09-22-2004 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952,595.9837 planners@nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: May 10, 2004 RE: Little Canada — Gervais Hills Preliminary Plat FILE NO: 758.09 - 04.17 Background and Analysis The applicants are proposing a 12 lot subdivision to be known as Gervais Hills. The area is zoned R -1, Single Family, and lies between County B2 and Trunk Highway 36. A new street would extend from County Road 82 and terminate in a cul -de -sac. All lots would be accessed from the new street. The lots range in size from 10,969 square feet to 27,603 square feet at the end of the cul -de -sac. All lots exceed the minimum lot area requirements. Lot width requirements as measured at the 30 foot building setback line of 75 feet (80 feet for corner lots) are also met. The street climbs in grade from an elevation of 863 near the intersection of County Road B2 to more than 882 at the end of the cul -de -sac. The grade over the steepest portion is 5 %, consistent with City Subdivision Ordinance requirements. The total length of the cul -de -sac is approximately 370 feet, consistent with the City's maximum cul -de -sac length of 500 feet. The plans show proposed building pads that will require significant grading between lots to accomplish the slope. The City Engineer has provided engineering review of the grading and utility aspects of the plat. One of these comments relates to an area of dashed line markings (denoted by flags on the site) that identifies the location of a drainage ditch flowing from Highway 36 toward the north. It appears that this mark may identify a potential wetland. The applicants should certify that no wetlands exist on the