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HomeMy WebLinkAbout03-31-14 WSCity of Lakeville City Council Special Work Session March 31, 2014 — 5:30 p.m. City Hall — Council Chambers Mayor Little called the meeting to order at 5:32 p.m. in the Council Chambers City Hall. Present: Council Members: Davis, Swecker, LaBeau, and Anderson, and Mayor Little Planning Commission members: Karl Drotning, Gerry Grenz, Jason Swenson, Linda Maguire, and Bob Boerschel; Parks, Recreation and Natural Resources Committee members: Tom Goodwin, Bob Swan, Howard Lovelace, Jeanne Peterson, and Lori Bovitz, Economic Development Commission member: Jim Emond; School Board member, Jim Skelly, Susan Feyder, StarTribune reporter, Laura Adelmann, Sun Thisweek reporter, and representatives of Mattamy Homes and Westwood Planning Services. Staff. Steve Mielke, City Administrator, Mac Cafferty, Environmental Resources; Chris Petree, Public Works Director, Dave Olson, Community and Economic Development Director; Zach Johnson, City Engineer, Brett Altergott, Parks and Recreation Director; Daryl Morey, Planning Director; and Judi Hawkins, Administrative Assistant 2. Presentation of Mattamy Homes Concept Plan to City Council, Planning Commission, and Parks, Recreation and Natural Resources Committee Daryl Morey provided a brief overview of the project. The concept plan includes approximately 970 housing units on 470 acres located along Cedar Avenue, south of 179`h Street. Proposals of this size that require a joint meeting are rare, the last one being the Spirit of Brandtjen Farms in 2003. This meeting will provide Mattamy Homes with an opportunity to present the details of the project and answer any of the board and commission members' questions. The proposed project includes a community playfleld park and construction of 185"' Street between Cedar Avenue and Highview Avenue. Planning actions that will be required include an Environmental Assessment Worksheet (EAW), a Comprehensive Plan amendment, and rezoning to a Planned Unit Development (PUD). Mr. Morey introduced Darren Laberee of Mattamy Homes. Mr. Laberee introduced the development team consisting of builder and developer Mattamy Homes, based out of Toronto, Canada; and engineering and planning consultants Westwood Professional Services. Mattamy was established in 1978 and is Canada's largest home builder. They are privately owned and include divisions in both Canada and the United States. They have built over 50,000 homes in 150 communities. The site of the proposed project is located west of Cedar Avenue, south of Dodd Blvd. and the City's CMF, and east of Highview Avenue. Various landowners currently own portions of the proposed site. Much of the topography of the 472 gross acres is gently rolling; there are also some existing low flat wetlands with poorer soils. City Council Special Work Session March 31, 2014 Page -2- The northern portion of the property is located within the current MUSA; however, it needs to be served by the extension of a trunk sanitary sewer line currently located at 1791h Street and Gerdine Path. Mattamy has a purchase agreement with the Devney's, owners of the property located in the SE quadrant of 179' Street, for an easement across their property for a trunk line extension. Because of the lower density, they don't feel they will be drawing capacity from future developments to the west. The southern 200 acres of the Mattamy property is currently located in the Urban Reserve. Further study and analysis will be required. Major realignment of Dodd Blvd. will take place as part of the development. 185th Street will also be extended as the east -west connection through the property. A tributary into the Vermillion Creek requires environmental protection and provides an opportunity for an open space greenway trail corridor and lineal park system. A neighborhood park is planned as well as a regional park. Mattamy has discussed with the Parks Dept. how that will fit with the long-range park plans and expected demographics. Mr. Laberee stated that project visioning was done by Mattamy's builders, planners, and marketing experts and extensive analysis was done by OnTarget Market Real Estate Research, prior to preparing the land plan. A professional market analysis of the area shows that Lakeville is a desirable location due to the highly ranked schools and parks, access to a range of services and amenities, and an easy commute to the Twin Cities. The existing supply and demand trend is favorable. The Mattamy products will be single-family, detached housing units, trending toward $300- 400,000 on the larger 75 -foot lots. A study by the Met Council projected 800 units per year in Lakeville through 2020 with most of the units being built in Brandtjen Farm. Laberee discussed current trends in housing in Lakeville including new homes and re -sales. Mattamy's market study indicated the most competitive home size is between 2,500 and 3,500 square feet, with the strongest price range from $300-400,000. Buyers will tend to be professionals with their highest priorities on the needs of their children, good parks and schools, and security in their investment. Up to 40% of buyers may already be Lakeville residents. Mattamy believes their product will provide additional housing opportunities in Lakeville. The Mattamy products are broken into five categories, which coincide with potential clients' incomes and what type of housing is desirable for their age, lifestyle, and income level. The lot width generally identifies the home type and features on that lot. Mattamy Homes promotes "affordable luxury" and good value. Their goal is for 75% of their products to be priced in the $300-400,000 range with the remainder between $200-300,000. Participants in a focus study group stated they would be willing to pay a premium price for a lot that backs onto a woods or a park, or for a home that incorporates a lookout or walkout feature. City Council Special Work Session March 31, 2014 Page -3- Council Member LaBeau asked if the Mattamy products will be geared more towards families with children, or if appropriate housing for the 55 and over generation will included. Laberee stated that the large townhome products are "age targeted" on single-family lots maintained with a sub - association. These will be built on lots with unique amenities and premium features at a premium price. Buyers of this type of home are generally giving up larger homes and maintenance. Laberee stated that location of intersections onto county roadways have been determined by Dakota County. Mattamy is asking for some flexibility due to circumstances at 181 It Street and Cedar, where the County plans for a future 3/a access onto Cedar. The County is being asked to retain the current all -way intersection and allow left turns onto Cedar Avenue until traffic warrants