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NORTHWEST ASSOCIATED CONSULTANTS, INC. <br />4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 <br />Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners @nacplanning.com <br />PLANNING REPORT <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: November 2, 2007 <br />RE: Little Canada — Whispering Pines Preliminary Plat and Cul -de -sac <br />Length Variance <br />FILE NO: 758.09 - 07.28 <br />Background and Analysis <br />The owner and developer of Whispering Pines is seeking approval of a Preliminary Plat <br />and a Variance for an over - length cul -de -sac street. The plat would create a total of 8 <br />lots including one existing home along Labore Road. The cul -de -sac is approximately <br />560 feet in length just over the 500 foot threshold. The applicant has indicated that <br />without the variance, Lot 1 would have a severely constricted buildable area. <br />The Planning Commission tabled action on this plat at its October meeting. Per the <br />City's request, the applicant has provided updated engineering drawings as well as tree <br />preservation and landscape plans to supplement the previous information. The plat <br />layout has changed slightly by the elimination of a previous outlot in the northeast <br />corner of the site, based on a decision that it was not adequate, when considered with <br />the narrow dimension of the adjoining property, to provide any additional developable <br />property. <br />Cul -de -sac Variance. The Subdivision Ordinance limits cul -de -sac streets to a <br />maximum length of 500 feet from the intersection with the adjoining right of way to the <br />end of the turn - around. As noted previously, the applicant has requested a variance <br />from this standard based on a hardship which would result in an unreasonable lot shape <br />for the lot closest to Labore Road. While the cul -de -sac street could be shortened to <br />meet the 500 foot standard, it would push the buildable area on Lot 1 much closer to <br />Labore Road, still consistent with the zoning regulations, but inconsistent with the <br />adjoining property setbacks in this area. <br />RECEIVED <br />NOV 0 5 20 <br />GI r ! OF trraF CANADA <br />