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£lU -BRING . ASSO(IAT-ES <br />r�� WORTll <br />January 31, 2013 <br />File: 900015E -0240 <br />Honorable Chair and Planning Commission <br />City of Little Canada <br />515 Little Canada Road East <br />Little Canada, MN 55117 -1633 <br />RE: PINETREE PONDS <br />CITY OF LITTLE CANADA <br />Dear Planning Commission: <br />We have reviewed the submittal for the Pinetree Ponds development north of Labore <br />Road. The submittal consisted of a preliminary plat, Grading Plan, Street and Utility <br />Plans, Tree Preservation Plan, and a Landscaping Plan. The development incompasses <br />the currently vacant 2966 Arcade Street property along with residential single family lots <br />at 2945 Labore Road and 2959 Labore Road. The project is being proposed as a <br />Chapter 429 improvement project whereas the improvements would be completed by <br />the City and the costs assessed back to the new lots being created. The 429 process is <br />subject to the overall development program and agreement for the project that is subject <br />to approval by the City Council. As such our office is completing the design of the <br />grading, streets, and utilities for the development to the current City standards. Based <br />upon our review we would offer the following comments for Planning Commission <br />consideration. <br />Plat <br />1. The street right -of -way and drainage and utility easements shown on the <br />preliminary plat are sufficient to meet or exceed the minimum requirements. <br />2. It is important to note that the Developer is requesting that the City vacate the <br />existing 33 feet of road easement that exists over the 2966 Arcade Street and <br />2945 Labore Road. Based on the current development plan this existing 33 foot <br />road easement is no longer necessary and we would recommend the City vacate <br />the easement as part of the platting process. <br />3. Due to the odd shape of Lot 11, Block 2 the City Planner should comment on the <br />building area setbacks for that lot. <br />Plans <br />1. We worked with the Developer and Public Works staff in the design of the <br />grading, street, and utilities to ensure all City standards have been met. Street <br />and utility extensions are included to provide future service to the possible <br />development area to the east and north of this development. <br />Lir- 013113 -PC <br />10062 Flanders Court NE, Blaine, MN 55449 - Phone: (763) 780 -0450 - Fax: (763) 780 -0452 <br />