12-21-1994 Council Agenda - Laserfiche WebLink

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�NA Northwest Associated Consultants, Inc. 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 MEMORANDUM TO: Little Canada Planning Commission FROM: Richard McLaughlin/Stephen Grittman DATE: 1 December 1994 RE: Little Canada - Bluffs Twin Homes PUD FILE NO: 758.09 - 94.37 Masterpiece Homes is proposing a twin home development of 38 units on Minnesota Avenue, to the east of Rice Street. The preliminary plat is being presented to the Planning Commission for review and comment before further design development commences. The following comments are in response to issues raised by the current proposal and are intended for discussion by the Planning Commission. A. Density. The overall density of 3.4 units /acre includes 38 units on 11.17 acres is appropriate to the current R -1 and B -3 zoning of the site, and to the land use intensity of adjacent land uses. B. Site Layout. The preliminary plat indicates that the development is to occur on the western portion of the lot around a realigned roadway and cul -de -sacs, leaving a significant portion of the eastern side of the lot as a wooded preserve. This site configuration is practical and should be considered acceptable. C. Traffic /Streets. The cul -de -sac to the south proposes potential problems with regard to the number of driveways it serves. Units 23 -32, a total of eight units, are served by a common driveway. Considering that most residents will be backing out of their garages and driveways and the need for convenient access by fire trucks and emergency vehicles, there is an awkward traffic pattern created by the current configuration of the common driveway and its relationship to the cul -de -sac. In addition, 18 units are being served by the cul -de -sac itself, creating an inordinate number of curb cuts along its perimeter and a massive area of pavement in one place. 5775 Wayzata Blvd. • Suite 555 St. Louis Park, MN 55416 (612) 595- 9636•Fax. 595 -9837 Page 25