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NORTHWEST ASSOCIATED CONSULTANTS, INC. <br />4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 <br />Telephone: 763.231.2555 Facsimile: 763. 231.2561 planners«)nacplanning.com <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: September 6, 2012 <br />RE: Little Canada — Ramsey - Washington Metro Watershed District <br />Subdivision /Lot Combination <br />FILE NO: 758.09 — 12. <br />Background and Analysis <br />The Ramsey - Washington Metro Watershed District is seeking approval to split a portion <br />of the adjacent property formerly occupied by Norm's Tire and add it to their property at <br />2665 Noel Drive. The property in question consists of .73 acres, and includes the <br />garage building at the rear of the Norms parcel. The new dividing line would extend <br />through the paved area from Noel Drive toward the west side of the accessory <br />building /garage, then to the north behind the former Norm's main building to the west. <br />Currently the Watershed District property totals 1.09 acres, while the Norm's property <br />totals 2.21 acres. The resubdivision would result in 1.82 acres owned by the <br />Watershed, with 1.48 acres remaining on the Norm's Tire site. <br />The current Watershed District property is actually two parcels. The western row of <br />parking sits on a long .narrow strip of property separate from the main building. If this <br />application is approved, a condition should be that all parcels are combined into a single <br />lot. <br />Along the north boundary of the creek is steeply sloped areas that are not developable. <br />The applicants have not provided information as to how the added property will be <br />utilized or developed. The subdivision would result in two parcels as noted above, <br />however, there will be a number of zoning issues to resolve. <br />1. Circulation and access. First, the new boundary line angles across the pavement <br />in front of the garage building that would now be on Watershed District property. <br />It is not clear how access to this garage building would be managed without <br />creating trespass issues. <br />