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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: 10 May 1994 <br />RE: Little Canada - Pratt Single Family Plat <br />FILE NO: 758.09 - 94.12 <br />Mr. Len Pratt has submitted a proposed preliminary plat for Twin <br />Lake Pines, a 13 lot single family subdivision on the Mitchell <br />Estate property north of Twin Lake. The project consists of a <br />single cul -de -sac public street from which 10 lots would have <br />access. Lots 1 through 3 of block 2 would access directly to Twin <br />Lake Boulevard. In addition, an Outlot of over six acres is shown <br />as utility and drainage easement, and includes a wetland and <br />private common open space for the residents of the plat. <br />The project is far less dense than the Ordinance would otherwise <br />require. The minimum lot size for riparian lots is 20,000 square <br />feet, 15,000 for non - riparian lots. All lots exceed the minimums, <br />most by a substantial margin. <br />The City will have to cooperate with Vadnais Heights regarding the <br />corporate boundary line which splits the westernmost lots. As <br />drawn, the building site on Lot 2 would be affected by the <br />boundary. In addition, utility services will be shared, with <br />Vadnais Heights supplying water to the project. These joint use <br />issues must be finalized prior to consideration and approval of the <br />final plat. <br />The final issue regards the cul -de -sac. The subdivision ordinance <br />requires that cul -de -sac streets be no longer than 500 feet in <br />length. This street is designed at over 600 feet, necessitating a <br />variance. We would recommend that such a variance be granted in <br />that there is no other way of designing the road to the serve the <br />property and stay under the 500 foot standard. This variance <br />should be discussed, but the hearing and approval of it should be <br />withheld until consideration of the final plat. <br />Page 15 <br />5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595- 9636•Fax. 595 -9837 <br />