HomeMy WebLinkAboutItem 02 TimberCrest
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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MEMORANDUM
TO: Daryl Morey, Planning Director
FROM: D. Daniel Licht, AICP
DATE: 3 January 2020
RE: Lakeville – Timbercrest at Lakeville; Timbercrest Apartment Development
TPC FILE: 135.01
BACKGROUND
Roers Companies has submitted plans for development of a 208 unit multiple family use on 8
acres within Outlot A, Timbercrest at Lakeville 7th Addition located north of 185th Street (CSAH
60) and east of Orchard Trail. The proposed development would also include a separate 2 acre
lot for future commercial development. The developer is seeking comment from the Planning
Commission as to the acceptability of the proposed land use prior to submission of a formal
development application.
Exhibits:
Site location map
Concept Plan
Developer’s Narrative dated December 9, 2019
ANALYSIS
Applications. The applications involved in considering the proposed development
include:
a. PUD District amendment to allow multiple family uses.
b. PUD Development Stage Plan.
c. Preliminary Plat/Final Plat.
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Comprehensive Plan. The Economic Development Commission has identified as part of
the Strategic Plan for Economic Development that development of high density housing
is to be a priority to provide alternatives to single family dwellings, opportunities for
workforce housing, and market support for nearby businesses. The 2040 Comprehensive
Plan incorporated the recommendations of the EDC and the direction of the City Council
following discussions of the 2016 Multiple Family Housing Study and outlines policies
supporting development of high density housing within the I-35 corridor. The Planning
Commission is asked to consider if development of the subject site with multiple family
housing would be consistent with the policies of the 2040 Comprehensive Plan.
The subject site was not identified by the 2016 Multiple Family Housing Study as a
potential site for location of high density housing during discussions with the City
Council and Planning Commission. The 2040 Land Use Plan guides the subject site for
commercial uses consistent with the Timbercrest at Lakeville PUD District, which would
not allow for the proposed multiple family use. The existing PUD District zoning does
provide the City the ability to allow for multiple family dwellings within Timbercrest at
Lakeville without amending the 2040 Comprehensive Plan pursuant to Section 11-96-5
of the Zoning Ordinance that states any use allowed within the various zoning districts
established by Chapter 45 of the Zoning Ordinance is potentially allowable within a PUD
District.
Zoning. The subject site is currently zoned PUD District allowing those uses as
established within the C-3, General Commercial District consistent with the 2040 Land
Use Plan. The proposed development may be allowed by amending the PUD District to
allow for multiple family dwellings. City Council and Planning Commission discussions
of the EDC high density housing recommendations were supportive of the approach to
use a PUD District to allow for multiple family dwellings within existing commercial
areas. City staff would propose that allowance of multiple family uses for the subject
site be based on the draft M-1, Mixed Use I-35 Corridor standards being developed to
implement the 2040 Comprehensive Plan.
Surrounding Land Uses. The table below summarizes the existing and planned land
uses surrounding the proposed apartment site. The subject site is separated from the
existing and future land uses to the east that front to Kenwood Trail (CSAH 50) by a
railroad right-of-way, steep topography, extensive vegetation, and wetlands.
Direction Land Use Plan Zoning Map Existing Use
North Commercial PUD District Retail
East Restricted development POS District Undeveloped
South Commercial PUD District Convenience fuel
Future commercial
West Commercial PUD District Retail/restaurant
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The primary compatibility issue presented by the proposed multiple family use is the
integration of said use within the surrounding commercial uses of Timbercrest at
Lakeville. As seen at other multiple family developments, proximity to commercial
business is considered to be a positive location factor for convenience while both land
uses have similar intensity levels.
Lot Requirements. The proposed multiple family lot area of 8.0 acres is exclusive of
rights-of-way, stormwater basins, wetlands, and wetland buffers. Based on 208
dwelling units, there is 1,675 square feet of lot area per dwelling unit and a density of 26
dwelling units per acre. The proposed density of the development is consistent with the
character of a multiple family use within the I-35 corridor and is the same density as the
approved Village Green apartments within the Avonlea PUD adjacent to Cedar Avenue
(CSAH 23) and the Edison apartments within the Spirit of Brandtjen Farm PUD adjacent
to 160th Street (CSAH 46).
