03-13-2002 Council Agenda - Laserfiche WebLink

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On January 10, 2002 the Little Canada Planning Commission directed us to our City Council for review of our arguments against development on the Palmen parcel of land. Had we known about the earlier development plans we would have come to the City Council sooner. Our arguments against proposed development of this parcel: I. LAND ISSUES: The site is a 27.627 acre undeveloped parcel (Real Parcel Acreage /Ramsey County Parcel Database) comprised primarily of mature upland forest, shrub /scrub area /and emergent cattail. Of the 27.627 acres 20.28 acres is in the "Protected" wetland. In other words 73.41% or 3/4 of the parcel lays in the wetland. *Attachment A . The 7.347 acres that are not in the wetland can he characterized as steeply graded hills that are forested with mature upland hardwoods. *Attachment B &C. This narrow strip of land is essentially unhuildable for the following reasons: A. The terrain as mentioned above. B. The average 75 foot setback requirement from the wetland. *Attachment D. C. The Williams Pipeline 100 foot easement. *Attachment E. D. The 50 foot road width requirements for cul de sac if considered ". E. The 30 foot setback requirement for front yards. No Room Left For House This is a truly distressed property. This parcel is unhuildable if we stay within our City Ordinances and grant no Variances. The property was purchased by its current owners in 1994 for $30,001.00 (one dollar down, ten year term, with a balloon payment) - ** Attached Contract for Deed. This parcel should be purchased at a price commensurate with unhuildable land. Developers /speculators have presented plans in 1996, 1999, and 2002 to build on this parcel. None of the plans went beyond the concept stage for multiple reasons. In fact the Mid Oaks platting described this parcel as having only one lot which fronts McMenemy St. and is 439 feet deep. - * Attachment F. We believe that it is time to stop revisting plans for development of this parcel. We believe that it is time to Aquire, Protect, and Conserve the urban forest, the wetland, and the wildlife that inhabit it. This acquisition is consistent with the "Little Canada Proposed Park and Recreation System ". * Attachment G. FACTS OBTAINED FROM RAMSEY/WASHINGTON METRO WATERSHED DISTRICT: A. Wetland is in "PROTECT" category. Requires Average 75 ft no- disturb buffer. B. Area was mapped with GPS February 7 & 8, 2002. C. The water travels from this wetland under Sunset Court to another protected wetland and then into Gervais, Keller, Phalen and through stormsewer to the Mississippi. D. Our wetland is "healthy ". It cleans and filters stormwater before it gets to Gervais. E. Flooding - our wetland acts like a "Giant Sponge ". It can take on a lot of water and slowly release it to prevent flooding of the low land homes and Lake Gervais, Keller, etc.