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NORTHWEST ASSOCIATED CONSULTANTS INC. <br />MEMORANDUM <br />TO: Little Canada City Council <br />FROM: Alan Brixius CITY OF <br />DATE: November 14, 1983 <br />RE: Schreier Development - County Road C and Stark Road <br />FILE NO: 758.09 - 83.44 <br />NOV 15 1983 <br />LITTLE CANADA <br />BACKGROUND <br />A proposal has been submitted for the development of the triangular shaped <br />parcel located off County Road C at Stark Street (see Attachment A). The <br />parcel is zoned R -2, Medium Density Residential District. The site has a <br />number of physical characteristics that complicate development. The <br />characteristics include: a unique configuration, abutting public streets <br />on three sides and severe topography along the new county road. Review <br />of the applicant's proposal identified some of the design limitations. <br />ISSUES AND ANALYSIS <br />Structure Design <br />The proposed development involves townhouse type residential units in some- <br />what unique configuration (see Attachments B, C & D). It is suggested that <br />due to severe topography that the structure be built into the hillside, thus <br />integrating them with the natural features of the site. As a .result of the <br />site design, four units fronting south will be located on top of four units <br />facing north and County Road C. With the proposed site design, the south <br />elevation will present the appearance of four units rather than the actual <br />eight units. This will reduce the aesthetic incompatibility of the eight <br />unit development with the single family development to the south. <br />A significant amount of site grading will be necessary to implement the proposed <br />site design. The City Engineer's review and approval is necessary to insure <br />that the proposed concept can be constructed without adverse impacts for on- <br />site development or adjacent properties. <br />Density <br />The R -2 zoning district requires a minimum of 4,000 square feet of lot area <br />per townhouse unit. The proposed site consists of .682 acres of lot area <br />which can support 7.8 units in compliance with the Little Canada Ordinance. <br />The applicant is requesting that eight units be allowed. To accommodate <br />11 <br />4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925-9420 <br />