09/13/2022 - City Council Regular
SPECIAL CITY COUNCIL MEETING
TUESDAY
SEPTEMBER 13, 2022
5:30 P.M.
EAGAN ROOM – EAGAN MUNICIPAL CENTER
AGENDA
I. ROLL CALL AND ADOPTION OF THE AGENDA
II. VISITORS TO BE HEARD
III. JOINT MEETING WITH ADVISORY PARKS & RECREATION COMMISSION (APrC)
A. CAPITAL IMPROVEMENT PLAN (CIP) PRESENTATION
IV. COMPREHENSIVE GUIDE CONCEPT REVIEW, METCALF MIDDLE SCHOOL
V. “STATE OF EAGAN’S WATER” REPORT
VI. OTHER BUSINESS
VII. ADJOURNMENT
Agenda Information Memo
September 13, 2022 Eagan Special City Council Workshop
III-A. PARKS CIP PRESENTATION
Direction For Consideration:
To receive and discuss the Parks Capital Improvement Program (CIP) for 2023 – 2027 with the
understanding approval of this plan will occur at a future regular meeting of the Council.
Facts:
• The Advisory Parks and Recreation Commission (APrC) meets annually with the City Council to have
dialogue that is important for their advisory work with respect to the Parks Department.
• As part of the joint meeting, Director Pimental and staff will present the 2023-2027 five-year Parks
CIP to Council, with emphasis on 2022 projects.
• Like previous years, the CIP focuses on several areas of the park system and development that
includes maintenance related items, new park amenities, pocket park considerations, improving
current conditions and spaces in some parks, and continuing to seek balance and equity throughout
the parks system.
• In summary, 2023 will continue a phased strategy for planning of the phase 2 development of Goat
Hill Park Ice Rink, Rink cover and Pavilion.
• COVID 19 continues to provide ongoing challenges to the City Parks and Recreation Department and
our CIP process. Many contractual items are financially impacted due to limited supplies, work force
and supply chain issues.
• 2023 CIP budget is proposed $1.05M
• Foundational work for this CIP includes the 2015 Parks System Master Plan, Eagan Forward and the
engagement work with the community that was created throughout that process as well as the
additional community engagement and research coordinated through the work of the APrC.
• 2023 and beyond projects will continue to have an equity lens and focus on our parks and recreation
services to the community and further enhances the park system.
• Areas of focus in 2023 will be heavy on planning for future year’s projects as well as bringing back
work to focus on the larger recreation facility needs across the city.
Attachments: (1)
CIP PowerPoint presentation
EAGAN
Parks and Recreation
2023–2027 Capital Improvement Plan
CIP –the process
•Capital Improvement program.
•Parks Master Plan
•Guiding document to assist planning efforts
•Next update to Master Plan will begin in 2024 –to include a 10 year system
wide planning that helps complete citywide comprehensive plan
•Funding sources
•Tax funds support about $500,000 of parks
development/maintenance/replacement per year.
•Park Dedication funds with developments
•Opportunistic projects
2022 CIP Progress
PROJECT DESCRIPTIONS
•Small Projects
•Grant Projects
•Public Art Projects
•Goat Hill Outdoor Rink
•Northview Storage Building
•Rahn Park Phase II
•Professional Services & Consulting
Small projects in the parks
Dog Park FencingHighview Tennis Court
ADA Fiber Mulch
Public Art Bike Racks
•1974 Original Construction
•Redesigned Roof
•Renovated Building Shell
•Integrated Outdoor Pavilion and
Seating
•ADA Improvements
•Exterior Restroom Access
•Recreation Programs, Public
Rentals, Passive Use
•Slated to be completed mid
October
2022 Rahn Park Phase II
Shelter Building Renovation
New finishes inside and out
Substantial Completion Set for September 27
Public Art 2022
Rick Graves
•Earthwork
•Storm Water Efforts
•Electrical Improvements
•Refrigerated Rink System
•West Rink Parking Retrofit
•Anticipated to Open Fall 2022
Goat Hill Park -Outdoor Refrigerated Rink
(EHA Partnership Project)
2023 Projects Introduction
•As with year’s past CIP presentations in joint meetings, focus will be on
what is proposed in 2023, with mention of what the remaining 4 years
of the 5-year CIP will consist of at this time.
•Continued collaboration on Goat Hill Rink project in partnership with Eagan Hockey
Association –including detailed planning for both new warming house and cover for rink
for a future year development.
•Funding planning makes 2023 projects and beyond more of a challenge. Funding plan to
be presented later in this presentation.
