2 Conceptual PUD Pulte HomesCITY OF
PRC DATE: Aug. 24, 1999
PC DATE:
CC DATE: ~
HOFFMAN:k
STAFF REPORT
J
PROPOSAL:
LOCATION:
APPLICANT:
Conceptual PUD for mixed housing development (414 units) consisting of
manor homes, court homes, village homes, and townhomes on 82.8 acres and
3.7 acres of commercial uses, Arboretum Village, Pulte Homes
Located on the northeast comer of Highways 5 and 41
De,mis Griswold, Director of Land
Pulte Homes
1355 Mendota Heights Road, Suite 300
Mendota Heights, MN 55120-1112
l. IJ
PRESENT ZONING:
A-2, Agricultural Estate
ADJACENT ZONING
AND LAND USE:
N - PUD-R, Planned Unit Development-Residential
S - State Highway 5
E- A-2, Agricultural Estate
W - State Highway 41
INTRODUCTION: Next Tuesday evening, Mr. Dennis Griswold of Pulte Homes will be present
to introduce this conceptual PUD to the commission.
COMPREHENSIVE PARK PLAN: The proposed Arboretum Village lies outside the one-half
mile park service zone of existing neighborhood parks. The site provides convenient automobile
access to the Chanhassen Recreation Center, Minnewashta Regional Park, and Landscape
Arboretum. Completion of the West 78th Street access boulevard will provide convenient pedestrian
access (using two underpasses!) to the Recreation Center/Bluff Creek Elementary campus.
Pedestrian access to the Regional Park at Lake Minnewashta and the Arboretum will remain limited
until adequate trail connections are constructed.
Park & Recreation Commission
August 18, 1999
Page 2
The applicant has identified three small totlots spaced appropriately throughout the site. Staff would
like to review a site plan for each of these recreation sites. The totlots located near the manor homes
and rental townhomes are situated adjacent to additional open space and are connected to the
proposed community by pedestrian trails. The totlot located within the court homes appears to lack
sufficient open space and defined pedestrian routes to and from the court homes.
Residents with small children living in this development will rely on these totlots to provide basic
physical and psychological needs. The presence of these gathering spots will enhance the livability
of this neighborhood and protect property values.
COMPREHENSIVE TRAIL PLAN: The applicant has done an exemplary job of incorporating
pedestrian trails as a part of this PUD application. The City's Comprehensive Plan identifies a trail
adjacent to the West 78th Street access boulevard that bisects the site. This trail will be constructed
as a part of the road project. The trail rimming the large marsh and the north/south trail on the
eastern edge of the PUD act as comprehensive trail connections. These specific segments are not
identified on the city's trail plan, but are desirable public amenities. Construction of these trails
would bring us one step closer to seeing the full loop of this scenic marsh trail completed.
The interior trail connections identified act as essential connectors for the neighborhood. Staff
would like to see accommodations made for pedestrians in the court homes.
RECOMMENDATION: This application represents one of the largest developments to be
proposed in Chanhassen. Staff looks forward to the presentation by the applicant on Tuesday
evening. Without the benefit of this presentation, it appears the applicant is well on their way to
satisfying the conditions of the Park & Recreation Commission.
Upon initial review, it appears the pedestrian network is sufficient with the exception of the court
homes area. Preservation of the northwest and south central wooded green spaces is essential. A
nicely planned pedestrian trail loop through the south central wooded lot would provide a valuable
respite from an otherwise busy landscape. The totlot areas are mandatory with additional work
needed at the court homes location. The presence of roadway on three sides of the site is
undesirable. In addition, a larger more central location is desired.
It is recommended that cash park fees be required versus acquisition of a public park site
(minimum of 5 acres). Regarding trails, it is recommended that the two wetland trails be
identified as public corridors. Appropriate easements would be required and the city should grant
full trail fee credit for the construction of these two trail segments. Minor alignment
modifications would be sought. The interior trails are the applicant's responsibility.
g:\park\th\pulte homes.doc
July 30, 1999
Pulte Homes of Minnesota
Ms. Kathryn R. Aanenson, AICP
City Of Chanhassen
690 Coulter Drive
P.O. Box 147
Chanhassen, MN 55317
RE: Arboretum Village
Dear Ms Aanenson:
Pulte Homes of Minnesota Corporation is proud to present the community of Arboretum Village for
the City of Chanhassen's consideration and approval. We at Pulte Homes look forward to
providing the residents of Chanhassen with quality housing within your fine city.
