02-22-2012 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763. 231.2561 planners@nacplanning.corn MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittrnan DATE: February 3, 2012 RE: Little Canada — Kneeland Subdivision /Lot Combination FILE NO: 758.09 —12.02 Background and Analysis Richard and Adrianne Kneeland own a large parcel at 695 County Road B -2 East. The northwest portion of the lot fronts on Lake Gervais, with about 225 feet of Lakeshore. The property owners are seeking approval of a subdivision that would split the northerly 75 of their lot and combine it with an existing parcel that fronts on Greebrier Circle to the east. The parcel being split is largely separated from the subdivider's home site by a pond portion of Lake Gervais. The subdivided property would be combined with 2389 Greenbrier Circle. The subject parcel shares a lot line with the Greenbrier lot for about 30 feet. It is at this point that the subdivided land would be added, resulting in a single parcel extending from Greenbrier to the lake. The subdivision results in no new buildable parcels. Because the application has been made based on sketch data, it is not clear if there are any easements that will need to be vacated, however, it is common for the City to require new drainage and utility easements to be added along the perimeter lot lines of newly subdivided land. In addition, the subdivision deals with a large unplatted parcel (695 County Road 13-2) and a platted lot (2389 Greenbrier Circle). Occasionally, the County Recorder has rejected lot combinations of this type, in which case the applicant would be required to plat the subdivision. Apart from these procedural issues, the subdivision and lot combination appear to meet the requirements of the City's subdivision and zoning regulations. 3