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N I N C COMMUNITY PLANNING - DESIGN - MARKET RESEARCH <br />NORTHWEST ASSOCIATED CONSULTANTS <br />MEMORANDUM <br />TO: Little Canada Mayor and City Council <br />FROM: Stephen Grittman <br />DATE: December 14, 1998 <br />RE: Little Canada - Gilanderi Preliminary Plat <br />FILE NO: 758.09 - 97.27 <br />Richard Kimmes has submitted a new revision to the proposed Gilanderi Addition plat. <br />This version of the development has reduced the project density from five lots to four. The <br />building pad for Lot 1 is shown in substantially the same location as on the previous <br />proposal, but Lots 2-4 are spread more widely. Lot sizes now range from just of 18,000 <br />square feet to more than 28,000 square feet. <br />The City Engineer has provided comments regarding the utility services and the grading <br />and drainage for the development. Staff continues to support the concept of a 24 foot wide <br />street south of Viking Drive, with the condition that the street dimension is measured <br />curbface to curbface, as recommended by the Engineer. The Engineer has also noted <br />the need to confirm the existence of appropriate street and utility easement width on the <br />east side of the proposed Gilander Lane right -of -way, as discussed in our previous report. <br />This issue was informally verified by the City Administrator, however the developer should <br />provide legal verification as well. <br />Finally, the developer shows access to Lot 1 from County Road 62. Planning staffs <br />recommendation had been to require relocation of this driveway to Gilander Lane due to <br />City policy relating to access to minor collector streets, and the driveway's proximity to the <br />Gilander Lane intersection. The Engineer indicates that due to grades, access to Gilander <br />Lane from this lot would not be practical. Therefore, we would suggest that access to Lot <br />1 be placed as far west as possible to minimize conflicts with turning movements at the <br />street intersection. <br />5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK. MINNESOTA 5541 6 <br />PHONE 612-595-9636 FAX E -.MAIL NAG@ WINTERNET.COM <br />PAGE 1 <br />