Please find attached twenty six (26) sets of the submittal package requirements for General
Concept Plan review for a planned unit development. I look forward to working with you during
the review process.
The Arboretum Village plans represent a request for rezoning from A2 - Agricultural Estate District
to Planned Unit Development to accommodate a mixed use of 414 residential units within
homeowner association greenspaces and 3.7 acres of commercial on approximately 82.4 acres
for a density of 5.14 units/acre. Park dedication is proposed to be in the form of cash.
The 32 rental townhomes and the 13 acres west of C.S.A.H. 41 will remain in ownership of James
Deanovic, the underlying contract holder on the Savaryn property. Details of those areas will be
addressed by Mr. Deanovic. However, Pulte's request does not require any density transfer from
the property west of C.S.A.H. 41, per our calculations.
Proposed timing for the development, as indicated on the Staging Plan, is for Phase One to begin
Spring, 2000, timely with the MNDOT project and Phase Two to begin Summer, 2001.
Please do not hesitate to call me if you have any questions or comments on this matter. We look
forward to the 8/1/99 Planning Commission and the 8/27/99 Council meetings.
Sincerely,
PULTE HOMES OF MINNESOTA CORPORATION
Dennis R. Griswold, R.L.A.
Director of Land
Encl.
1355 MENDOTA HEIGHTS ROAD · SUITE 300 · MENDOTA HEIGHTS · MINNESOTA 55120-1112
PHONE: (651)452-5200 · FAX: (651)452-5727 · LICENSE #0001371
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W82n~ St.
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Pulte Homes of Minnesota
Club Homes:
One level town homes for Active Adults.
Finished square foot ranges 1200 - 2200 sq. ft.
Approximate sales price range: $145,00 - 220,000
Manor Homes:
Split level town homes with basement.
Finished square foot ranges 1200 - 1600 sq. ft.
Approximate sales price range: $145,00 - $165,000
Court Homes:
Two story town homes.
Finished square foot ranges 1,100 - 1,350 sq. ft.
Approximate sales price range: $112,000 - $130,000
Village Homes:
Two story town homes with tuck under garage
Finished square foot range 900 - 1150 sq. ft.
Approximate sale price range $100,000 - $110,00
1355 MENDOTA HEIGHTS ROAD · SUITE 300 · MENDOTA HEIGHTS · MINNESOTA 55120-1112
PHONE: 65i;452-5200 · FAX:,65i~452-5727 · LICENSE e0001371
I DEMO6~PHICS OF ~II.I.~6E HOMF~ BUY'~:RS
Demographics of a typical
village home buyer:
AGE:
o 3/4 are under age 35
o 1/2 are in their 20's
MARITAL & FAMILY STATUS:
o 1/3 are married/coupled at the time of purchase
o 2/3 are single / other
CHILDREN LIVING AT HOME:
o 21% report children living at
home
o There is an average
of .25 children per household
o 1/2 of children are < 5 years
INCOME:
o 1/2 earn less than $35,000 at
the time of purchase.
o 1/3 earn $35--55,000
o The remainder earn $55,000+.
EDUCATION LEVEL:
o 60% have 4-year degree or more.
o 35% have some college
o 5% have high school diploma
HOUSING TENURE:
o 3/4 are renting at the time of purchase
o 3/4 are first-time buyers
o 55% come from apadment
o 25% come from a SFD home
o 15% come from condo or townhome
REASON TO SEARCH FOR NEW I DIFFERENT HOME:
o 55% did not want to rent any longer
o 9% want to start building equity
o 9% are leaving their parents home
[PSY'CHO iR tPHICS OF HOME BUY'ERS
Village home buyers are similar to court home buyers, but there are some differences. Perhaps
the largest is the difference in incomes with ¼ earning $35,000 or less in village homes as
compared to ¼ in court homes. Also, education levels are somewhat lower in village homes.
Village home communities usually attract younger buyers, many of whom are currently renting.
These buyers are busy and are balancing hectic careers, and they enjoy the lifestyle that an
apartment affords, with little maintenance. They are starting to feel that renting is a waste of
money and are ready to start building equity in their own homes.
Most village home buyers are purchasing their first home. This is probably the largest purchase
they have made and a decision that was weighed very carefully. They are excited about the
prospect of owning a new home, but they also have concerns about the increased responsibility.
