10-12-06 Planning Comm. Agenda - Laserfiche WebLink

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NORTHWEST AS50CIATED CONSULTANTS, [NC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile; 763.231.2561 plan ners(p7nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: October 5, 2006 RE: Little Canada - Steinert Concept Subdivision FILE NO: 758.09 - 06.30 Background and Analysis Kevin Steinert and Steven Benning of Rim Lake Construction have submitted a conceptual subdivision of property at 685 and 693 Labore Road. The two parcels are deep, relatively narrow parcels with approximately 215 feet of frontage on Labore. The proposed concept plan shows a new street that would access Labore Road west of the house on 685 and hug the west property line, ending in a cul-de-sac at the north end of the property. A total of eight new lots would have access from the new street, and the existing two homes would be retained. The purpose of a concept review is to provide feedback to the property owner/developer and indicate potential issues that should be addressed in the event the applicants go forward with an application for Preliminary Plat. In this case, the development raises a number of potential issues: Remnant property. The parcel at 699 Labore, east of the proposed subdivision, is also a deep but narrow parcel. Land to the east and north is already fully developed, leaving no other opportunity for further development of this property. In similar cases, the City has been concerned with planning for the future re-subdivision of area property. A concept plan should be developed that provides the potential for the re-subdivision of the 699 property as well. Frontage concerns. The proposed cul-de-sac street adjoins the western boundary of the subdivision property. As a result, several single family parcels to the west that front on Valento Lane would also back onto the new street. Many of those houses have shallow rear yards at or near the minimum rear yard setback. Developing a street in the proposed location would possibly intrude on the rear yard spaces of those parcels.