11-08-07 Planning Comm. Agenda - Laserfiche WebLink

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NflR7HWEST ASSflCIAT59a CONSSJ°.TANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone; 763.231.2555 Facsimile: 763.231.2561 planners@nacpla nning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: October 5, 2007 RE: Little Canada - Steinert -Whispering Pines Preliminary Plat FILE NO: 758.09 - 07.28 Background and Analysis Kevin Steinert and Rim Lake Construction are seeking approval of a Preliminary Plat to be known as "Whispering Pines" on property along the north side of Labore Road; encompassing the two parcels at 685 and 693 Labore Road. An adjoining parcel at 699 Labore would not be included in the project, and as now designed, would have limited (if any) ability to subdivided in the future. Because the neighboring parcel is less than 60 feet in width, there may not be a practical way to provide for development of that parcel. As drawn, the subdivision provides for a total of eight lots, including retaining the existing structure at 693 Labore. This is a reduction of one from the concept review submission. The proposed new street would eliminate the house at 685 Labore, and seven new lots would be platted along the west and north sides of the new street and its terminal cul-de-sac. All of the lots meet the R-1 zoning standard of 10,000 square feet and at least 75 feet of width at the 30 foot front building setback line. Each lot displays building pad areas that will meet all of the R-1 setback regulations. The primary dimensional issue relates to the cul-de-sac street length. The Subdivision Ordinance provides that permanent cul-de-sac streets shall be no longer than 500 feet in length. This is measured from the right-of-way where the new street begins, to the end of the cul-de-sac itself. The applicants had designed the street to be 500 feet to a point at which the cul-de-sac begins. As such, the measured length of this street is actually 575 feet, thus requiring a variance to plat as designed. The applicant has applied for this variance.