Laserfiche WebLink
NINC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH <br />NORTHWEST ASSOCIATED CONSULTANTS <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: March 8, 1999 <br />RE: Little Canada - Palmen's Overlook Sketch Plan <br />FILE NO: 758.09 - 99.08 <br />Ron Palmen has submitted a request for a concept review of Palmen's Overlook, an 18 lot <br />subdivision separated by the Williams Pipeline easement from the "Little Canada Mid - <br />Oaks" plat, east of McMenemy Street. The concept plan has been reviewed in the past <br />by the City, coupled with a request to construct one or two houses without completing the <br />full street and utility requirements of a typical subdivision. It has been the improvements <br />issue which has been of primary concern to the City in the previous presentations. <br />The subdivision proposal consists of a long (1,500 feet) cul -de -sac street with the lots <br />arrayed along the north side, adjacent to the large wetland area. Normal subdivision <br />requirements limit cul -de -sac streets to 500 feet. However, there would not appear to be <br />another option for access to this site. Without other access, the long cul -de -sac may be <br />acceptable, presuming that utility access is made to conform with the City's requirements. <br />One particular issue in such subdivisions is water pressure and the potential for a long, <br />dead -end water line. This issue will need to be reviewed and resolved as a part of any <br />platting and design process. <br />The sketch plan indicates a possible trail along the wetland side of the proposed lots. This <br />reflects an earlier Park Commission proposal which should be re- verified. Another issue <br />which will affect the design of the project is the status of the wetland area. The <br />Department of Natural Resources has given this wetland a public waters designation as <br />a lake. Therefore, lots which abut the lake (a "General Development" lake) will require <br />15,000 square feet of area above the Ordinary High Water (OHW) level. The OHW will <br />need to be confirmed by DNR staff as a part of the Preliminary Plat design work. <br />5775 WAYZATA BOULEVARD <br />PHONE 612-595-9636 FA <br />CIIITF S55 ST. LOUIS PARK. MINNESOTA 55416 <br />Page 13 E -MAIL NAC @ WINTERNET.COM <br />