a change. The development is anticipated to be completed in five phases, driven by market demand, over eight to ten years. Phase one will consist of a variety of lot sizes for multi -family and single-family homes and detached townhomes and will include a model home for each of the products. At this time, Mattamy is not planning to include an in -ground pool as an amenity for the development, but might include a fitness center or clubhouse/meeting space instead. Greenway Trail wetland watershed system runs through the property all the way to King Park. Service to the area identified as the regional park on the south side of the proposed development could be gravity fed; however, there was a question of whether capacity was being diminished for properties to the southwest. Including this area in the calculations brings the units per acre to approximately three. Laberee stated that the process will now be to begin the EAW and the Comprehensive Plan amendment, submit the environmental assessment to the State Environmental Quality Board, begin drafting the preliminary plat for consideration in November, and the final plat in January, and begin phase one construction in spring 2015. Mr. Mielke asked how the transit station would affect or fit into the development. Laberee stated that a typical resident in the type of homes along Cedar Avenue would want and need public transportation. More commercial properties are also expected to develop along this corridor, which will be attractive for these residents. Mayor Little asked if there are any changes recommended for access to the transit station. Laberee stated that possibly as the area develops more the transit station can be upgraded to include an overpass or an underpass to accommodate pedestrian and bike traffic. Council member Anderson believes it would be difficult to cross Cedar Avenue with current traffic levels. Karl Drotning believes long-term transportation issues can be avoided if future traffic needs can be determined now and the roadway system planned accordingly, especially Highview Avenue. Bob Boerschel asked where the entrances will be to the community park. Laberee stated that the entrances will be consistent with the County's spacing requirements. Mr. Mielke asked about the City Council Special Work Session March 31, 2014 Page -4- difference within the development of HOA parks and public neighborhood parks. Laberee stated that one neighborhood park and two private HOA parks have been identified in this area. Each will provide a mixture of amenities and will add value to the homeowners. Council Member Davis asked how many lot sizes the development would include: the row -style townhome, the age -targeted detached townhome, the 55 -foot wide lot, the 65 -foot wide lot; and the 75 -foot lot. The setbacks are less in the RS4 district so the intent is to build larger homes and provide more common HOA space. Public parks decrease the insurance liability costs of the HOA parks and the HOA parks decrease the required maintenance by the city. Jim Skelly asked what portion of the road construction would be paid for by the developer. Laberee stated that on 185' Street the developer would provide right of way and build the collector. Expansion to a County road would be paid by the City and/or County. Interior streets are all built by the developer. Park dedication will be required from the developer. Council Member LaBeau asked about collector roads adjoining 190th Street. Mr. Mielke stated that future roadway plans anticipate between Holyoke/Highview Ave. and Cedar Ave. there will be one collector, from 202nd Street north the 1791h Street extension. LaBeau asked if the collector road would continue south of 202nd Street. Mr. Mielke stated that the Transportation Plan calls for that collector to continue to County Road 50. Long term, prior to development of that property, sewer access will be required. Bob Boerschel complimented Mattamy on the concept plan and commented on the watershed in the area. He also asked about the structure of the Homeowners Association. Laberee stated that there will be one master association for the entire development, with a sub -association to care for specific needs of the townhomes. The associations are planned to be managed professionally. Mr. Mielke stated that at staff's suggestion the park area is anticipated to be a community playfield rather than a natural park. Since it will need to be easily accessible by vehicles the entrances are planned at major intersections on the east and north sides of the park. Mattamy believes that homeowners will prefer to leave some distance between the park and their homes. In response to the question, Laberee stated that the development has not yet been named. Mr. Drotning stated that one of the major challenges for development in this area has been access to sewer and water. Providing the connection through the Devney property will allow future development of other parcels. Council Member Davis asked how the density of this design compares to other Mattamy projects. Laberee stated this is currently the largest in the process locally, another development of approximately 850 units is being planned on the west side of Lake Minnetonka and another in a north suburb. Mattamy builds nationally and internationally and in comparison this is a medium- sized development. City Council Special Work Session March 31, 2014 Page -5- In response to a question about pre -built walls, Laberee said Mattamy does not believe it ends up to be a superior product due to damage during transporting. Mr. Mielke asked if Mattamy was open to building a higher density product around the transit station. Mattamy currently doesn't produce that type of product, but might considering exploring that concept if they felt there were buyers in the market. Daryl Morey stated that Mattamy's next step is to prepare an EAW, which can be up to a six-month process. Before the preliminary plat can move forward surrounding jurisdictions need to be notified, public comments received and addressed, and Findings of Fact of the EAW adopted. Adoption of the preliminary plat, rezoning to PUD, and the Comprehensive Plan amendment can all take place following the EAW. According to the schedule by Mattamy, construction should commence in the spring of 2015. 3. Interview candidates to fill advisory committee positions City Council interviewed four applicants for positions on advisory committees: ■ Joe Julius: Economic Development Commission ■ Wayne Dodaro: Cable TV Board ■ Gordon Storlie: Planning Commission ■ Bruce Rydeen: Finance Committee Council discussed appointments and reappointments and directed staff to place the item on the April 7, 2014 agenda. 4. Adjourn. Mayor Little adjourned the meeting at 8.40 p.m. Respectfully submitted, ,Q�, VL')t, "') u Hawkins, Deputy Clerk Matt Litte, Mayor