05-09-85 Planning Comm. Agenda - Laserfiche WebLink

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PLANNING REPORT northwest Essocipted consultants, inc. TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: 1 May 1985 RE: Sofie Addition FILE NO: 758.09 - 85.15 BACKGROUND Mr. Greg' Nosko of Royal Oaks Realty, Inc., representing Mr. Leonard Sofie, has applied for preliminary plat approval of the Sofie Addition. Exhibit A illustrates the location of the proposed plat. The land is being developed in conjunction with Mr. James Peterson's property to the west. The plat basically extends the current Sylvan Court from the north and hooks Allen Avenue with Greenbrier to the east and the Thunder Bay Estates development to the west. ANALYSIS The property, as well as all surrounding land is zoned R -1, Single Family Residential. The plat contains a total of 43 single family lots, all of which meet or exceed the minimum R -1 requirements for width and area of 75 feet (80 feet corners), and 10,000 square feet (11,000 square feet corners), respectively. The Sofie and Peterson residences front LaBore Road on the south of the plat. As such, the proposed Sylvan Court cannot extend through to LaBore, necessi- tating a cul -de -sac. The problem is that due to the location of the Allen Avenue extension, Sylvan Court ends in a cul -de -sac of approximately 800 feet. This exceeds the ordinance maximum of 500 feet. Since the vacation of Allen Avenue has been established by abutting development on both east and west, there appears to be little alternative to this design. If the City Engineer approves, a variance for cul -de -sac length should be granted. An important consideration will he the ability to look the water system through to LaBore. 25 4820 minnetonka blvd. minneapolls, mInncsota, ste. 420 55416 tel. 612/925 -942