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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: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: 3 September 1993 <br />RE: Little Canada - Canada Woods West Preliminary Plat <br />FILE NO: 758.09 - 93.29 <br />BACKGROUND <br />The applicants are requesting preliminary plat approval of "Canada <br />Woods West ", a subdivision of twelve single family lots in the <br />northeast corner of the City. This property was split from the <br />Salak parcel at the corner of LaBore and County Road D a few years <br />ago. The Little Canada /Maplewood boundary adjoins the east <br />property line of this plat. Maplewood has been considering the <br />approval of "Canada Woods East ". <br />ANALYSIS <br />As noted, the plat consists of twelve single family lots. Eleven <br />of the new lots are clustered around a new cul -de -sac street which <br />extends south from County Road D. The twelfth lot is approximately <br />one acre in size and fronts on County Road D, separated from the <br />other lots by a wetland. <br />Developers and city staff have investigated other design <br />alternatives which would permit the extension of the new street <br />through to LaBore, or south to other property. However, steeply <br />sloped topography, a portion of the NSP power line easement, and a <br />large wetland system preclude these options. Staff would have <br />preferred to see an extension provided for, but the conditions <br />mentioned above appear to effectively eliminate the opportunity. <br />As a result, the plat layout, although not ideal due to its <br />relative isolation, is considered acceptable. <br />Page 17 <br />5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595- 9636•Fax. 595 -9837 <br />