As most have recently begun their careers, price is a big concern for village home buyers. With
many renting, most probably haven't saved much money for a down payment. Also, they have
never bought a home and are unsure about having a monthly mortgage.
Maintenance is also an important consideration for village home buyers. Again, these are young
active buyers who may not have the time or the ability to maintain their home's exterior. They like
knowing that they don't have to be troubled about getting home to mow the lawn or shovel the
driveway.
I DEMO iR&PHICS OF COURT HOME BIP/
Demographics of a typical court home buyer:
AGE:
o 3/4 are under age 40
o 1/2 are in their 20's
MARITAL & FAMILY STATUS:
o 1/3 are coupled at the time of purchase
o 2/3 are single / other
CHILDREN LIVING AT HOME:
o There are very few children living at home. An average of .16 children per household.
o 1/2 if children are < 5 years
INCOME:
o 1/3 earn less than $35,000 at the time of purchase.
o 1/2 earn $35--55,000
o The remainder earn $55,000+..
EDUCATION LEVEL:
o 55% have 4-year degree or more.
o 10% have high school diploma
o 35% have some college
HOUSING TENURE:
o 2/3 are renting at the time of purchase
o 2/3 are first-time buyers
o 45% come from apartment
o 31% come from a SFD home
o 15% come from condo or townhome
REASON TO SEARCH FOR NEW ! DIFFERENT HOME:
o 40% did not want to rent any longer
o 10% want to start building equity
o 9% are leaving their parents home
[PSYCttO iR PttlCS OF COURT tiOMtl
Court home communities usually attract younger buyers, many of whom are currently renting.
These buyers are busy and are balancing hectic careers, and they enjoy the lifestyle that an
apartment affords, with little maintenance. They are starting to feel that renting is a waste of
money and are ready to start building equity in their own homes.
Most court home buyers are purchasing their first home ever. This is probably the largest
purchase they have made and a decision that was weighed very carefully. They are excited about
the prospect of owning a new home, but they also have concerns about the increased
responsibility.
As most have recently begun their careers, price is a big concern for court home buyers. With
many renting, most probably haven't saved much money for a down payment. Also, they have
never bought a home and are unsure about having a monthly mortgage.
Maintenance is also an important consideration for court home buyers. Again, these are young
active buyers who may not have the time or the ability to maintain their home's exterior. They like
knowing that they don't have to be troubled about getting home to mow the lawn or shovel the
driveway.
[DEMO RAPflICS OF MANOR ttOME BUY'ERS
Demographics of a typical manor home buyer:
AGE:
o 2/3 are in their 20s or 30s
MARITAL & FAMILY STATUS:
o 50% are coupled at the time of purchase
o 40% are single
o 10% are widowed / other
CHILDREN LIVING AT HOME:
o 18% have children
o there are .32 children per household of varying ages
INCOME:
o 20% earn less than $40,000 at the time of purchase.
o 50% earn $40-60,000
o The remainder earn $60,000+..
EDUCATION LEVEL:
o 15% have some graduate school or more.
o 10% have high school diploma or less
o 30% have some college
o 45% have a 4-year degree
HOUSING TENURE:
o 2/3 are renting at the time of purchase
o 1/2 are first-time buyers
o 46% come from apartment
o 28% come from condo or townhome
o 21% come from a SFD home
REASON TO SEARCH FOR NEW / DIFFERENT HOME:
o 50% did not want to rent any longer
o 20% are transferring jobs
o 10% want a larger home
I PSYCHO6RAPHICS OF MANOR HOME BUY'ERS
Manor home buyers are typically a bit older and more established than court home buyers. They
have slightly higher incomes and a higher percentage already own. 1/2 are first time buyers.
Manor home buyers want to get out of a rental situation or they are buying a more deluxe home.
In the past these buyers have enjoyed the convenience and Iow level of commitment associated
with renting. Additionally, only 1/2 are first time buyers, so many may be renting between
ownership of homes. Whatever their circumstances, these people are ready to start investing in
their future and can afford to do so.
Many manor home buyers could buy a single family home but aren? ready to make the transition
yet. Most buyers haven't started a family yet and 1/2 aren't married. They are ready to commit to
purchasing a home, but still require the convenience of town home living.
Manor home buyers require more from a town home. These buyers are a bit older and more
experienced than court home buyers. Although they still feel nervous about making such a big
decision, 1/2 have purchase a home before and are familiar with the process. They expect larger
lots and more exciting floor plans.
