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Northwest Associated Consultants, Inc. <br />U R B A N P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H <br />MEMORANDUM <br />TO: <br />FROM: <br />DATE: <br />RE: <br />FILE NO: <br />BACKGROUND <br />Stephen Grittman <br />Robert Kirmis <br />7 October 1991 <br />Little Canada - Little Canada Road Land Use <br />758.09 - 91.26 <br />At your request, I have investigated potential redevelopment <br />possibilities associated with the land lying between Round Lake <br />and Little Canada Road and west of the Soo Line Railroad. The <br />investigation includes a review of various planning documents and <br />subsequent discussion of various redevelopment options and their <br />impacts. The subject property is zoned R -1, Single Family and <br />lies within the Round Lake Shoreland Overlay District. <br />Attached for reference: <br />Exhibit A <br />Exhibit B <br />Exhibit C <br />Exhibit D <br />Exhibit E <br />Exhibit F <br />ISSUES ANALYSIS <br />- Site Location <br />- Detailed Site <br />- Existing Land <br />- Land Use Plan <br />- Transportation <br />- Trails Plan <br />Location <br />Use <br />Plan <br />Existing Land Use /Zoning. As shown on the Existing Land Use Map <br />(Exhibit C), the subject area currently holds single family <br />development. Property to the west of the site is currently part <br />multiple family and part undeveloped, while commercial <br />development exists north of the area. While the majority of <br />homes in the area are well kept, all would be found to be <br />legally non - conforming in terms of R -1/ Shoreland District lot <br />requirements. <br />5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 (612) 595- 9636•Fax. 595 -9837 <br />Page 14 <br />