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Home My WebLink AboutItem -06WS01NLa:kkRMNJ11'1�te Memorandum W Or k Ses,4 '.n NO. City of Lakeville Planning Department To: Planning Commission From: Daryl Morey, Planning Director Date: January 30, 2014 Subject: February 6, 2014 Planning Commission Work Session Homestead Partners Villa Concept Background. Homestead Partners has initiated discussions with City staff regarding the development of a 17.7 acre parcel located west of Kenwood Trail (CSAH 50) at Jurel Way. Homestead Partners is also considering developing the adjacent 10 acre parcel located along Kenwood Trail across from Jaguar Path. The two parcels are guided and zoned for high density residential development. On the 17.7 acre parcel, Homestead Partners is proposing a detached villa housing product on small lots marketed mainly toward empty nesters, single parents, and professionals. Snow and lawn maintenance would be managed by a homeowners association (HOA). If they include the 10 acre parcel in their development as well, Homestead Partners would propose attached row townhouse units for that parcel. Land use and zoning requirements, as they relate to the proposed villa concept, are outlined below. Exhibits. The following exhibits are attached to this memo: Location/Zoning Map Homestead Partners Narrative and Concept Plan Comprehensive Land Use Plan. A new detached townhome (villa) project has not started construction in Lakeville in over eight years. The housing goals of the 2008 Comprehensive Plan include: "provide a variety of housing types, styles and choices to meet the changing life cycle needs of Lakeville's population" and "promote development of a variety of dwelling unit types and balanced housing stock in Lakeville to satisfy the needs, desires, and income levels of all people". A specific housing policy calls for the development of detached townhouses. The subject properties are guided for high density residential (more than 9 units per acre) by the 2030 Land Use Plan Map. The density of the proposed villa units is 4.42 units per acre. The density for the attached row townhomes would be higher, but still less than 9 units per acre. Zoning. The subject properties are zoned RH-1, High Density Residential District. The RH-1 District does not allow detached townhomes or single family homes. Attached townhomes are a permitted use in the RH-1 District, as identified on the adjacent 10 acre parcel. Other Issues. The existing topography of the 17.7 acre parcel includes steep slopes. Engineering staff has expressed concern to the Homestead Partners development team that significant grading or retaining walls greater than 10 feet in height may be needed to achieve gravity sanitary sewer service for some of the villa lots proposed with this concept. Retaining walls that run along multiple lot lines will require that the HOA be responsible for maintenance. Options. The following are options for Homestead Partners' proposed development of the subject property: 1. Develop the site for high density residential uses as allowed by the designated land use and zoning of the property. The RH-1 District allows 2-12 unit townhome buildings, apartment buildings, or a senior assisted living or continuing care facility. 2. Rezone the property to RST -2 or RM -1. The proposed villa units would have to meet the required 20 foot setback between buildings (10 feet is proposed) or seek a variance from the required setback. 3. Rezone the property to PUD, Planned Unit Development. This may require re -guiding the properties for medium density residential land uses. If the Planning Commission is comfortable with the proposed vial housing product on the subject property, this would be staff's preferred option. Representatives of Homestead Partners will present their villa concept to the Planning Commission at the February 6th work session. Feel free to contact me if you have questions prior to the work session. (word\\H:Planni ngComm ission:CoverMemo-ConceptPlan Homestead Partners) RHA RH-I Jurel Ct o� �o 7o RS- oa A d� RH-1 r RH-1 atQa�. lag .................... .................... .................... .................. ................. ................. PUD RM-1 ................ a O-R Y 185th St W (CSAH 60) Homestead Partners �] City of Lakeville AINHOMESTEAD VJLFPARTNF,RS NARRATIVE RESIDENTIAL PROPOSAL - 18 ACRES, JUREL WAY (1 BLOCK SOUTH KENWOOD TRAIL), PLANS ATTACHED Under this proposal, Homestead Partners has created a neighborhood plan comprised of detached villa housing, featuring trail connections and an adjacent park. This type of maintenance free living caters to nontraditional buyers, including empty nesters, single parents, and professionals, in addition to young families. Snow and lawn maintenance are managed by the homeowners' association. We believe there is a significant demand for this type of housing in the city of Lakeville. The development of this property could include improvements to the adjacent southerly land, which is proposed as a future city, passive, park. The ponds and wetland area make for a beautiful natural amenity, to be connected to the city's existing trail system Detached villa lots are 50' wide, with a 40' building pad and offer both rambler and two story products. This product fits well with the traditional townhomes, located adjacent to the north property line. It is our intent to work with the easterly adjacent property owner, incorporating townhomes and completing the street loop of Jurel Way back to Kenwood Trail. The property is currently guided high density, but this is a difficult product type for the market to respond to, given the property location and the financial feasibility of apartments. Low market rental rates and high construction costs are difficult to overcome for a high density product. This scenario provides an opportunity for a progressive type of housing per the current demographics in the area. Some of the benefits associated with this type of proposal: • Connection of the regional trail system to the north, south, and west ... walkability. • Creation of a passive park, between this property and 185th street • Architectural enhancements incorporated into each home, craftsman style • Compact housing design • Provide housing options not currently available for empty nesters, single parents, and professionals. The home owners' association (HOA) will maintain all common areas, as well as the lawn and snow maintenance of each villa lot. The HOA will also enforce neighborhood rules, including architecture. Homestead Partners looks forward to an opportunity to present this proposed neighborhood to the City of Lakeville. 525- 15"' Avenue South - Hopkins, MN 55343 952-949-3630 INC..FPT SITFA 1 r Vf I January 28, 2014 01 'r vzn T zToo Zoe �r Mo � r o z n 7o C i n a T r - T O Z O oo j �.+ c z z T m + c r,o r o z po H moN O� p- r') C . n m� ons :71 -, -4 �. 20 ^ Z 0 '- p cn T a O T t/f � Amish - Q -7 1 C' fits 1 Ili t + r January 28, Cl cn C) T � t ti i s: q y i ;�f� r _fir ---- 7n x z z z f� Z�n .moi+ S T n = K T � t ti i s: q y i ;�f� r _fir ----