Loading...
HomeMy WebLinkAbout02-27-07 ~ ~HILLS Approved: 3/26/07 CITY OF ARDEN HILLS, MINNESOTA JOINT CITY COUNCIL/PLANNING COMMISSION MASTER DEVELOPMENT PLANNING WORK SESSION MEETING February 27, 2007 6:30 P.M. CITY HALL - 1245 WEST HIGHWAY 96 CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, meeting convened at 6:30 pm by Councilmember David Grant. Attendees: Stan Harpstead (Arrived at 6:45 PM) Dave McClung David Grant Brenda Holden Fran Holmes Dave Sand Andy Holewa Clayton Larson Liz Modesette Michelle Wolfe Karen Barton James Lehnoff Betty Hardie Bruce Chamberlain Jeff McMenimen City Council/Mayor City Council City Council City Council City Council Planning Commission Planning Commission Planning Commission Planning Commission City of Arden Hills City of Arden Hills City of Arden Hills Residential Research Services, Co. HKGi HKGi I. Introductions Introductions were made by all meeting attendees. II. Overview of Purpose for the W orksession Bruce Chamberlain introduced the purpose of the worksession: Betty Hardie, a former residential developer and now the owner of a residential research firm is present to discuss housing trends. Jeff McMenimen will provide an overview of residential density definitions and housing types. The goal is to establish a common language between the planning team and the City representatives as we move forward with TCAAP planning efforts regarding housing trends, types and density. III. Housing Trends Mr. Bruce Chamberlain noted that the Residential Research Services Company provides a local residential research data bank through visiting new community developments, reviewing the housing products and collecting the data on sales of various housing products -1- in the Twin Cities market. Shifts in the market for housing sales may be attributed to shifts in demographics. Arden Hills is considered a terrific place to live and work by many for the following reasons: Close-in location Convenient motorways Stable population Good schools nearby Community amenities Good employers Opportunities for the future 2. Arden Hills will change in the next 10 years: More residents Residents of different ages Households of different types Changes in lifestyle choices Want/need more transit Want/need a different mix of community amenities Minnesota's population growth is predicted to be 15% to 2015 and 40% growth to 2030. The Baby Boom generation (those born between 1945 - 1965) was having relatively large families and buying large single family homes in the suburbs. Many of these folks are now approaching retirement, have accumulated wealth and are now looking to downsize into a smaller home requiring less upkeep, so they may spend more of their time doing things other than taking care of their homes. The Baby Bust generation (those born between 1965 - 1975) accounts for a decrease in population growth. These folks are younger (27-37) and reflect lifestyle differences from the Boom generation. Many are getting married later in life or staying single. Families are smaller. Many are less interested in owning a single family home and prefer a more urban lifestyle. Many are purchasing town homes and condominiums. The Baby Boomlet generation (those born since 1975) reflect another surge in population growth, but may not be interested in the same lifestyle many of their parents (Baby Boomers) lived. This is the group who will become the future market of home buyers. Flexibility and variety of housing products will be important considerations in the future. Homes in the more expensive price ranges (above $450K) have many homes left unsold. Homes are selling quicker in the lower price ranges (below $450K), particularly in the $250K - $350K range. Mr. Bruce Chamberlin asked about the relevance of this information. Ms. Betty Hardell noted that developers should not build homes on speculation - to reduce the numbers of homes left unsold on the market. At this time, too many of the more expensive homes on the market remain empty. The less expensive homes are selling faster. Mayor Stan Harpstead asked if the profit margins on the more expensive homes allows for a longer time frame to sell the homes? Ms. Betty Hardell answered "no". She noted that change and flexibility should be considered when planning for future residential development. Councilmember Brenda Holden asked if a certain percentage of people are forced to buy a town home because they cannot afford to buy a single family detached home? - 2- Betty Hardell noted that not enough study has been conducted to determine that. She did note that over 50% of new homes being built in the Twin Cities market are townhomes. Councilmember Brenda Holden stated that many people who, might otherwise want a single family detached house, are forced to buy a townhome? Betty Hardell stated that a detached townhome is an attractive option for many of these folks. 40-50% of the townhomes being built in the Twin Cities are of this type. Councilmember Brenda Holden asked what are the homeowners associations fees for townhomes? Betty Hardell stated that they range from $125/mo. to $300/mo. Clayton Larson stated that they are never enough to cover the costs of maintenance. IV. Housing Types and Density Jeff McMenimen stated that on the site tour, several projects around the Twin Cities were reviewed by members of the City Council and a couple of Planning Commission members. Some of the questious related to the projects were about housiug deusity. Deusity calculations were done completed on projects identified on the tour. The following is a companson: -Cobblestone Lake. Apple Vallev had the following housing densities: Single family detached Gross density 65 lots 22 gross acres = 3 dwelling units per acre Net density 65 lots 13 net acres = 5 dwelling units per acre Townhomes Gross density 106 units 15 gross acres = 7 dwelling units per acre Net density 106 units 9 net acres = 12 dwelling units per acre -3- Centennial Lakes. Edina had the following housing densities: Townhomes Gross density 96 units 9.4 gross acres = 10 dwelling units per acre Net density 96 units 6.4 net acres = 15 dwelling units per acre Condominiums Gross density 642 units 17.5 gross acres = 36 dwelling units per acre Net density 642 units 12.3 net acres = 52 dwelling units per acre Jeff McMenimen discussed how gross and net densities are calculated. Gross density calculations may include many non-residential uses such as open space and roadways. Net density typically excludes roadways and open space. Jeff McMenimen discussed how Floor Area Ratio (FAR) is calculated by dividing the total square footage of a building by the land area, and how site coverage calculates only the footprint of the building as a percentage ofthe site area. JeffMcMenimen reviewed a couple of examples of suburban density for townhomes, illustrating the range of density possible. One example showed a density of 9 dwelling units per acre, the other showed 32 dwelling units per acre. V. Open Discussion Clayton Larson asked ifthe Framework Vision produced by DSU being considered? Jeff McMenimen and Bruce Chamberlin noted that the Framework Vision has provided a starting point for preliminary concepts. There was a general discussion about how the mix of uses provided in the Framework Vision is generally consistent with preliminary planning. David Sand asked if the planning process will be productive? Much energy, time and thought was put into the Framework Vision. Mr. Sand also asked if the Comprehensive Plan will be updated? Community Development Director Karen Barton replied "Yes". The Comprehensive Plan will be on a parallel track with TCAAP planning. -4 - Michelle Wolfe mentioned that a master calendar with meeting dates had been distributed for comment by the Council and Planning Commission. She reminded members of the Council and Planning Commission to forward their comments to City staff. The next Open House will be scheduled for April 25tl'. April 26th can be a back up date if needed. The Open House will be located at the North Heights Church because it has a larger meeting space and more parking. HKGi will update the calendar and agenda's for all committees. aster Development Planning Work Session Meeting was adjourned at 8:08 p.m. Stanle Mayor M~~ Michelle A. Wolfe City Administrator ( .5.