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N <br />I N C <br />MEMORANDUM <br />TO: <br />FROM: <br />DATE: <br />RE: <br />FILE NO: <br />NORTHWEST ASSOCIATED CONSULTANTS <br />COMMUNITY P L A N N I N G - DESIGN - MARKET R E S E A R C H <br />RECEIb'ED i=~t3 - g ~,~ <br />Little Canada Planning Commission <br />Stephen Grittman <br />February 8, 2000 <br />Little Canada -Mitchell Property Subdivision <br />758.09 - 00.05 <br />Roy Hansen has applied for a three lot subdivision of property along Twin Lake Road <br />known as Lot 1, Block 1 of the Twin Lake Shores 2nd Addition. The site has been the <br />subject of previous subdivision interest, mostly for four or five lots. At issue has been the <br />attempt to provide for a public street and cul-de-sac along the "Mitchell Trail" right-of-way <br />which was reserved from the original Twin Lake Shores plat. The future street was to <br />serve the non-fronting lots to the north of this site, as well as any lots which would be <br />subdivided from the property in question. Prior plans required the street to accommodate <br />the larger number of lots. <br />This proposal varies from the previous plans in that all lots would have adequate lot area <br />and full frontage on existing public streets. Mitchell Trail is still shown, but is not <br />necessary to meetthe minimum standards ofthe Zoning and Subdivision Ordinances. The <br />three lots meet the requirements of the Shoreland Ordinance for width (75 feet) and area <br />(15,000 square feet for non-riparian lots, and 20,000 square feet for riparian lots). The <br />proposal notes that a 45 foot radius cul-de-sac taken from Tract B would still leave that <br />parcel with adequate area and room to construct a conforming single family home. <br />This proposal would not resolve the issue of the construction of Mitchell Trail, but does <br />reserve some right of way for it. The City's typical cul-de-sac radius is 50 feet, <br />necessitating a slightly larger radius to meet the standard. This could betaken from Tract <br />A, or some could be taken later from the properties to the north if construction of Mitchell <br />Trail is delayed. The City will need to decide whether this subdivision would trigger the <br />construction of Mitchell Trail at this time. In the past, none of the property owners have <br />been in favor, although City policy would suggest that it should be built. <br />5775 WAYZATA BOULEVARD, <br />PHONE o 1 2-595-9636 FA} <br />OUIS PARK, MINNESOTA 5541 6 <br />Page 1 E-MAIL NAC ~ WINTERNET.COM <br />