2023 Planning efforts
Project:Total est $
•Goat Hill Park Shelter Building and Ice Pavilion covering planning*$300,000
•Norse Park Development $200,000
•Small projects $100,000
•Professional Services $200,000
•Tennis Court Reconstruction & Repairs (Phase I)$175,000
•Grant matching funds $75,000
TOTAL $1.050,000
*planning could include both building and pavilion, construction of items in 2024 will be contingent on final
designs and project timing.
Goat Hill
Shelter
Building
Planning
Goat Hill Pavilion (Rink Roof)
Norse Park
Development
•Sun Shelter
•Seating
•Public Art
Playground replacements and access
Slater Acres Park
2023 Projects Recap
•Due to construction market, we are planning on flexibility to be
integrated into the 2023 plan. Hopefully construction costs come down
over the next few months but may need to have some contingency
planning included in the bigger picture for 2023 and beyond.
•Partnership and collaboration on Goat Hill Rink project with Eagan Hockey Association will
continue to need to be a thing.
•MV Ventures installing comprehensive “active” amenities for their residential units, which is
good since Norse Park doesn’t have the space.
2024 Projects
•Goat Hill Rink Building and Covering
•Northview East Restroom building replacement
•Tennis court reconstruction (beginning of annual program)
•Athletic Field safety netting
•Allocation for Public Art
•Playground replacements
•Planning and professional services
•Small projects
2025 Projects
•Quarry Park Building remodel
•Tennis Court Reconstruction
•Rahn Athletic Park Bathroom Building
•Lexington Park redevelopment
•Playground enhancements
•Pocket Park Development
•Professional services
•Small projects
2026 Projects
•Ohmann Park restroom building
•Tennis Court reconstruction
•Playground replacements
•Athletic Field Irrigation replacements
•Pocket Park Development
•Professional services
•Allocation for Public Art
•Small Projects
2027 Projects
•Tennis Court reconstruction
•Athletic Field Irrigation updates
•Playground replacements
•Pocket Park Development
•Professional Services
•Allocation for Public Art
•Small Projects
Financials
•Beginning balance as of July 31, 2022 est $2,100,000
•Ending balance as of December 31, 2023 est $1,200,000
•Making a transfer request of $1.0M from General Fund Balance
•From last year’s combined meeting -Incremental increase in tax funds
to park development fund to start 2024 and follow the below schedule:
•2024 –an additional $250,000 of annual taxes to support parks fund.
•2026 –an additional $250,000 of annual taxes to support parks fund.
•Maintains the approximate $1M annual tax support for the Parks CIP fund from
2026 and beyond to maintain the system moving forward (matches inventory
depreciation expenses).
Large Recreation Facility Plan
•Will be bringing this conversation back.
•Late 2022 conversation with APRC
•Early 2023 conversation with City Council
Goal –develop a phased strategy to create a manageable first phase of
construction projects to begin in 2024.
Summary
•Labor shortages, construction material costs and delays are
making CIP planning more difficult than previously.
•Short term and Long term funding solutions identified.
•Larger facility discussions will continue and staff should have
information to report at next year’s Council retreat.
Parks and Recreation
Thank you
Agenda Information Memo
September 13, 2022 Special City Council Meeting
IV. Comprehensive Guide Concept Review, Metcalf Middle School – Enclave Companies
Direction for Considered:
No action is required. Request is for discussion and feedback regarding a concept plan proposal
redeveloping the former John Metcalf Middle School property, located at 2250 Diffley Road, with
a mix of multi-family residential uses.
Facts:
➢ In December 2021 City Council approved an amendment to City Code providing
procedures for an informal review of a concept plan in conjunction with an anticipated
Comprehensive Guide Plan Amendment.
➢ Enclave Companies, in conjunction with Pulte Homes and Lifestyle Communities, is
requesting informal discussion and feedback regarding a proposed concept plan and
comprehensive guide plan amendment regarding the former John Metcalf Middle School
property located at 2250 Diffley Road. The Middle School was closed in 2020.
➢ The developer is proposing a total of 536 units on 34.55-acres, or a cumulative gross
density of 15.5 units per acre. The concept plan also includes both private open and
amenity space, a 1.4-acre public park, public trails, and stormwater ponding facilities.
➢ The proposed concept would require reguiding the property from QP, Quasi-Public to HD,
High Density and MD, Medium Density residential to accommodate a mix of multi-family
residential uses, including market rate and age restricted apartments, along with
townhomes.
