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I[INp Northwest Associated Consultants, Inc. <br />C U R B A N P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H <br />MEMORANDUM <br />TO: <br />FROM: <br />DATE: <br />RE: <br />FILE NO: <br />BACKGROUND <br />Stephen Grittman <br />Robert Kirmis <br />17 June 1992 <br />Little Canada - Section Four - Northeast <br />Quadrant Road Planning <br />758.10 - 92.05 <br />At your request, I have prepared a conceptual land use /street <br />layout for the northeast quadrant of Section 4 within the City. <br />The study area lies south of County Road D and east of LaBore Road. <br />The property is zoned R -1, Single Family Residential, which would <br />allow the development of 10,000 square foot residential lots. <br />Attached for reference: <br />Exhibit <br />Exhibit <br />Exhibit <br />Exhibit <br />Exhibit <br />A - Site Location <br />B - Existing Conditions <br />C - Land Use Plan <br />D - Transportation Plan <br />E - Concept Plan <br />ISSUES ANALYSIS <br />Land Use. In preparing a conceptual street layout for the subject <br />area, it is important to examine both existing land uses and <br />proposed land uses as the placement of roadways must be responsive <br />to the type of development anticipated. Currently the subject area <br />is largely undeveloped with scattered single family residences. As <br />shown on Exhibit C, the City's Comprehensive Plan (Land Use Plan) <br />designates the subject area as future low density residential with <br />public /semi - public uses overlaying the site's contained wetland. <br />As such, future street configurations should be conducive to such <br />uses. <br />5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595- 9636•Fax. 595 -9837 <br />