05-13-2004 Planning Comm. Agenda

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MAI'OR Michael L I~ahcY ~~ ~ ~~ ~~l ~c~y~~r,~i COUNCIL JIm La Valle Matt Anderson Kidc Montour Bitl i3lesener 515 Little Canada Road, Litt9e Canada, MN 55117-1600 (65 L) 766-4029 / I+AX: (651) 766-4048 www.ci.Little-cauada.mn.us MEMORANDUM TO: Members of the Planning Commission TROM: Joel Ranson, City Administrator DATE: May 7, 2004 RE: Hidden Acres Issues ADNUNISTRA"lOR Joel R. Hanson At your last meeting, it was suggested that the developer explore options to create a connecting street from his development to Condit Street. Mr. Howe discussed this matter with the City Council and stated that he could not afford the added costs with asingle-family development. The City Council then directed staff to explore whatever options are available to try to make this connection a reality, including the potential for City financial assistance. There are two options for a connecting street. (Diagrams depicting the options will be attached to the City Planner's report.) Option 1 would be a street right through the middle of the new development that connects to Condit at a point about 140 feet north of Nadeau Road. Option 2 would involve the use of the existing 30-foot Nadeau Road right-of--way. This option lines up very closely with the existing Nadeau Road/Condit Street intersection. From a financial and practical standpoint, it appears Option 2 is the preferable approach. My reasons for this recommendation are as follows: 1. We only need 20 feet of additional right-of--way versus the 50 feet we would need with Option 1. 2. We are only dealing with one property owner (2883 Condit) instead of two (2883 & 2901 Condit.) 3. No structures exist upon the proposed right-of--way versus the garage that would be on the street in Option 1. 4. The impact to 2883 Condit is five feet less that it would be in Option 1. (20 feet versus 25 feet) 5. Acquiring 20 feet ofright-of--way from 2883 Condit does not appear to create any nonconformity in terms of structure setbacks. 6. 2883 Condit retains the same future development options (new lot oil~ofNadeau Road) as would exist currently (new lot off of Condit) or with Option 1 (new lot off new road). 7. The new street aligns well with a cwrent intersection (Nadeau/Condit) versus creating a new leg north of the existing intersection. This is preferred from a trai~ic management standpoint.