11-09-06 Planning Comm. 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 plan nersl,~unacplanning.com PLANNING REPORT TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: September 8, 2006 RE: Little Canada -Canadian Woods Preliminary Plat NAC FILE: 758.09 - 06.27 Background Pat Johnson has submitted a request for Preliminary Plat for Canadian Woods, a subdivision of eight single family lots on property east of LaBore Road near the intersection of Windrow Drive. The area is zoned R-1, Single Family Residential, and includes a significant area of wetlands. Two of the lots in the plat are currently occupied by single family homes, both of which would remain after the platting process is compete. Both of the developed lots would have the potential for re-subdivision, subject to the relocation of existing accessory buildings and uses. The street connection will eliminate one other existing house. This home has a detached garage which should also be removed as a part of the construction of the street. The applicant may apply for a Conditional Use Permit to allow it to remain as a second garage on Lot 1. The plat application does not have enough information to verify whether the remaining garage areas on Lot 1 would comply with the City's requirements. Analysis Zoning/Land Use. The project consists of single family parcels, all of which would be zoned R-1. The proposed plat includes a proposed pohding area in the Year yard spaces of Lots 6 and 7. The plat describes a drainage and utility easement over a proposed pond and an infiltration basin. This area would protect the adjoining wetland areas from direct stormwater flows into the wetland. Engineering staff will comment on the surface water aspects of this pond. Planning staff would recommend that the pond is shaped to be