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Northwest Associated Consultants, Inc. <br />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 <br />PLANNING REPORT <br />TO: <br />Little Canada Planning Commission <br />FROM: Allan Hunting /Stephen Grittman <br />DATE: 10 September 1990 <br />RE: Little Canada - Costa Estates Preliminary Plat <br />FILE NO: 758.09 - 90.56 <br />BACKGROUND <br />Mr. Robert DeBace (applicant) is submitting a revised <br />preliminary plat for Costa Estates subdivision. Mr. DeBace <br />appeared before the Planning Commission on 9 August with an <br />original proposal of 48 lots with access being served by Desoto <br />and Vanderbie Streets and from the interior by the proposed Noel <br />Drive which was to connect with Allen Avenue to the north and <br />LaBore Avenue to the south. In order for Noel Drive to become a <br />through street, additional land needs to be acquired to achieve <br />the full 50 foot right -of -way required by Ordinance. The <br />Planning Commission recommended that Noel Drive be platted <br />through to Allen Avenue to the north and LaBore Road to the <br />south. If that cannot occur, then alternative plans must be <br />submitted for their review. <br />On 22 August, the City Council held the public hearing concerning <br />this plat. Through discussion and public comment, it was <br />discovered that few persons with interest in lots between Costa <br />Estates and LaBore Road favored the connection of Noel Drive with <br />LaBore Road. Lot owners in between Allen Avenue to the north and <br />Costa Estates were not against connection of these two streets. <br />Additional right -of -way width will, however, be required to be <br />obtained from the three owners prior to final review. The <br />Council then suggested that Noel Drive should be encouraged to <br />connect with Allen Avenue and that Noel Drive connect with DeSoto <br />to the south to achieve traffic through the site and avoiding the <br />possibility of precluding development of the southern lots in the <br />future. <br />Attached for reference: <br />Exhibit A - Site Location <br />Exhibit B - Preliminary Plat <br />4601 Excelsior Blvd. • Suite 410. Minneappl sg 1N3 5416 • (612) 925 -9420 • Fax 925 -2721 <br />