Setbacks. Section 11-97-7 of the Zoning Ordinance establishes that the setback
regulations of RH-2 District are to be considered presumptively appropriate for the
proposed apartment lot, but may be departed from to accomplish the purposes of the
PUD District. Uses within the RH-2 District are required to provide a 25 foot setback to
public street right-of-way and a 30 foot setback from the base lot in accordance with
Section 11-62-15.E of the Zoning Ordinance. There are development restricted and City-
owned outlots to the northeast and southeast of the apartment lot. Therefore, City
staff recommends a 10 foot building setback from these two outlots (Outlot C,
Timbercrest at Lakeville 4th Addition and Outlot P, Timbercrest at Lakeville).
Dwelling Unit Size. The table below summarizes the number of dwelling units by
number of bedrooms within each unit. There is an average of 1.3 bedrooms per
dwelling unit within the proposed development. Section 11-17-15 limits the number of
efficiency units to not more than 10 percent of the total number of dwelling units, which
the site plan complies with. The floor areas for each type of dwelling unit must comply
with the minimum floor areas specified by Section 11-17-13.B of the Zoning Ordinance
also shown in the table below.
Unit Type Number Percent Minimum
Floor Area
Efficiency 12 5.8 500sf.
1 Bedroom 132 63.5 700sf.
2 Bedroom 60 28.8 800sf.
3 Bedroom 4 1.9 880sf.
Exterior Materials. Section 11-62-19.B of the Zoning Ordinance requires the exterior of
multiple-family dwelling structures include a variation in building materials which are to
be distributed throughout the building elevations and coordinated into the architectural
design of the structure to create an architecturally balanced appearance. The Planning
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Commission and City Council have discussed, however, that multiple family dwellings
located within commercial developments be required to meet the requirements
applicable to those zoning districts as set forth by Section 11-17-9.D.1 of the Zoning
Ordinance. The primary distinction between the two requirements would be an
increase from a minimum of 50 percent of the combined area of all elevations of a
structure is required to have an exterior finish of brick, stucco and/or natural or artificial
stone to 65 percent. The Timbercrest at Lakeville PUD District also includes specific
design guidelines that apply to the subject site. Given the setting of the subject site
within an established commercial PUD District, City staff recommends applying
architectural requirements applicable to commercial uses to the proposed apartment
building.
Building Height. Principal buildings within the RH-2 District are limited to a height of 4
stories or 45 feet by Section 11-62-21.A of the Zoning Ordinance. The proposed
apartment buildings is to be a 4-story structure.
Landscaping. The PUD Development Stage plans must include a landscape plan that
addresses the requirements of Sections 11-21-7 and 11-21-9 of the Zoning Ordinance at
the site perimeter, interior yards, and building foundations. Specific attention should
be to establishing a mix of evergreen and shade trees to the north of the proposed
apartment building to screen the view of the retail parking area to the north.
Pedestrian Ways. There is an existing sidewalk on the east side of Orchard Trail to
provide pedestrian access to the subject site. The PUD Development Stage Plan must
provide minimum 5 foot wide sidewalks throughout the interior of the apartment and
commercial lots to provide access between buildings and or nearby commercial
businesses. There is also an existing trail along the north side of 185th Street (CSAH 60)
but a connection from the interior of the commercial lot is not practical due to
topography.
Vehicle Access. The apartment lot is proposed to have one vehicular access point from
Orchard Trail at the northwest corner of the subject site. In addition, the concept plan
proposes to connect the apartment parking lot and access to the adjacent Best Buy
parking lot to the north, which has an existing access to Orchard Trail from which the
apartment site could also be accessed. Documentation of necessary ingress/egress
easements over Lot 1, Block 1 Timbercrest at Lakeville 4th Addition will be required to be
submitted with the PUD Development Stage plans. Cross parking easements between
the apartment lot and Lot 1, Block 1, Timbercrest at Lakeville 4th Addition will also be
required for the area of the parking within the apartment lot contiguous to the existing
retail parking.
