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A�PE N �i� � April 28,2004 Mark Doneux CRWD Coordinator 1295 Bandana Blvd. Suite 108 St, Paul, MN 55108 RE: Guptil Site, 185McCarrons Blvd, Roseville, MN CRWD DevelopmentReview #44-RS-001 Dear Mark Per your request, our offic�as reassessed the feasibility of developing the above referenced properiy, in Roseville, MN, OVERVIEW The primary parcel to be redeveloped is a 2.65-acre parcel located at 185 McCarrons Blvd and owned by Mr, Dennis Guptil. Currently, an unoccupied house and a garage e�st on the south portion of Mr. Guptil's property. A wetland occupying appro�mately 35% of the property is located near the middle of the parcel. The elevated house creates a drainage divide between runoff flowing north into the wetland and southeast into McCarrons Blvd. Runoff f�nthe north portion of the parcel flows south into the wetland. Other parcels considered for development included a vacant 0.56-acre parcel and a 0.51-acre vacated right-of-way north of IImer St, and aamss from Mr. Guptil's properiy. The north portion of these parcels is occupied by a waterbody that may or may not be a wetland. For the purposes of this assessment, we have assumed that it is not a wetland. In general, approximately half of the nu�f from these parcels flows rnrth into the waterbody, and half of the runoff is directed to the east. DEVELOPABLE AREA AND MAXINl[JM UNIT CALCULATION According to the City of Roseville's Comprehensive Plan, the Guptil site has been designated for high-density housing. It w� assumed that the Guptil parcel will be rezoned from R-1, Single Family Residence, to R-3 A� Multi-Family Residence. Using this information and information from the City of Roseville's City Code, the possibilities for development of the site were evaluated. One of the limitations for the developmentis that a 50-foot setbackmust be maintained around a wetland. A wetland delineationhas not been completedi�r the development. Therefore, assumptions for the wetland limits were made forboth the Guptil parcel and the Elmer S� parcels. Assuming that a variancewill be soughtto decreasethe wetland buffer setback, the area within a 25-foot radius of the 896-foot contour for the Guptil site wetland was designated as undevelopable. Far the Elmer Strcet parcels, the area within a 10-foot radius around the 904- foot contour was marlaed as undevelopable.