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'175 kh'h` za .a 6o e:::: vd, S 555 St:, Lcd <br />17A &:!a 4,, : .C; <br />I :, MN 5541 :3 <br />T t < phone: 032.5::3€ :?.;630 Facsimile: G62. 5535.9337. c"1<arme :$(e•^ 23^.'(.::anning.Gr•rn <br />PLANNING REPORT <br />TO: <br />FROM: <br />DATE: <br />Little Canada Planning Commission <br />Bob Kirmis / Stephen Grittman <br />July 1, 2004 <br />RE: Little Canada - Gervais Hills Preliminary Plat <br />NAC FILE: 758.09 - 04.17 <br />BACKGROUND <br />Wesley Investments has requested preliminary plat approval of a 12 lot single family <br />residential subdivision entitled "Gervais Hills ". The subject site overlays approximately <br />5.4 acres of land located between County Road B2 and Highway 36. <br />The subject property is zoned R -1, Single Family Residential and lies within the <br />Shoreland Overlay District of Gervais Lake. <br />In May of this year, the Planning Commission informally reviewed the subdivision and <br />provided some general feedback. As part of such review, the Planning Commission <br />cited concerns over the loss of significant trees and potential wetland impacts. <br />Attached for reference: <br />Exhibit A - Site Location <br />Exhibit B - Preliminary Plat <br />Exhibit C - Grading and Erosion Control Plan <br />Exhibit D - Utility Plan <br />ISSUES ANALYSIS <br />Streets. The design of the subdivision has not changed from that previously reviewed <br />by the Planning Commission. The subdivision's access point and street configuration is <br />dictated by surrounding development patterns. Lots within the subdivision are to be <br />served via a cul -de -sac approximately 370 feet in length. While the length and right -of- <br />