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<br />Heritage Maples <br />August 23, 2005 <br /> <br />Page 2 <br /> <br />Attachments <br /> <br />Location Map <br />Development Plans <br />Memo from the City Engineer <br />Letter from the applicant <br /> <br />Overview <br /> <br />The applicant is proposing to develop 13.82 acres into a 52 lot townhouse planned unit <br />development. The topography of the site is rolling with medium tree coverage and a large <br />wedand complex. Most of the tree coverage is in the southwest and central portions of the <br />site. There is a power line esement and transmission line the The site is bounded by Highway <br />lOon the north, a 5 acre single family parcel of the east, West Oaks development to the east <br />and south and Big Lake Township to the west. The southern part of the site, south of the <br />power line easement, was included in the West Oaks plat as an oudot. <br /> <br />Land Use Amendment <br /> <br />A land use amendment is required as part of this project. The property is currendy guided as <br />CC (Community Commercial). The applicant is requesting a change the land use to UR <br />(Urban Residential). Given the surrounding residential land uses and access, staff does not <br />foresee a reason not to recommend approval of the proposed Land Use Plan amendment. <br /> <br />Zone Change <br /> <br />A zone change is required as part of this project. Most of the property is currendy zoned C3 <br />(Highway Commercial). The southern portion, the area included as an oudot in the West <br />Oaks plat, is currendy zoned R3 (Townhouse District). The applicant is requesting that the <br />zoning be changed to PUD (planned Unit Development). The applicant has provided a <br />narrative explaining why a zone change to PUD should be approved. Staff does not feel that <br />the applicant has provided a strong enough case to justify the proposed zone change. The <br />applicant could develop the property as a townhouse development with an R3 zoning. <br /> <br />Conditional Use Permit <br /> <br />Townhouse Elevations <br /> <br />A conditional use permit is required for the proposed PUD. As part of the CUP process a <br />review of the townhouse elevations is required. They are approved as part of the CUP; no <br />elevations have been provided. <br /> <br />Lots <br /> <br />Typically, a minimum of about 20 level usable feet is required on the back of each <br />townhouse unit. That is not provided on most of the units that abut the wedand. The right <br /> <br />S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\p05-016PC8-23.doc <br />