06-22-1988 Council Agenda - Laserfiche WebLink

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PLANNING REPORT FILE COPY northwest associated consultants, inc. TO: Little Canada Planning Commission FROM: Martha Greenwald /David Licht DATE: 2 July 1987 RE: Little Canada - Schroeder Subdivision FILE NO: 758.09 - 87.40 BACKGROUND A request has been made by Schroeder Development to subdivide an existing lot located on the corner of Minnesota and Rice into two parcels, as shown on the attached survey. The Hardee's located on the lot was the subject of a condi- tional use permit in 1986. Existing zoning is B -3, General Business. Parcel 1 is currently vacant. The area of the subdivision is 2.18 acres. CONSIDERATIONS 1. Simple Subdivision. Because this application involves the division of one parcel into two, the Ordinance specifies that the subdivider may be relieved in complying with any requirements of this Ordinance that area deemed approp- riate." The applicant is seeking the subdivision in order to establish the Hardee's property as a separate entity for property tax purposes. In view of the access questions which emerged when the Hardee's conditional use permit (CUP) was approved, we question whether a simple subdivision is appropriate to resolve the internal and external access questions relative to this site. A Planned Unit Development approach might more comprehensively address the commercial development environment in this area, particularly as it relates to adjoining thoroughfares and uses. Although a Concept Plan was presented to the City at the time the CUP was reviewed, it was not formally adopted. We also believe a formal platting process would ensure public right -of -way dedi- cation along Rice and Minnesota. The survey approach illustrates the right -of- ways, but leaves open the opportunity for future setback violations as parcel 1 is developed, since the right -of -way remains the developer's property. 4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925 -9420 Page 19