The future commercial lot is to be accessed from Orchard Trail through the abutting
convenience fuel lot to the west. Documentation of necessary ingress/egress
easements over Lot 1, Block 1, Timbercrest at Lakeville 7th Addition will be required to
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be submitted with the PUD Development Stage plans. There is no vehicle connection
shown between the proposed apartment lot and Lot 1, Block 1, Timbercrest at Lakeville
and the proposed future commercial lot.
Off-Street Parking. Section 11-19-13 of the Zoning Ordinance requires multiple family
uses to provide 2.5 off-street parking stalls per dwelling unit. Based on 208 dwelling
units, 520 off-street parking stalls are required. The City has allowed apartment uses
within ½ mile of transit facilities that have an average of 2.0 bedrooms or less per
dwelling unit to provide off-street parking at a ratio of 2.0 stalls per dwelling unit, which
would equal 416 stalls for the proposed number of dwelling units. However, the subject
site is not within ½ mile of an existing or planned transit facility. The concept plan
indicates the following off-street parking stalls proposed within the apartment lot:
# of Stalls
Enclosed parking 120
Surface parking 300
TOTAL 420
The concept plan for the apartment lot has a deficit of 100 off-street parking stalls
available within a garage or surface parking areas from the standard requirement of the
Zoning Ordinance. Justification for a reduction in the number of required parking stalls
to 2.0 per dwelling unit may be considered as part of the PUD Development Stage Plan
application subject to the developer providing a parking demand study. Alternatively,
the developer may provide for 100 stalls to be shown as proof-of-parking on the PUD
Development Stage Plan to be constructed only if the City determines that a need has
been demonstrated.
In reducing the number of required parking stalls from 2.5 stalls per dwelling unit to 2.0
stalls per dwelling unit, the City has required a minimum of 1.0 off-street parking stall
per dwelling unit stall be provided within an enclosed garage. The concept plan
provides only 0.6 enclosed stalls per dwelling unit. City staff recommends that the
proposed multiple family use be required to provide a minimum of 1.0 enclosed parking
stalls per dwelling unit.
The proposed surface off-street parking stalls and drive aisles are required to be setback
at least 15 feet from public rights-of-way and 5 feet from side lot lines by Section 11-19-
11 of the Zoning Ordinance. Concrete curb is required by Section 11-18-7.I.15 of the
Zoning Ordinance at the perimeter of all off street parking stalls and drive aisles, which
is not shown on the submitted plans. The floor plans for the principal building must
demonstrate that the proposed enclosed parking stalls comply with the minimum
dimensional requirements of Section 11-19-7.I.3 of the Zoning Ordinance.
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Exterior Lighting. A photometric lighting plan indicating the type, location, height, and
illumination pattern of all proposed exterior lighting must be submitted with the PUD
Development Stage Plan to verify compliance with the requirements of Section 11-16-17
of the Zoning Ordinance.
Waste Storage. There is no indication of an outdoor storage area for waste containers
on the concept plan. Any use of outdoor storage for waste containers must be within an
enclosure that is to be 9 feet in height and constructed of materials matching those
used for the principal buildings to comply with Section 11-18-11.B of the Zoning
Ordinance.
Park Dedication. The 2015 Parks, Trails, and Open Space Plan does not identify
dedication of land to the City for public parks from the area of the subject site. Park
dedication requirements would be required to be satisfied by payment of a cash fee in
lieu of land at the time of final plat approval as provided for by Section 10-4-8.J of the
Subdivision Ordinance.
Storm Water Management. The concept plan illustrates an existing stormwater basin
along the south line of the apartment lot. No other preliminary information is provided
regarding grading or stormwater management. All grading, drainage, erosion control,
and/or wetland issues are subject to review and approval by the City Engineer.
