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NINC COMMUNITY PLANNING - DESIGN <br />NORTHWEST ASSOCIATED CONSULTANTS <br />MEMORANDUM <br />MARKET RESEARCH <br />TO: Little Canada Planning Commission <br />FROM: Cary Teague /Stephen Grittman <br />DATE: 8 October 1996 <br />RE: Little Canada - Heritage Office Park Subdivision <br />FILE NO: 758.09 - 96.30 <br />BACKGROUND <br />Heritage Development of Minnesota has submitted an application for a lot split in order to <br />split off a 27 foot wide strip of land along the southern property line of Lot 3, Block 1 <br />Heritage Office Park and Lot 5, Block 1 Heritage Office Park 2nd Addition, and combine <br />it with the Lot 2, Block 1 Heritage Office Park. The subject property is located south of <br />County Road D and east of DeSoto Street. <br />The entire area is part of the Heritage Office Park PUD. The purpose of the PUD was to <br />allow lots without public street frontage and to enable each structure within the office park <br />to overlay an individual lot of record. The 27 foot strip of land that is proposed to be <br />combined with Lot 2, is designated as common space, and is currently utilized for parking <br />for the business to the south located on Lot 2, Block 1, therefore, the lot split appears <br />appropriate. <br />Attached for Reference: <br />Exhibit A - Site Location <br />Exhibit B - Lot Split <br />Exhibit C - Heritage Park Site Plan <br />ANALYSIS <br />Lot Size: As mentioned, the lot split is occurring entirely within the Heritage Park PUD. <br />The property to be combined with Lot 2 exists as common open space provided as part of <br />the PUD and is held under ownership of the property association for Heritage Park. The <br />overall density of the PUD is not effected by the proposal, therefore, minimum lot sizes are <br />not applicable. <br />5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. MINNESOTA 55416 <br />PHONE 6I 2- 595 -9636 FAX 6 1 2-595 -9837 <br />Page 67 <br />