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NORTHWEST ASSOCIATED CONSULTANTS, INC. <br />4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 <br />Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.com <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: April 3, 2015 <br />RE: Little Canada — Hearth Development Senior Housing — PUD and <br />Preliminary Plat <br />FILE NO: 758.09 — 15.03 <br />Background and Analysis <br />Hearth Development has submitted a request for a Planned Unit Development permit to <br />develop property at the southeast corner of Rice Street and Country Drive for a 120 unit <br />senior housing facility. The project would include independent senior, assisted living, <br />and memory care units. The site surrounds (but does not include) the existing Taco <br />Johns property, and the proposed plat also shows a reservation of property surrounding <br />the Taco Johns reserved in an outlot. <br />Land Use. <br />The property is guided and zoned Planned Unit Development (PUD), and lies within <br />"District 2" of the City's land use plan. The Comprehensive Plan anticipates that there <br />would be a mixed use pattern in this portion of the district. As such, the land use <br />appears to be consistent with the general land use plan for the area, provided the site <br />and building plans meet the City's expectations for PUD projects and the site in <br />question. <br />Preliminary Plat. <br />The property within the plat includes a large area of about 17.5 acres, including right of <br />way from an old plat known as the "Motor Line Addition". Much of the site area is within <br />the limits of Black Tern Pond. As a result, the developable property appears to be <br />about 5.2 acres in area, approximately 4.4 acres of which is devoted to the senior <br />housing project site, with the remaining .8 acres reserved in Outlot A as noted above. <br />