Utilities. The subject site is included within the current MUSA and there are utilities
within Orchard Way to provide service to the subject site. No plans have been
submitted for extension of sanitary sewer and water utilities to serve the proposed
development. All utility issues are subject to review and approval of the City Engineer.
Easements. Section 10-4-4 of the Subdivision Ordinance requires 10-foot wide drainage
and utility easements at the perimeter of the lot. Drainage and utility easements may
also be required over internal utility pipes and/or stormwater drainage facilities. All
drainage and utility easements are subject to review and approval of the City Engineer.
CONCLUSION
The information outlined herein has been provided as a preliminary review of the submitted
concept plan for a proposed multiple family use to be developed on Outlot A, Timbercrest at
Lakeville 7th Addition for discussion by the Planning Commission with the developer addressing
the following conditions:
1. The proposed development requires applications for the following:
a. PUD District amendment to allow multiple family uses.
b. PUD Development Stage Plan.
c. Preliminary Plat/Final Plat.
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2. The developer shall submit floor plans for the proposed dwelling units demonstrating
compliance with the minimum floor area requirements of Section 11-17-13.B of the
Zoning Ordinance.
3. Building elevation plans for all principal and accessory buildings shall be submitted at
the time of application for PUD Development Stage Plan approval that include a
schedule of exterior materials and calculations demonstrating compliance with
Section 11-17-5.D.1 of the Zoning Ordinance and the Timbercrest at Lakeville PUD
Design Guidelines.
4. The PUD Development Stage Plan shall include a landscape plan that addresses the
requirements of Sections 11-21-7 and 11-21-9 of the Zoning Ordinance at the site
perimeter, interior yards, and building foundations and incorporates a mix of evergreen
and shade trees to the north of the proposed apartment building to screen the view of
the retail parking area to the north.
5. The PUD Development Stage Plan shall provide for a pedestrian system of minimum 5
foot wide sidewalks throughout the interior of the apartment and commercial lots to
connected to abutting public sidewalks and/or trails.
6. Documentation of necessary ingress/egress easements over Lot 1, Block 1, Timbercrest
at Lakeville 4th Addition and Lot 1, Block 1, Timbercrest at Lakeville 7th Addition shall be
submitted with the PUD Development Stage Plan.
7. Ingress/egress and cross parking easements between the apartment lot and Lot 1, Block
1, Timbercrest at Lakeville 4th Addition shall be required for the area of the parking
within the apartment lot contiguous to the existing retail parking.
8. The PUD Development Stage Plan for the multiple family use shall provide for a
minimum of 2.5 parking stalls per dwelling unit (including proof-of-parking) unless a
reduction is approved by the City Council based on a site specific parking demand study
and a minimum of 1.0 enclosed parking stalls per dwelling unit.
9. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land
at the time of final plat approval as provided for by Section 10-4-8.J of the Subdivision
Ordinance.
10. All grading, drainage, erosion control, and/or wetland issues are subject to review and
approval by the City Engineer.
11. All utility issues are subject to review and approval of the City Engineer.
12. All drainage and utility easements are subject to review and approval of the City
Engineer.
