02-22-1984 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS INC. PLANNING REPORT TO: Little Canada Mayor a d City Council Little Canada Plan Commission FROM: David Licht DATE: 1 February 1984 RE: Heather Oaks FILE N0: 758.09 - 82.08 118 2 1984 CITY OF LITTLE CANADA BACKGROUND During 1983, the Heather Oaks Planned Unit Development Project was reviewed and approved by the City of Little Canada. The initial concept involved construction of twin homes which were to be subdivided in a condominium fashion surrounded by common open space. In an attempt to finalize financing for the project, the developer encountered difficulty with the lending institution on the land division approach. As a consequence, a new application has been submitted which would provide for each unit occupying its own parcel of land. This in essence is a zero lot line concept. Common open space will remain as initially proposed in the form of outlots. Maintenance of these outlots will continue to be the responsibility of the project's property owners association. REQUEST EVALUATION The attachments depict the lotting configuration which is now proposed. The individual lots are less than zoning district requirements. Density is, however, below maximum standards as a result of the outlots and common open space which exists. This balancing of land to meet the ordinance is allowed through the mechanism of the planned unit development conditional use permit. From an overall land use perspective, the revised subdivision approach does not alter the development which was initially proposed and approved. The only change taking place is the technical division of land. As a consequence the revised subdivision approach is viewed as acceptable from the City's policy perspective. Technically viewed, an addition of six foot drainage and utility easements should be placed along all lot lines which do not constitute a building division line. Also, a review of the development agreement and property owners associa- tion agreement is being conducted to insure that they adequately address property maintenance and control. 50 4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925 -9420