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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: October 4, 2012 <br />RE: Little Canada — Ramsey- Washington Metro Watershed District <br />Subdivision /Lot Combination <br />FILE NO: 758.09 — 12. <br />Background <br />The Ramsey - Washington Metro Watershed District (RWMWD) is seeking approval to <br />split a portion of the adjacent property formerly occupied by Norm's Tire, located at 477 <br />Little Canada Road, and add it to their existing properties at 2665 Noel Drive (a larger <br />parcel encompassing a principal building, and a long narrow strip of property separate <br />from the main building in which a western row of parking sits). Planning staff indicated <br />in an earlier report dated September 6, 2012, that a condition of subdivision approval <br />should be that all three RWMWD parcels are combined into a single lot; the applicant <br />has indicated that the three parcels will be combined, which is analyzed further in the <br />report. <br />The property to be transferred consists of .73 acres, and includes the garage building at <br />the rear of the Norm's Tire parcel. The new dividing line would extend through the <br />paved area from Noel Drive toward the west side of the accessory building /garage, then <br />to the north behind the former Norm's main building to the west. Currently the <br />Watershed District property totals 1.09 acres, while the Norm's property totals 2.21 <br />acres. The resubdivision would result in 1.82 acres owned by the Watershed, with 1.48 <br />acres remaining on the Norm's Tire site. <br />The parcel proposed to be transferred from Norm's Tire to the Watershed District is <br />zoned B -2, Auto Oriented Business District, while the existing Watershed District <br />property is zoned P, Public District. Given that all three parcels will be combined, the <br />subdivision then requires a rezoning of the newly transferred parcel. This must be <br />accomplished via a separate public hearing for consideration of the rezoning request <br />and Council adoption of the zoning amendment ordinance. This report will address <br />considerations for the rezoning component of the subdivision. <br />4 <br />