] DF. IO6 P[IICS OF CLUB HOI IE BUY'ERS
Demographics of a typical club home buyer:
Club homes are rambler attached town homes. They are available on a slab (no basement) or
with a basement. As homes with a basement attract a different type of buyer, demographics are
included for both slab and basement homes.
Slab Basement
AGE:
o 15% are <40 years of age
o 30% are 40-60 years of age
o 50% are 60-80 years of age
o 5% are 80+ years of age
MARITAL & FAMILY STATUS:
o 50% are married
o 40% are single
o 10% are widowed / other
CHILDREN LIVING AT HOME:
o 17% have children living at home
o there are .14 children per household
most 15+ years of age
INCOME:
o 20% earn less than $40,000 at the time of purchase.
o 60% earn $40--60,000
o 20% earn $60,000+.
EDUCATION LEVEL:
o 25% have high school diploma
o 30% have some college
o 30% have a 4-year degree
o 15% have some graduate
school or more.
HOUSING TENURE:
o 20% are renting at the time of
purchase
o 5% are first-time buyers
o 50% come from a SFD home
o 20% come from condo or townhome
o 10% come from apartment
REASON TO SEARCH FOR
DIFFERENT HOME:
o 32% desire single level living
o 11% want a smaller home
o 11% currently rent
AGE:
o 20% are <40 years of age
o 40% are 40-60 years of age
o 35% are 60-80 years of age
o 5% are 80+ years of age
MARITAL & FAMILY STATUS:
o 55% are married at
o 40% are single
o 5% are widowed / other
CHILDREN LIVING AT HOME:
o 12% have children living at home
o there are .19 children per household of
INCOME:
o 25% earn less than $40,000 at the
o 25% earn $40-~G0,000
o 50% earn $60,000+.
EDUCATION LEVEL:
o 10% have high school diploma or less
o 35% have some college
o 25% have a 4-year degree
o 30% have some graduate
school or more.
HOUSING TENURE:
o 25% are renting at the time of
purchase
o 15% are first-time buyers
o 21% come from a SFD home
o 28% come from condo or townhome
o 46% come from apartment
REASON TO SEARCH FOR
DIFFERENT HOME:
o 25% desire single level living
o 17% want a smaller home
o 14% are currently renting
]PSY'cHoeiRAPHICS OF CLUB HOME BUY'
ON-SLAB
It's important to understand that many of these buyers don't want to move - they have to. The
aging process is causing them to leave a home where many have lived for years. Most saw their
children grow up in that home, and some have had their spouse die during that home's
ownership. Leaving that home is one of the hardest things they will ever have to do.
Stairs are what's forcing most to leave. Arthritis, stiff muscles, hip & knee replacements and heart
problems have made climbing stairs uncomfortable, painful or even impossible. For some, the
stairs are not really a problem, but the concern of falling down them is more than they care to deal
with.
Grounds-care responsibilities are becoming more than many can deal with on a continuous basis.
You will see a lot of flower beds, hanging baskets and lawn decor in these club homes as most
want a little gardening to do -- but not grounds-care upkeep.
Less interior living space is another big driver. With two or one now in the household, many
don't want all that space to clean and maintain.
Care & maintenance of an aging home comes into play too. The costs and labor requirements
of keeping up their larger, older SFD home are generating too much commitment of resources.
With many now retired, they simply don't have the ability or desire to spend so much time and
money keeping up a house which is simply too large for their current needs.
ON BASEMENT
Pyschographics for basement buyers are quite different than those of slab buyers. Basement
buyers are usually younger than slab buyers and many are still working. Basement buyers aren't
forced to leave their current home, but choose to do so.
Basement buyers are choosing to make a lifestyle change. These buyers aren't forced by health
to live on one level, rather they choose to do so. They enjoy the convenience of having the
majority of their living space all on one level. However, they don't yet have a problem with stairs
and want the extra space that a basement provides. Perhaps for a family room, or a spare
bedroom for older children still living at home.
Simplifying their lives is a large part of this lifestyle change. For many of these buyers their
children have left home or only come back for weekends from college. The no longer need the
space of their big SFD. They have raised families, had successful careers and now they feel like
it's time to enjoy their lives. Moving to a smaller home with maintenance provided gives buyers a
chance to do this.
Basement buyers don~t want the responsibilities of grounds care any longer. Many can still handle
the maintenance of a single family home, they just choose not to. Again they are changing
lifestyles and wish to simplify their lives.
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