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Northwest Associated Consultants, Inc. <br />U R B'-A N P' 1. A N~ N I NG" •-.O E. S- I G N- -~~ MA'R K E T R E S E A R C H <br />•~ <br />27 July 1990 <br />Mr. Robert DeBace <br />81 East Bryan <br />Little Canada, MN 55117 <br />RE: Little Canada - Costa Estates <br />FILE NO: 758.09 - 90.56 <br />Dear Bob: <br />~1 JUG ~~~; (,~ <br />'3,~ ; , <br />-~ ` ~;r <br />,~,,~ <br />'. <br />~:~, i <br /> <br />I thought I would touch base with you on the Costa Estates issues <br />after the Council discussion. It appears that the Council will <br />be looking for an east/west connection from Vanderbie to Desoto. <br />This is a-good idea and may solve some logistical problems in <br />ternrs of phasing the eventual development by allowing temporary <br />cul-de-sac extensions of Noel Drive. I have enclosed a sample <br />layout which .is designed to discourage through traffic and avoid <br />obvious access to the plat from the park's parking lot. This is <br />only a suggestion and your engineer may have an alternate plan. <br />The second item is a reminder that, as we discussed, a grading <br />and drainage plan is required for preliminary plat review. This <br />must be submitted by the end of the week so the engineer can <br />review it and we can forward it to the Watershed District. <br />Finally, an issue which has been discovered after reviewing the <br />half-section map of the area involves the right-of-way for <br />Desoto. The park area is shown to be dedicating land for the <br />street right~of-way, which may be. what happens. However, the <br />Planning Commission and Council will have to review the <br />implications of this.- The other option would be for the Costas <br />to add 17 feet of right-of-way Co their dedication so as to get <br />the minimum required 50 feet. <br />Page 11 <br />4601. Excelsior Blvd. • Suite 410 • Minneapolis, MN 55416 • (612) 925-9420 • Fax 925-2721 <br />