06-12-2003 Planning Comm. Agenda

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N(3Ct"YF~~3ES`t' ,~5SC3~IA,YEt~ ~f3Rl sl9;LTL~h~7S, tR9C. >775 VJa•yzata ^ooulevard, Suite 555, St. Louis Park, tv1N 6.~i415 TeleF:~hun<;: 957.5y6.~7636 Facsimile: 9~2.595.9H37 plannesrsC~?~"iacplarniiny.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: June 4, 2003 RE: Little Canada -Inman Addition Plat FILE NO: 758.09 - 03.21 Background and Analysis The applicant is seeking approval of a subdivision that would extend Allen Avenue east from Greenbrier approximately 380 feet, the last 158 feet of which would serve two new lots on the applicant's property. The street is designed to connect to a southward extension of Leeward Way, however, the connection will not be made at this time, since a neighboring property owner farther to the east will eventually need to develop and add more right of way to the future street. The first section of Allen Avenue would be constructed past four existing parcels, two of which currently have frontage on Greenbrier, and two of which would require the new Allen Avenue to be buildable. These property owners will likely be asked to participate in the costs of Leeward Way construction. The applicants two lots are each more than 30,000 square feet in area, far exceeding the minimum 10,000 square foot lot area and 75 foot lot width requirements for R-1 lots in the City (11,000 square feet and 80 feet for corner lots). Subdivisions in this area have been required to adhere to a long range concept that was developed by the City to facilitate development of the block on which several different owners controlled various amounts of land. This plan appears to comply with that guide, with one exception. The east 25 feet of the new lots should be platted to show the right of way for the future extension of Leeward Way, designed to match up with the current Leeward Way right of way on the property's northern boundary. 13-