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Hanson, Joe[ From: NAC [planners @nacplanning.com] Sent: Wednesday, March 13, 2002 12:21 PM To: joel .hanson @ci.little- canada.mn.us Subject: Palmen Overlook Joel - I took the drawing with the wetland edge shown, and "grafted" it onto the half- section map. I will fax the drawings over to you. Drawing #1 is a sketch of an R -1, Single Family subdivision with 75 foot wide Tots (all are more than 10,000 square feet) and a 500 foot long cul -de -sac. This subdivision could include 10 lots, with about half of the property to the east remaining undeveloped. The only lot that is significantly constricted by the wetland is Lot 3, although there is adequate buildable area for a typical single family home, assuming only a minimal setback from the edge of the wetland - I do not know what setback the Watershed District may want to impose, if any. Drawing #2 presumes that a second access could be gained to limit the cul -de -sac length to 500 feet. Such an access would have to be found east of 459 Viking Drive. In this scenario, 21 lots would be possible, although again Lot 3 and Lot 19 would have some issues related to wetland setback. In both drawings, I have presumed that the street would be in the same location as the developer's proposal, and I don't know enough about the topography to ensure that this location is feasible. If the area were rezoned to R -2 to accommodate twin homes, the R -2 ordinance permits lot widths for twin homes to be as narrow as 75 feet, so each of the single family scenarios in Drawings 1 and 2 would allow for the doubling of the number of units, all other factors remaining the same. Masterpiece Homes showed much wider twin home parcels than the 75 foot minimum - approximately 100 feet, resulting in their proposed development density of 28 units over the full length of the parcel. I hope this is helpful for tonight's meeting. -Steve Grittman