04-11-2013 Planning Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763. 231.2561 planners(<?nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: April 5, 2013 RE: Little Canada — Pinetree Pond Final Plat FILE NO: 758.09 — 13.07 Background and Analysis Masterpiece Homes has submitted a request for approval of a final plat for Pinetree Ponds, a 15 lot single family subdivision along Labore Road, east of Arcade Street. The Preliminary Plat was considered by the Planning Commission and City Council, with the Council's approval contingent on resolution of the right of way easement vacation that extends through the plat area. The Preliminary Plat was designed to vacate the entire easement, relying on a new street stub that would provide access to the neighboring property to the east and north for future subdivision of the back areas of those parcels. The Council considered the easement vacation recently, and has not come to a final decision. The proposed final plat reflects the Preliminary Plat, with one exception. The proposed stub street extends north, and then would provide access to the neighboring lots as noted. The final plat reserves most of the right of way easement (25 feet of the original 33 feet) as an Outlot which would be conveyed to the City. The purpose of the conveyance would be to allow additional land for the neighbors' resubdivision proposals. Apart from this alteration, the final plat reflects the preliminary plat in density, lot count, and general layout. All lots appear to meet the requirements of the R -1 zoning district, and the cul -de -sac length is appropriate under the code, which provides for cul -de -sacs of greater than 500 feet (as this one is), provided that the purpose of the additional length is to address natural features of the land and platted area.