08-22-1990 Council Agenda - Laserfiche WebLink

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Northwest Associated Consultants, Inc. U R B A N P L A N N I N G • D E ' S I G N • M A R K E T R E S E A R C H MEMORANDUM TO; FROM: DATE: RE: FILE NO: Little Canada Planning Commis Stephen Grittman 7 August 1990 Little Canada - Costa Estates 758.09 - 90.56 We have received a revised plan for Costa Estates including existing topography. The plat includes less land than previously shown due to a miscalculation. Our concern continues to be cross circulation for the plat since access to Allen Avenue may not be feasible. This is the result of lot splits several years ago which resulted in a home being built too near the eventual location of Noel Drive. As a result, a cul -de -sac on the north end of Noel Drive could be necessary. With such a cul -de -sac, cross street provisions would be necessary to mitigate the length of Noel Drive from LaBore Road. A second rationale for the cross street provision is to allow development of Noel Drive without requiring acquisition of additional right -of -way. Although several neighbors have expressed willingness to give up the right -of -way, it would take just one property owner to stand in the way of the development. As a result, the interior of the plat would be stymied. Our recommendation is for cross street access to both Desoto and Vanderbie similar to the subdivision designs further east. Finally, grading and drainage plans still must be prepared and submitted. The developers have indicated that storm sewer in Desoto could be utilized, but a plan must be prepared to document this requirement. Such a plan must also include house pad elevations to ensure proper lot drainage. These plans are subject to review and approval of the City Engineer. cc: Joel Hanson Kathy Glanzer John Palacio Tom Sweeney Pete Costa Bob DeBace Page 34 4601 Excelsior Blvd. •Suite 410 •Minneapolis, MN 55416.(612) 925-9420• Fax 925 -2721