06-24-1992 Council Agenda - Laserfiche WebLink

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Wetland. The subject site contains a wetland of undetermined size. Obviously, the integration of a street system within the site will require sensitivity toward the said wetland. While the wetland is not protected by the Department of Natural Resources (DNR), it has been identified by the Ramsey- Washington Metro Watershed District as a Type 6 wetland. Type 6 wetlands are defined by the Watershed District as shrub swamps which usually have waterlogged soil and are often covered with as much as six inches of water. Prior to developing detailed street plans for the area, it will be necessary to determine the exact limits of the wetland in question. Topography. The subject area exhibits a ridge running parallel to Labore Avenue with a slope of ± 10 percent. The degree of slope will undoubtedly influence street design in the area and limit the ability to provide road access to the subject property. Transportation Plan. The City's Transportation Plan (see Exhibit D) designates Labore Road as a collector street. As such, additional direct single family lot access to LaBore should be discouraged. Within the undeveloped portion of the study area, the Transportation Plan illustrates a north /south connection between Beam Avenue and Labore Road. This connection is considered highly positive by eliminating a non - conforming cul -de -sac length (Beam Avenue) and improving vehicular circulation. It should be noted, however, that the plan does not propose an interior street connection to the adjacent City of Maplewood. Utilities. An additional item to consider in regard to the development of the subject area is an ability to provide sanitary sewer and water service. Obviously, if roadways and subsequent development is to occur in the area under study, they must be provided with utility service. This item should be subject to comment by the City Engineer. Vegetation. According to topographic maps, the subject area contains a moderate degree of vegetation. To the extent possible, the integration of roadways and subsequent development should strive to retain notable tree massings. Anderson Property. In 1983, the City of Maplewood considered a residential PUD proposal of the Richard Anderson property located to the south of the subject area. While the concept received favorable approval by the City of Maplewood, the development was never pursued due to difficulties encountered in providing utility service to the area. In acknowledging this service concern, the City of Little Canada may wish to consider providing a southerly connection to the area. 2 Page 24