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APR -10 -2002 16:19 <br />NRC 612 595 9837 P.02/03 <br />NOIRTHWI$T &$$OCII*TID CONSVOCIAINTL, MNt, <br />5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55415 <br />Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @nacplanning.com <br />MEMORANDUM <br />TO: Little Canada Mayor and City Council <br />FROM: Stephen Grittman <br />DATE: April 10, 2002 <br />RE: Little Canada - Palmen Overlook <br />FILE NO: 758.09 - 02.03 <br />To date, this project has been evaluated against the City's R -1 zoning and the <br />Watershed District's wetland regulations. One other set of regulations that may apply <br />to any development in this area is the Shoreland Management regulations, The <br />wetland system to the north of the property has a lake classification in the City's zoning <br />ordinance as "GD ", General Development. However, at the time of most recent update <br />of the shoreland regulations, the Department of Natural Resources indicated that they <br />no longer included this area on their list of lakes. <br />Nonetheless, if the shoreland regulations were to be applied to a development in this <br />area, the "ordinary high water" elevation would need to be determined. Above this <br />elevation, each single family lot is required to be at least 15,000 square feet in area <br />and 75 feet in width (for lots adjacent to the water), and 10,000 square feet in area for <br />all others. Because the lot width is the same under the City's R -1 regulations, and <br />because we no longer have DNR information on the high water elevation for the open <br />water, we have not had an opportunity to consider whether the shoreland regulations <br />would affect the development capacity of this land. Because the Watershed District's <br />standards for setbacks and lot coverage are quite extensive, it is possible that the <br />shoreland regulations wni ild have little impact, This would need tope determined if the <br />project proceeds further. <br />One other aspect to reviewing a subdivision in this area would be whether the City <br />would wish to require that any plat be designed with single family lots that are larger <br />than the minimums stated in the Zoning Ordinance. It would be necessary to find <br />specific conditions that warranted this approach. Possible conditions that could <br />support larger lot sizes might include particular environmental sensitivity (whether <br />Page 1 <br />