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NORTHWEST ASSOCIATED CONSULTANTS INC. <br />MEMORANDUM <br />T0: Little Canada Planning Commission, <br />Mayor and City Council <br />FROM: Brad Nielsen <br />DATE: 27 August 1982 <br />RE: Sylvan Estates <br />FILE NO: 768.09 (82.20) <br />BACKGROUND <br />Mr. James Cecka has submitted a preliminary plat for property located south <br />of County Road D approximately midway between Payne Avenue and Greenbriar <br />Street (see Site Location Map, attached). The applicant proposes to sub- <br />divide approximately the north 4.79 acres of an existing 13.09 acre parcel <br />currently owned by the estate of Robert Londin. <br />As you recall, this property was previously proposed for subdivision by <br />Flynn Construction Company. Upon review of that proposal and the Holzchuk <br />plat nearby, a number of issues were raised regarding future development of <br />the entire area bounded by Payne Avenue on the west, County Road D on the <br />north, Greenbriar Street on the east, and Labore Road on the south. After <br />considerable study, the City prepared a plan for the area which we have <br />referred to in the past as the Allen Avenue Area Plan. In addition to <br />evaluating the Sylvan Estates plat for compliance with the Little Canada <br />Zoning and Subdivision Ordinances, the plat should be reviewed for con- <br />sistency with the Allen Avenue Area Plan. <br />IS$JES AND ANALYSIS <br />Exb- bit B, attached, shows the plat as proposed by the applicant. The <br />fol:owing issues should be considered prior to plat approval: <br />A. Zoning Ordinance. The property is zoned R -1, Single Family Residential. <br />the 16 proposed lots all meet or exceed the lot area and width require- <br />ments contained in Section 905.050 of the Ordinance. This includes <br />the four corner lots which are larger in area and width than the other <br />lots <br />B. Subdivision Ordinance. <br />1. Block and Lot Numbers. Although the applicant's surveyor had <br />designated three blocks and numbered lots accordingly, the applicant <br />eliminated the block numbers and numbered the lots 1 -16. It is <br />recommended that the blocks and lots be renumbered as the surveyor <br />had shown originally (see Section 1005.030 (e) ). <br />4820 rninnetonka boulevard, suite 420 minneapolis, mn 55416 612/925-9420 <br />R <br />