04-22-1998 Council Agenda - Laserfiche WebLink

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UtL— ✓dC-1y`thY 11 :47 NFAC MEMORANDUM NRC 612 595 9837 P.372 5i, NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: December 8, 1997 RE: Little Canada - Gilanderi Addition Preliminary Prat FILE NO: 758.09 - 97.27 Background and Analysis Mr. Dick Kimmes has applied for approval of a Preliminary Plat for `Gilanderi Addition° south of County Road B -2 adjacent to the TH 38 right-of-way. The plat would consist of 5 lots along the west side of Wander Lane, a narrow street which was recently provided with utility and street paving impmvaments. The City negotiated with the neighborhood to fit these improvements into the existing developed area without altering the character of the affected properties. Asa result of the negotiation, a 24 foot wide street was constructed from County Road B2 south to a point at which it angled to east where it was built at 18 feet, due to existing construction and utility constraints. The City's standards for such streets would otherwise be 24 feet for the street surface. A loop of the road around the south and west (including a portion fronting the lCmmes property) was built at just 12 feet to provide reliever access, but it did not serve any development directly. The discussions between the neighborhood and the City anticipated a three lot subdivision of the Klmmes property (formerly the Smith property). Two of The Tots would have been designed to gain all of their access from the wide portion of Gilander Lane, and one of the lots would front on County B2. Consequently, three utility service stubs were Installed for the idmmes property as a part of the Gilander Lane improvement, and the property was assessed for a share of the improvements as a three lot development 5776 WAYZATA aOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5541 6 PHONE 51 2- sae -seae FAX 51 2 -595 -9837 Page 4