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<br /> NORTHWEST ASSOCIATED CONSULTANTS, INC. <br /> __________________________________________________________________ <br /> 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 <br />Telephone: 763.957.1100 Website: www.nacplanning.com <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br />MEMORANDUM <br /> <br /> <br /> <br /> <br />TO: Little Canada Planning Commission <br /> <br />FROM: Stephen Grittman <br /> <br />DATE: February 3, 2017 <br /> <br />RE: Little Canada – Lincoln Preserve Concept Plan Review <br /> <br />FILE NO: 758.09 – 17.01 <br /> <br /> <br />Background and Analysis <br /> <br />The applicants, proposed developers of 3000 Labore Road (known commonly as the <br />Sculley property) are seeking concept review comments on their proposed development <br />plan. The plan consists of 11 single family lots arrayed along a cul-de-sac street from <br />Labore Road on the parcel’s west side. The property is dominated by a large wetland <br />complex in the middle, and the applicants have also shown a concept sketch for <br />potential development on the east side. <br /> <br />The sketch lots and street on the east side are not part of the current plat proposal, as <br />they require, or would benefit from, the participation of other landowners. The City’s <br />Subdivision Ordinance requires the sketch planning of land to show how large parcels <br />may be re-subdivided for future reference. <br /> <br />Purpose of Concept Plan Review. The Concept Plan level of review intended is to allow <br />developers to illustrate potential development, and receive feedback from City officials <br />before fully engineered plat drawings are pursued. The City’s review of such plans is <br />designed to highlight potential issues with the project, and to provide that comment for <br />the developer’s consideration as they continue to a more detailed design. The City <br />does not take a formal action to recommend approval or denial of a Concept Plan; <br />rather, the intent is to communicate those issues which may impact a decision on the