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c. Justin Miller, City Administrator
David Olson, Community and Economic Development Director
John Hennen, Parks and Recreation Director
Alex Jordan, Assistant City Engineer
±
185T H ST (CSAH 60)
ORC
H
A
R
DTRL
Timbercrest
Apar tment
Proposal
City of Lakeville
Aerial Map
TIMBERCREST MULTIFAMILY
SCALE 1” = 60’
B
A
C
D
E
185th St W
Orchar
d
T
r
a
i
l
COMMERCIAL SITE
2 ACRES
8 ACRES
PROPOSED BUILDING
MULTIFAMILY
208 UNITS
4-STORY
47,300 SF
PARKING
UNDERGROUND 120
SURFACE 300
TOTAL 420
420 STALLS / 208 UNITS
2.02 STALLS PER UNIT
DENSITY
208 UNITS / 8 ACRES
26 UNITS PER ACRE
KEY
A PROPOSED BUILDING
B AMENITY AREA
C APPROX. 300 STALLS
D 120 STALL GARAGE
E STORMWATER POND
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Orchard Trail & 185th St W– LAKEVILLE MARKET RATE APARTMENT COMMUNITY
Project Narrative
December 9, 2019
Developer: Roers Companies: 110 Cheshire Lane, Suite 120 Minnetonka, MN 55305
Architect: JCORP Huxley, IA
Engineering: Sambatek, Inc: 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343
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1. DEVELOPER BACKGROUND
Roers Companies (“Roers”) is a fully integrated real estate development and property management company
with assets operating and under construction totaling over $650 Million. Based in Minnetonka, Minnesota,
the company builds and operates communities across the Midwest with over 30 assets spread across
Minnesota, Iowa, North Dakota, South Dakota, and Wisconsin. They manage over 3,300 apartment units,
take pride in the communities they build, and seek to build long term relationships with the cities and
neighborhood they invest in.
2. PROJECT VISION
Roers is proposing a new construction, high quality, approximate 208-unit multifamily living community
that will bring needed diversification to the housing stock in the area with new market rate apartment units.
This community would be in close proximity to the Timbercrest retail development center on I-35 and 185th
St W that consists of Target, Buffalo Wild Wings, Citizens Bank, Caribou Coffee, and many more. This
land use of high density residential is consistent with Lakeville’s 2040 Comprehensive Plan guidance of
surrounding high-density residential development around these primary commercial / Active retail service
centers (Lakeville, 2019, p. 87) .
The Planned community amenities include:
• Community lounge and gathering area for resident community events and parties.
• Coffee bistro
• Full fitness studio
• Outdoor terrace/courtyard with grills/firepit
• Automated package receipt locker system
• Pet wash
• Underground heated parking
• Unit Count: 208 units
o Studios- 12 units (approx. final can change)
o JR 1 Bedroom – 55 units (approx. final can change)
o 1 Bedroom – 77 units (approx. final can change)
o 2 Bedroom/2 BA- 60 units (approx. final can change)
o 3 Bedroom – 4 units (approx. final can change)
Through City of Lakeville 2040 Comprehensive plan review and planning staff engagement, Roers has
developed a plan that provides a thoughtful and strategic approach to accommodating all interests needs.
This project will bring new life and vitality to the currently underutilized vacant land and continue to support
a diversified housing stock of new residential development in the city of Lakeville.
3. HOUSING NEED
Lakeville, MN supports a population over 63,748 and held an apartment vacancy rate of 1.6% in quarter 1 of
2019 and a population growth rate of nearly 13% in just the last eight years alone, adding 8,380 people*.
Looking forward, a September 2013 Dakota County commissioned Comprehensive Housing Needs
Assessment projected demand for 2,862 new rental housing units in the city of Lakeville from 2010 to 2030
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with approximately 875 general occupancy rental units needed to meet housing demands into the future (see
Table 2 below. Source: Maxfield Research Inc.).
*source: Metropolitan Council 2018 final population and household estimates. July, 2019
4. PLANING AND ZONING/ PUBLIC BENEFIT
i. The Lakeville City Council initiated a study of possible actions that could be taken within the
City’s land use controls to address increasing demand for multiple family development. This
effort is being coincided with the Economic Development Commission’s 2017-2019 Strategic
Plan for Economic Development that identified high density housing as a strategic priority. In
reviewing the City of Lakeville’s 2040 Comprehensive Plan Guide, this project helps enhance
the main goals and multifamily residential policies, specifically in three main areas:
1. Land Use Compatibility,
2. Complementing Active Retail Centers
3. Adding diversity to the lifecycle housing stock.
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To move forward on construction of this community, Roers is submitting a formal request for
preliminary and final Plat, Site plan review, and conditional use permit to move forward with
construction of this multifamily community within the Timbercrest development PUD.
