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I A Northwest Associated Consultants, Inc. <br />C 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 May 1994 <br />RE: Little Canada - Howe Townhome Concept Review <br />FILE NO: 758.09 - 94.11 <br />Background <br />Mr. Gordie Howe of Masterpiece Homes is requesting a concept review <br />of a proposal to develop a 22 unit townhome project on a parcel of <br />land on Minnesota Street east of the U.S. Swim & Fitness site. The <br />project would be situated on approximately four acres and consist <br />of four separate buildings. The site is currently zoned R -1, <br />Single Family Residential. <br />Analysis <br />As noted above, the land use to the west is the health club which <br />is zoned B -3, General Business. To the north is the school <br />property. To the east is St. Jude Medical's office and research <br />complex, zoned Planned Unit Development. To the south is a single <br />family home and vacant land, zoned B -3. Other uses on Minnesota <br />Street closer to Rice Street include Little Canada Mall, <br />McDonald's, and Hardee's, all zoned B -3. Minnesota Street dead <br />ends at the property in question, and due to topography, would not <br />likely be extended any further east. <br />The issue to be considered by the Planning Commission at this time <br />is the appropriate land use for this site, and the developer's <br />proposal of townhome development under an R -2, Medium Density <br />Residential Zoning arrangement. We have listed some of the options <br />in the analysis below. <br />5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595- 9636•Fax, 595 -9837 <br />Page 47 <br />