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�- i;— Attachment G <br />I Northwest Associated Consultants Inc. <br />A <br />C U R B A N PLANNING • DESIGN • MARKET R E S E A R C H <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: 9 January 1995 <br />RE: Little Canada - Cobblestone Court (Bluffs of Little Canada) PUD <br />FILE NO: 758.09 - 95.04 <br />Mr. Gordie Howe of Masterpiece Homes has applied for the approvals on the twin home <br />development called Cobblestone Court, formerly known as Bluffs of Little Canada. Final <br />approvals for this project include rezoning to R-2, Final Plat, and Final Planned Unit <br />Development. Attached to this memo is a copy of the proposed final plat and the preliminary <br />site plan which was approved previously. The development consists of thirty eight units in <br />nineteen twin home buildings. <br />With regard to the plat, our primary comment is that the common area, described as Lot 39 on <br />the plat, should be platted as an outlot so as to remove the possibility that it would be built oil <br />in the future. The southerly street extension has been recolrfigured from a cul-de-sac to Ar <br />triangular turn -around. The City Engineer should review the turning radius on the curves, <br />paw.- icularly the easternmost. turn. <br />W"iWIMA' <br />With regard to building placement, our only concern would be the confluence of driveways in <br />the south portion of the development. The cha',A'L06 to the street configuration has helped resolve4 <br />otaearler concern as to aesthetics.g The developer should demonstrate that there will be <br />adequate separation of driveways at the curb line of the street. <br />Finally, the developer has indicated that the entry street surfacing is proposed to be a paver <br />system as opposed to asphalt, per typical City standards. Tile Public Works department should <br />comment on this variation from the standard. The developer should be prepared to enter into <br />a development agreement with the City which identifies maintenance responsibilities for b6th <br />Public and private spaces. as well as a development schedule Milch secures the installation of <br />kafld-SsGaplllg i lProvelnTents. <br />5775 Wayzata Blvd.. Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837 <br />