Zoning Current:
• Current use – vacant land, never developed. Has sat on open market for over 18 years for sale as
retail /office use.
o Zoned Commercial with PUD governing use since 2001.
o 2019 Taxes Payable: $12,665.42 (10 Acres, $10,132.336 for 8 acres)
• Current zoning/2040 guidance –
o Current zoning: Commercial, (retail/office primary use)
o 2040 comp Plan guidance: Commercial.Parcel is part of Timbercrest at Lakeville PUD
(currently one large parcel with multiple uses designated)
i. Land Use Compatibility. According to the 2019 city of Lakeville Comp Plan, leveraging High
density housing in closer proximity to high traffic areas like I35/ 185th St W intersection is a
compatible and effective land use that allows a buffer from higher intensity zoning uses like
commercial/retail down to less intensive high density housing, to buffer to single family
housing.
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a. Specifically the city identified major arterial intersections as a key focus to develop
multifamily around: “The intensity of land uses should decrease as one moves away
from an activity center, which may be applied specifically to the segments of I-35 and
other arterial roadways in Lakeville. The high traffic volumes and visibility associated
with these roadways make or will make the areas adjacent to the corridors significant
activity generators and locations appropriate for commercial uses and higher density
forms of housing. Medium and high-density land uses also allow a land use transition to
take place between the major transportation corridors or higher intensity commercial
and industrial uses and lower intensity residential uses that form the second tier of
development.” (Lakeville, 2019, p. 84)
b. The city also encourages multifamily development in close proximity to commercial in
an effort to encourage walkability: “Design and orient buildings to promote
opportunities for active living, including active transportation especially within
designated regional transit corridors. Encourage walkable site design for housing and
commercial land uses to increase financial and environmental sustainability.”
(Lakeville, 2019, p. 38)
ii. Active Retail Service Centers. To promote vital, dynamic business districts within Lakeville,
commercial land uses are to be clustered in central locations within the community accessible
from major transportation corridors and individual neighborhoods. These clusters of commercial
developments are intended to provide for a full range of retail, service and office businesses that
will draw patrons from regional and local markets through accumulative attraction and
opportunities for business interchange. “As a means of in place market support for commercial
activity, and providing alternative housing types, medium and high density residential
development should surround these primary commercial service nodes.” (Lakeville, 2019, p.
87)
a. In order to further promote commercial development in the city of Lakeville, it is
important to have a diversified housing stock that can accommodate the housing needs
of residents of all income levels and strategically locate them in areas that will
complement active retail centers: “Locate multiple family housing with adequate access
to major roadways and around areas targeted for business and industrial development
to provide market and labor support.” (Lakeville, 2019, p. 40)
iii. Lifecycle Housing
One of the community values defined by the Envision Lakeville visioning plan is to
provide housing for individuals and families at all stages of life. Lakeville recognizes
that providing life-cycle housing options requires a greater variety of housing choices
within the community to serve the life cycle needs of current and future residents. A
goal of the community for the 2040 Land Use Plan is to maintain single family
neighborhoods as the focus of the community with clustered nodes of alternative
housing types and varied residential lot sizes to provide an appropriate range of housing
options. Specific emphasis is provided as to higher density housing at locations in
proximity to planned retail and service business locations.
a. Within the 2019 Comprehensive plan, the city of Lakeville has made policy directives to
“allow development consistent with Lakeville’s established residential development target
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average of up to 550 single family dwelling units per year” and “Encourage single family
dwellings as the primary form of residential development in Lakeville” (Lakeville, 2019, p.
