04-26-1995 Council Agenda - Laserfiche WebLink

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Northwest Associated Consultants, Inc. 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 PLANNING REPORT TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: 6 April 1995 RE: Little Canada - Tima Subdivision FILE NO: 758.09 - 95.10 BACKGROUND Mr. Louis Tima has applied for a subdivision of his property which lies between Australian Avenue and Bluwood Avenue, west of Jackson Street. The subdivision would result in two building sites. Their property has been the subject of a significant amount of discussion at the City Council level over the past several months, particularly as it relates to improvements to Australian and Bluwood, both of which are dead -end streets with no cul -de -sac turnarounds. Jackson Street is an undeveloped right -of -way which is 33 feet in width. Rather than develop the cul -de -sacs, Mr. Tima has requested that the City construct Jackson Street as a loop between Australian and Bluwood. Mr. Tima would propose a dedication of an additional seven feet of right -of -way for a total of 40 feet, requiring a variance from the Subdivision Ordinance standard of 50 feet. ANALYSIS Lot Split and Variance At its simplest, this request is a minor subdivision with lots that meet the Zoning Ordinance standards for R -1, Single Family lots. The north lot would contain over 11,900 square feet in area, and the south lot over 11,300, both exceeding the 10,000 square foot minimum. The problem comes with the widening and improvement of Jackson Street. The street would define the front and rear yards of the two lots as the east 30 feet facing Jackson and the west 30 feet facing the railroad, respectively. This leaves a buildable area which is just 22 feet deep on the south lot, and 26 feet deep on the north lot (see Exhibit C). Although homes can be constructed in these buildable areas, the depths constrict the possible home designs. 5775 Wayzata Blvd. • Suite 555 • St. Lc 6 • (612) 595- 9636•Fax. 595 -9837 Page 9