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[1 S .a$OC.14.T .. , C :0 . TalloTA, 1.1?'dC.:Y <br />5776 Wav'z.,ta Boulevard. Suite 656, St. Louis Park, MN 65416 <br />telephone: 952.696,9636 Faesisnile>: 962.395.9.527 piarineres<nacplarining.corri <br />MEMORANDUM <br />TO: <br />FROM: <br />DATE: <br />Little Canada Planning Commission <br />Bob Kirmis / Stephen Grittman <br />April 5, 2004 <br />RE: Little Canada - Hidden Acres Preliminary Plat <br />NAC FILE: 758.09 - 04.13 <br />BACKGROUND <br />Masterpiece Homes, Inc. has requested preliminary plat approval of an eleven lot single <br />family residential subdivision entitled "Hidden Acres ". The subject site overlays <br />approximately 4.7 acres of land located south of Yorkton Ridge and west of Condit <br />Street. <br />The subject property is zoned R -1, Single Family Residential. <br />Attached for reference: <br />Exhibit A - Site Location <br />Exhibit B - Area Concept Plan <br />Exhibit C - Preliminary Plat <br />ISSUES ANALYSIS <br />Streets. The proposed street layout basically provides a connection between northerly <br />and southerly street stubs that abut the property. Specifically, the proposed public <br />street provides a connection between Yorkton Way on the north and Burke Lane on the <br />south. <br />The north -south street connection is consistent with that conceived several years ago <br />for the area as illustrated on the attached concept plan (Exhibit B). To be noted <br />however, is that an easterly connection to Condit Street has not been proposed. At the <br />time the concept plan was prepared (the mid- 1990's), it was believed that an easement <br />