous review included: 1) perimeter curb and <br />landscaping be installed, and 2) loading bay aisle width was not <br />sufficient. <br />Access. The site plan shows two curb cuts for access onto <br />Country Drive. The south curb cut is 26 feet wide. The Zoning <br />Ordinance requires that curb cuts in excess of 24 feet must be <br />approved by the City Engineer. <br />Page 47 <br />4601 Excelsior Blvd. • Suite 410 • Minneapolis, MN 55416 • (612) 925 -9420 • Fax 925 -2721 <br />