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N INC <br />NORTHWEST ASSOCIATED CONSULTANTS <br />MEMORANDUM <br />COMMUNITY PLANNING - DESIGN MARKET RESEARCH <br />RECEIVED FEB - 9 <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: February 8, 2000 <br />RE: Little Canada - Mitchell Property Subdivision <br />FILE NO: 758.09 - 00.05 <br />Roy Hansen has applied for a three lot subdivision of property along Twin Lake Road <br />known as Lot 1, Block 1 of the Twin Lake Shores 2nd Addition. The site has been the <br />subject of previous subdivision interest, mostly for four or five lots. At issue has been the <br />attempt to provide for a public street and cut-de -sac along the "Mitchell Trail" right -of -way <br />which was reserved from the original Twin Lake Shores plat. The future street was to <br />serve the non - fronting lots to the north of this site, as well as any lots which would be <br />subdivided from the property in question. Prior plans required the street to accommodate <br />the larger number of lots. <br />This proposal varies from the previous plans in that all lots would have adequate lot area <br />and full frontage on existing public streets. Mitchell Trail is still shown, but is not <br />necessary to meet the minimum standards of the Zoning and Subdivision Ordinances. The <br />three lots meet the requirements of the Shoreland Ordinance for width (75 feet) and area <br />(15,000 square feet for non - riparian Tots, and 20,000 square feet for riparian Tots). The <br />proposal notes that a 45 foot radius cul-de -sac taken from Tract B would still leave that <br />parcel with adequate area and room to construct a conforming single family home. <br />This proposal would not resolve the issue of the construction of Mitchell Trail, but does <br />reserve some right of way for it. The City's typical cul -de -sac radius is 50 feet, <br />necessitating a slightly larger radius to meet the standard. This could be taken from Tract <br />A, or some could be taken later from the properties to the north if construction of Mitchell <br />Trail is delayed. The City will need to decide whether this subdivision would trigger the <br />construction of Mitchell Trail at this. time. In the past, none of the property owners have <br />been in favor, although City policy would suggest that it should be built. <br />5775 WAYZATA BOULEVARD. IIS PARK. MINNESOTA 55416 <br />Page 9 <br />PHONE 612-595-9636 FA> -MAIL NAC@ WINTERNET. COM <br />