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NXC MEMORANDUM NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: August 10, 1999 RE: Little Canada - Richie Subdivision FILE NO: 758.09 - 99.26 Michael and Katherine Richie have applied for a subdivision of and at 2966 LaBore Road. The existing parcel is approximately 5.8 acres in size, from which an 18,000 square foot lot would be subdivided. In addition, a small triangle of land is shown to be split and added to the neighboring property to the west. The proposed subdivision meets all zoning requirements, and the subdivider shows the required drainage and utility easements along the lot lines. The primary issue raised by the request is that the proposal would preclude any future resubdivision of the larger property. This may be the intent of the property owner, however the City's policy has been to require the potential for resubdivision, due to long term changes in property owner needs, and concerns over requests for future variances to allow later, non - conforming subdivisions. For this reason, the Subdivision Ordinance requires that the subdivision of a small parcel from a larger property be accompanied by a concept sketch which illustrates how the larger property may be further subdivided in the future. There are two options under which the subdivision may be allowed. First, the subdivider should be required to file a covenant against the property, in favor of the City, which precludes further subdivision. This covenant would serve to warn future owners of the fact that variances needed to allow additional subdivision would not likely be approved. The second option would be to require the dedication of road easement at this time to provide access to the south part of the property, along with the sketch plan referred to in the previous paragraph. This option would ensure that a future resubdivision request could be accommodated without variance. 5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. MINNESOTA 5 54 1 6 PHONE 61 2- 595 -9636 FAX 6 _ MAIL NAC WINTERNET.COM Page 2