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ARDEN HILLS CITY COUNCIL WORK SESSION – SEPTEMBER 22, 2014 3  Receive Infrastructure Feasibility Report (Infrastructure Team) Staff anticipated that additional regular and special work sessions will be scheduled to discuss TCAAP issues. Future meeting topics will be defined as those dates draw nearer. Community Development Director Hutmacher stated that City staff, County staff, and financial consultants have met with residential developers to get feedback on land values, absorption rates, desired amenities, lot sizes, and other issues. Len Pratt, Pratt Homes, and Daren Laberee and Rick Packer, Mattamy Homes, are present to share their experiences in residential building. Stacie Kvilvang, Ehlers & Associates, reviewed with the Council the For-Sale Developer feedback that she has received to date. She provided the Council with a number of visuals to provide greater perspective on the proposed lot size and style of homes that could be built within the TCAAP neighborhoods. She explained that people buy communities and not homes. In addition, retail amenities are important. Len Pratt, Pratt Homes, recommended that each of the neighborhoods have two entrances. He stated that the entrances to neighborhoods are very important and should be welcoming. He believed that the Highway 96 entrance was critical to the adjacent neighborhoods as it would hold higher-end housing. He did not recommend putting retail in this area unless it was really well done. He believed that offices and businesses would be a better fit along Highway 10. Discussion ensued regarding the vapor issue and where residential homes could or could not be built on TCAAP. Daren Laberee, Mattamy Homes, agreed with Mr. Pratt and stated that homeowners would not want to drive through an industrial or a business/office park to reach their house. If the land use is not residential, then high quality street landscaping is needed. The “driving experience” has to be pleasant. A monument sign would help welcome people into the area. Councilmember McClung hoped that the Gateway Overlay District would provide a nice entrance to TCAAP. Mr. Pratt suggested that this Gateway Overlay District be extended all the way to the adjacent neighborhood. Councilmember Holden commented that another option may be to flow from higher density residential to the lower-density residential neighborhood. Mayor Grant requested further comment on the unique types of housing styles that the builders could see on the TCAAP site. Rick Packer, Mattamy Homes, stated that there is a need for higher end, small footprint condos or townhomes for empty nesters who spend their winters somewhere other than in Minnesota. These units are called detached multi-family and can be built on a 50 foot lot. These units would be maintained by an association and come with a higher price point.