10-28-1998 Council Agenda - Laserfiche WebLink

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OCT -23 -1998 11:29 NXC MEMORANDUM NRC 612 595 983? P.02/04 NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Little Canada Mayor and City Council FROM: Stephen Grittman DATE: October 23, 1998 RE: Little Canada - Gilander Addition Preliminary Plat FILE NO: 758.09 - 98. Richard Kimmes has resubmitted a preliminary plat for Gilander Addition, a five lot subdivision along Gilander Lane south of County Road B2. The plat would extend the public street with curb and gutter to the south from the point where it currently turns to the east. The developer has proposed a dedication of right - of-way of 37.5 feet, approximately 25 feet on the east side of the proposed street centerline, and 12.5 feet of street on the east side of the centerline, The current roadway meanders in this area, with a portion of the current driving surface, apparently on an easement from property east of the Gilander right -of -may. With this proposal, a 24 foot wide street would be located within the Gilander Lane right -of -way, on top of, and slightly to the west of the current roadway. City policy requires a 28 foot roadway for standard plats. This width standard Is a policy, not a part of the Subdivision Ordinance. Therefore, the City Council may consider the merits of the proposal without requiring a separate variance process. The current portion of Gilander Lane along the north section of the plat was constructed at a 24 foot width. Due to the extmmely low traffic volumes on the new portion of the street (just two new homes will have access to this portion), it would seem to be reasonable that the extension of Gilander Lane be constructed at the narrower, 24 foot width in an effort to match the existing cross section. The developer should be required to verify that adequate easement exists on the east side of the street for any future utilities or snow storage, as necessary. The lots are all of sufficient width and area to meet the City's R -1 District standards, ranging from 13,002 square feet of area (Lot 2) to 25,085 square feet (Lot 5), with widths from 99 feet (Lot 2) to 119 feet (Lot 5). Lot 2 has been designed with a retaining wall to the rear of the building pad. The grading plan does not illustrate how the elevations for 5775 WAYZATA BOULSVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5541 6 PHONE 612-595-9636 FAX 612-595-9537 E-MAIL NACO WINTERNET.COM Page 1