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NORTHWEST ASSOCIATED CONSULTANTS INC. <br />MEMORANDUM <br />TO: Little Canada Planning Commission, <br />Mayor and City Council <br />FROM: Anne Bronken <br />DATE: 30 Se tember 1981 <br />RE: Rosauer Subdivision Request <br />FILE NO: 758.09 - 81.37 <br />BACKGROUND <br />The applicant has requested to subdivide a parcel of land located on Labore <br />Road (see Site Location Map, attached). The parcel is located in an R -1, <br />Single Family Residential zone and is surrounded on four sides by single <br />family homes. <br />ISSUES AND ANALYSIS <br />Access <br />The applicant is seeking to divide the parcel as shown on Exhibit B, attached. <br />Access to the proposed new lot is the major issue to be resolved. One -half <br />of a road easement (33') exists along the west boundary, beginning at the <br />subject lot and running south 630 feet to Labore Road. Unfortunately, when <br />the lots were platted along Westwind Drive to the north, a roadway easement <br />was not provided for, which would have enabled the subject road easement to <br />be a through street. The only alternative is to create a long cul -de -sac <br />(requiring a variance for the length in excess of 500 feet) to provide access <br />to the subject lot, identified on Exhibit C as 020 -41, and to the four adjacent <br />lots which could also potentially be subdivided, i.e., 030 -41, 110 -40, 120 -40, <br />and 060 -40. Each lot would need to provide the east half of the road easement, <br />the width being subject to the City Engineer. Lot 030 -41, if subdivided, would <br />require a frontage variance. The excessive length of the cul -de -sac is not a <br />major concern since it will only serve five homes at most. <br />It is felt that for as long as only one home is using the proposed cul -de -sac, <br />a gravel driveway could be allowed. However, it is recommended that at such <br />time as another split is requested for any of the adjoining properties, a City <br />street should be constructed and the land owners assessed. A driveway easement <br />from Labore Road to the proposed subdivision should not be considered. <br />4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925-9420 <br />