08-24-2005 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 PLANNING REPORT TO: FROM: DATE: Little Canada Planning Commission Stephen Grittman August 9, 2005 RE: Little Canada - Evergreen Hills Concept Plan NAC FILE: 758.09 - 05.22 Background and Analysis The applicants are seeking review of a Concept Plan for a six lot subdivision located between Old and New County Road C. The site is zoned R -1, Single Family Residential, and is guided for low density residential use. The site plan shows a cul -de -sac street extending from the end of Old County Road C, curving north along the railroad, and ending within the site. The six lots are arrayed along the west side of the street and the north side of the cul -de -sac. The street right of way is shown at 60 feet, however, the City only requires 50 feet as a minimum. The applicant is seeking to shift the street away from the railroad to allow for buffer plantings in the boulevard along the railroad frontage. The cul -de -sac is shown with a landscaped island and a small pond. This design has not been used in other Little Canada streets. The advantages are primarily aesthetic, as the island eliminates a large expanse of paved street area. However, maintenance can be an issue. This design would need to be reviewed by the City Engineer and Public Works to analyze impacts on plowing, street maintenance, and snow removal. In addition, it is unclear if the small pond in the cul -de -sac can serve as a stormwater pond, or if other ponding would be necessary to accommodate the project. From a general land use and layout standpoint, the project appears to meet the City's requirements for R -1 development. The street is public, and should match in with the existing street system. The City Engineer will need to analyze the curve at the entrance point as to design.