03-27-2013 Council Agenda - Laserfiche WebLink

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ATTACHMENT #3 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 783.231 .2555 Facsimile: 783.231 .2581 planners(rilnacplanning.com MEMORANDUM TO: Little Canada Mayor and City Council FROM: Stephen Grittman DATE: March 20, 2013 RE: Little Canada — Pinetree Pond Plat/Easement Vacation FILE NO: 758.09 — 13.01 With the consideration of the Pinetree Pond plat, the applicant is seeking vacation of an existing 33 foot road easement that extends along from Labore Road north along the east boundary of the plat. Neighbors have raised concerns over that vacation, due to the potential that it may provide them for future subdivision. The 33 foot easement is inadequate to provide street access by itself, and the Pinetree Pond plat does not depend on the easement for road access. The existence of the easement, in fact, raises issue for future subdivision in that it would create double and triple- frontage lots for a portion of Pinetree if that future subdivision were to utilize the easement as a part of a full street. The Subdivision Ordinance provides in Subd. 1006.020.J: Frontage on Two Streets. Double frontage, or lots with frontage on two (2) parallel streets, shall not be permitted except: where lots back on arterial streets or highways, or where topographic or other conditions render subdividing otherwise unreasonable. Such double frontage lots shall have an additional depth of at least twenty (20) feet in order to allow space for screen planting along the back lot line. To address this issue in the current proposed plat, the applicant has provided an alternative access location that would result in the creation of corner lots, but not the double /triple frontage parcels proscribed in this section. In the event that the applicant transfers land to the City (with final disposition at the City's discretion) to accommodate future subdivision of the adjoining properties, it should be done so with the understanding that such future subdivision must be designed to meet the standards of the ordinance — specifically to avoid double /triple frontage lot design. The alternative access location as proposed, rather than the existing easement, appears to provide the greatest likelihood of meeting this standard. pc: Kathy Glanzer Lee Elfering 14