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City Planner Anderson stated he thinks that that is part of the equation and listed some of the criteria the City uses to address variances such as if it is compatible with the neighborhood, if it is reasonable use and if it is going to alter the essential character of the neighborhood. He stated that even the smaller lot is larger than the surrounding lots. He talked about the national wetland inventory and how it is used to determine the need to have a wetland delineation done. He stated that there would likely be tree loss in order to fit the home on the land. Board Member Bentz asked if fill would be brought in because of the low lot elevations. Board Member Covart stated that she lives in the area and the drain tile was just upgraded two summers ago to increase drainage throughout the golf course. City Planner Anderson stated that the City's engineering and public works staff conducted a storm water project through portions of the Rum River Hills Golf Course to improve drainage. He does not have details on whether they will bring in fill or not. He stated that FEMA is updating the flood maps for the entire state and that Anoka County has been in the works since 2011. They are waiting for notice of final determination and once that is received, the City will have 6-9 months to adopt an updated flood plain map. He stated that there is enough buildable area under current maps and there would be more buildable area based on the updates, but until the updates become effective, they have to operate on what is currently in place. He stated that depending on the results of the wetland delineation, there appears to be a sufficient area for a house pad with no impact to wetland and it would be outside the boundaries of the flood plain. He stated that he wanted to route this request for a variance to the Board to see if there were any comments before going forward to the Planning Commission. Board Member Bentz asked for an explanation of why this is different from the 4 and 40. City Planner Anderson explained that the 4 and 40 designation required a minimum lot size of 10 acres. He stated that the designation no longer exists. The City has simplified its single-family residential zoning districts to include a MUSA (Metropolitan Urban Service Area) district and an R-1 Residential (Rural Developing) district. The rural developing districts are areas serviced by private well and septic. Board Member Hiatt asked if the property would be well and septic. City Planner Anderson answered affirmatively. Board Member Hiatt stated that he would like to go on record as supporting Staff's recommendation, because the other lot sizes are similar, but would want the wetland delineation and other reports to be the deciding factor. City Planner Anderson stated that Staff's recommendation would be that the variance be contingent on the wetland delineation. Board Member Hiatt stated that he would support it. Board Member Valentine asked if a motion was needed. Environmental Policy Board/June 15, 2015 Page 3 of 9