06-27-2007 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231.2561 planners@nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: June 7, 2007 RE: Little Canada — Benning - Steinert Concept Subdivision FILE NO: 758.09 - 07.20 Background and Analysis Steve Benning of Rim Lake Construction, along with property owner Kevin Steinert, have applied for a Concept Plan review of a proposed residential subdivision at 685 and 693 LaBore Road. The parcels in question are two of three remaining narrow, deep lots along the north side of LaBore between Valento Lane and Ontario. The proposed subdivision would consist of a cul -de -sac street accessing LaBore Road, then curving to avoid an existing home on 693 LaBore, and curving again to the north. The subdivision is shown to include a total of 8 single family parcels, plus the existing home at 693. The third parcel — 699 LaBore — would not be required to participate in this subdivision. An additional 5 lots are possible in the event that the owners of 699 LaBore work with the remainder of the 693 LaBore parcel. As drawn, the full re- subdivision of the area would yield 15 parcels, and increase of 12 lots beyond the current 3 homes. Because of the limits of the available property, there are few options to the proposed design. Nonetheless, the proposal raises a few issues that should be addressed by the Planning Commission and City Council prior to proceeding with a preliminary plat. These are as follows: 1. The applicant will need to verify that there is no negative impact on the 699 LaBore Road parcel. It would appear from the concept drawing that the plan presents a logical development of the area. 2. The applicant will need to verify that the lot areas meet or exceed the City's minimum R -1 zoning standards of 75 feet of width and 10,000 square feet of area (80 feet and 11,000 square feet for corner lots).