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ARDEN HILLS SPECIAL CITY COUNCIL WORK SESSION—OCTOBER 27, 2014 2 • There is demand in the market for upscale empty nester housing. These housing products vary in size but generally include a higher level of interior finishes. • Single-family homes targeted towards families with school-age children will be a desired product. Lots that are large enough for front-loaded garages will be predominant. • Private developers feel the Creek neighborhood is most suitable for upscale, large-lot single family and twin homes targeted towards families and empty nesters. Density would be in the range of 1 '/2 to 2 units per acre. • Developers see the Hill neighborhood as largely single-family homes on lots of at least 50 feet. According to Mattamy Homes, a 65x65 foot lot is their best seller which equates to a density of 3 units per acre. • Townhomes or row homes are usually developed as 3- or 4-unit buildings since the end units are most popular. Detached townhomes are generally around 5 or 6 units per acre. Row homes can be built at up to 10 units per acre. Developers suggested that an average of 7 to 8 units per acre for townhome products is reasonable. • Townhomes are most likely to be developed in the neighborhood transition area, but the market could also support a limited number of townhomes in the Hill or Creek neighborhoods. • Senior housing and apartment buildings need 150-200 units per building in order to support the common areas and amenities desired by the market. Apartment buildings would likely be 3-4 stories of apartments (3-5 acre parcels) above one story of underground or enclosed parking. • Senior housing and apartment development wants to be located close to goods and services. Density in new senior and apartment developments is approximately 40 units per acre. • There may be limited demand for upscale condominium units in buildings of approximately 50 units. Developers cautioned that there is limited and untested demand for this product type — maybe a maximum of one or two buildings in the Neighborhood Transition area in a location near both retail and open space. • In nearly every conversation, developers have stressed the need for flexibility to respond to changes in market demand and to allow for innovation and creativity in development style. Community Development Director Hutmacher stated that in a previous City Council review of Chapter 4 (Definitions), Councilmembers suggested that definitions for housing types and products be streamlined. As a result, definitions for Cottage/Patio Home and Manor Home/Multi- Unit House were combined and the following new definitions were added: Single Family Use A building containing one or two primary living units and which may include twin homes and cottage/patio homes. Small Lot Single Family A single-family residential lot that measures less than fifty (50)feet wide. Small Multi-Family Use A building containing three to eight residential units and which may include townhomes, row homes, manor homes/multi-tenant houses, stacked flats, or triplexes/quadplexes. Medium Multi-Family Use A building containing nine to fifty multi family units which may include stacked flats, apartments, or condominiums.