36). There is no specific direction on desired multifamily units per year.
b. According to the 2019 City of Lakeville comprehensive Plan, “The City of Lakeville is
concerned that Metropolitan Council’s allocation of 35 percent of the new housing units in
Lakeville to be constructed between 2020 and 2030 be attainable at less than 80 percent of
AMI is not likely to be achieved given an evaluation of the existing housing supply, current
and probable future market factors or fiscal resource requirements for development in
Lakeville.” (Lakeville, 2019, p. 17) (see below tables 4.1 and 4.2 for 80%AMI affordability
levels)
c. The inability of the City to meet the Metropolitan Council’s targets for workforce housing
has “potentially severe implications for other elements of development” in Lakeville due to
the resulting effect to the City’s Housing Performance Score. “A low Housing Performance
Score would decrease the City’s ability to obtain certain Metropolitan Council housing
incentive funding for development of attainable housing and regional funding for critical
infrastructure needed to accommodate overall allocations of development as part of Thrive
MSP 2040.” (Lakeville, 2019, p. 17)
Table 4.1 Metropolitan Council – 2019 affordability limits for ownership and Rental housing
# Bedrooms 30% AMI 50% AMI 60% AMI 80% AMI
Efficiency $525 $875 $1,050 $1,400
1 Bedroom $562 $937 $1,124 $1,499
2 Bedrooms $675 $1,125 $1,350 $1,800
3 Bedrooms $780 $1,300 $1,560 $2,080
4 Bedrooms $870 $1,450 $1,740 $2,320
Table 4.2 Ownership housing
For owner-occupied housing, the income limit includes principal, interest, property taxes and home
insurance.
Household Income Level Affordable Home Price
80% AMI ($75,500) $254,500
60% AMI ($60,000) $199,500
50% AMI ($50,000) $163,500
30% AMI ($30,000) $92,500
• Lakeville Median sold home prices as of December 9, 2019
o Realtor.com: $398,400
o Zillow.com: $368,200
o Availability- Of the currently 358 single family homes available on the market in Lakeville right
now, 4 are at the 80% AMI level of $254,500 or below. That equates to 1.1% of the available
homes are available at the 80% AMI level compared to the guidance of 35% by Met Council.
d. Lifecycle housing Summary- The city of Lakeville has a 2040 comp plan goal of
providing “A Home for All Ages and Stages of Life” that align with lifecycle housing
needs. By continuing the single-family development as the “primary form of residential
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development in Lakeville” residential homes with a current median sold home price of
$368,000 - $398,000 are $114,000 - $144,000 higher than the 80% AMI residents can
afford. The multifamily housing development Roers is proposing will be attainable to the
80% AMI resident cohorts, thereby supporting Lakeville’s policy goal of providing a more
diverse housing option that will service a different lifecycle housing need that single-family
home prices can’t meet. Having a more attainable housing price point to the 80% AMI
resident cohort also helps to attract more office, retail, and industrial users by providing
housing for their workers. Attracting Commercial, office and industrial uses is a primary
emphasis for Lakeville’s 2040 land use plan to expand local employment opportunities and
diversify the tax base of the economy in Lakeville.
We Appreciate the city of Lakeville’s consideration of our project proposal and look forward to working with staff to
see this project come to life after sitting as vacant land for over 18 years zoned retail/commercial. We welcome you
to review some of our local projects that helped bring diversification to the existing housing stock in these twin cities
areas:
a. Maven- Burnsville, MN- 137 Unit market rate apartments
i. Project details: https://www.liveatmaven.com/photogallery.aspx
ii. Rent Prices: https://www.apartments.com/maven-burnsville-mn/pkz1b7v/
b. Mezzo, Minneapolis, MN -110 unit market rate apartments
i. Project details: https://www.mezzompls.com/photogallery.aspx
ii. Rent Prices: https://www.apartments.com/mezzo-minneapolis-mn/9gvke54/
c. Venue, Chanhassen, MN- 134 unit market rate apartments
i. Project details: https://www.venuechanhassen.com/photogallery.aspx
ii. Rent prices: https://www.apartments.com/venue-chanhassen-mn/3qy3w4e/
d. Spectrum, Minneapolis, MN 134 Unit market rate apartments
i. Project details: https://www.spectrummpls.com/photogallery.aspx
ii. Rent Prices: https://www.apartments.com/spectrum-apartments-minneapolis-mn/2ynx72b/
Thank you,
Jeff Koch, Partner
Roers Companies
110 Cheshire Lane, Suite 120
Minnetonka, MN 55305
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Exhibit A- Project location