Laserfiche WebLink
NFAC <br />MEMORANDUM <br />NORTHWEST ASSOCIATED CONSULTANTS <br />COMMUNITY PLANNING - DESIGN - MARKET RESEARCH <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: March 9, 1999 <br />RE: Little Canada - Twin Lake Pines Preliminary Plat <br />FILE NO: 758.09 - 99.03 <br />The Twin Lake Pines Preliminary Plat has been submitted for review by the City. This plat <br />had been submitted approximately two years ago, and was given conceptual approval, <br />subject to more detailed information, particularly relating to the issue of the Little Canada/ <br />Vadnais Heights municipal boundary which splits lots 1 -4 or Block 2, as well as the <br />adjacent Church building. Upon resubmission, the City requested that the developer <br />revise the utility plan, and work out the municipal boundary issue. <br />Plat Layout <br />The plat consists of 14 single family lots and a large outlot. Eleven of the fourteen lots are <br />served by a cul -de -sac which intersects Vadnais Boulevard. Each of these eleven lots <br />would have building sites within the City of Little Canada, although Lot 4 has a portion of <br />the lot on each side of the municipal boundary. Lot 1 of Block is almost entirely within <br />Vadnais Heights, and Lots 2 and 3 are about 1!3 in Vadnais Heights, 2!3 in Little Canada. <br />Complicating the boundary issue is the fact that this plat will be served by Vadnais Heights <br />for water, and a Little Canada sanitary sewer system which is connected to the regional <br />sewer serving the adjacent Vadnais Heights development (John Mitchell Preserve). The <br />engineer has prepared a report on the utilities and drainage plan for the site. <br />With regard to the municipal boundary issue, it would appear the there are two basic <br />options to pursue. One would be to negotiate a revision of the boundary line to reflect the <br />eventual plat. This option would resolve issues of property taxes, zoning and building <br />administration, and a few other items. The second option would be to negotiate a joint <br />powers agreement which apportions the responsibilities and benefits of the development <br />5775 WAYZATA BOULEVARD. 5 <br />PHONE 612-595-9636 FAX <br />Page 78 <br />i n111S PARK. MINNESOTA 55416 <br />-MAIL NAC @ WINTERNET.COM <br />