➢ Although the concept plan does not provide the level of detail to allow for a detailed
analysis of City Code requirements, the concept plan appears to illustrate sufficient
parking and open space for residents. The developers are also proposing to preserve as
many trees as possible around the periphery of the site, minimizing tree removal and
mitigation.
Attachments: (4)
IV-1 Location Maps
IV-2 Planning Report
IV-3 Narrative and Concept Plan
IV-4 Applicant Presentation
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Project Name: M etcalf Middle School RedevelopmentRequest: Concept Plan ReviewFile Nos.:
Subject Sit e
CO. RD. 30 Diffley RoadMN HWY 77 Cedar AvenueMN HWY 13MN HWY 77 Cedar AvenueQuartz Lane
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This map is for reference use only.
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Aerial photo-Spring 2021
Project Name: Metcalf Middle School-RedevelopmentRequest: Concept Plan ReviewFile Nos.:
PLANNING REPORT
CITY OF EAGAN
REPORT DATE: September 8, 2022 CASE: N/A
PROPOSER: Enclave Companies WORK SESSION DATE: September 13, 2022
PROPERTY OWNER: Independent School APPLICATION DATE: August 30, 2022
District 191
REQUEST: Informal Review of Concept Plan – PREPARED BY: Mike Schultz
Comprehensive Guide Amendment
LOCATION: 2250 Diffley Road
(formerly Metcalf Middle School)
COMPREHENSIVE PLAN: QP, Quasi-Public
ZONING: PF, Public Facility
SUMMARY OF REQUEST
Enclave Companies, in conjunction with Pulte Homes and Lifestyle Communities, is requesting
informal discussion with City Council regarding a proposed concept plan comprehensive guide
plan amendment regarding the former John Metcalf Middle School property located at 2250
Diffley Road. The development group is seeking Council input regarding a proposal to reguide the
current land use from QP, Quasi-Public to HD, High Density and MD, Medium Density residential
to accommodate a mix of multi-family residential, including market rate and age restricted
apartments, along with townhomes on the south half of the property.
The Planning Report provides a cursory review of the property and this request. A complete
review will be provided upon submittal of a formal development application.
AUTHORITY FOR REVIEW
City Code Chapter 11, Section 11.50, Subdivision 5(I) states:
Comprehensive Guide Plan Amendment concept plan. Prior to filing a land use application that
would require an amendment to the City’s Comprehensive Guide Plan, any person may submit
to the City a concept plan for a proposed comprehensive guide plan amendment, along with a
Planning Report – 2250 Diffley Road (Metcalf Middle School)
September 8, 2022
Page 2
written request that the concept plan be presented to the City Council for informal
presentation and discussion of the feasibility of the proposed comprehensive guide plan
amendment. The request shall be made by addressing a letter to the City Council; the request
and concept plan will be presented at a subsequent City Council meeting as agenda availability
permits. A concept plan review hereunder will be limited to one plan review per property in a
twelve-month period. Submission of the concept plan shall not constitute formal filing of a plan
or application with the City. The City Council will not take formal action or provide an opinion
as to its action upon a formal application for the amendment; the sole purpose of the City
Council ’s review of the submitted concept plan is to review and obtain information about the
potential/conceptual comprehensive guide plan amendment.
BACKGROUND/HISTORY
The subject property is located at 2250 Diffley Road. The property is zoned PF, Public Facility.
Metcalf Junior High School began construction in 1965 and was completed in July 1966. It was
named after John Metcalf, Burnsville’s first School Superintendent in 1955. It was designed to
hold 1,450 students.
The site was zoned Agriculture until 1965 when it was rezoned to Public Facilit ies. At that time,
Diffley Road was extended from the old Cedar Avenue (now Nicols Road) to State Highway 13.
State Highway 77 (current Cedar Avenue) was not mapped and constructed until the mid-1970’s.
EXISTING CONDITIONS
The 34.55-acre property is occupied by the John Metcalf Middle School which was closed in 2020.
The property is bounded by Diffley Road to the north and State Highway 77 (Cedar Avenue) to
the east. To the south is single-family residential, and townhomes are located across Diffley Road
to the north. To the west is retail commercial and an assisted living facility, both located in
Burnsville.
The school is situated on the northerly portion of the site and is surrounded by parking on three
sides. School ballfields and tennis courts are located on the easterly and southerly portions of the
site. Two access drives along Diffley Road provide access into the property. The westerly access
drive is controlled by the City and provides access to both the school and retail shopping center
to the west. Public trails along Diffley Road lead into the school site but do not run immediately
parallel to the street across the front property.
A sidewalk extends to the south along the westerly portion of the site and connects with the
River Hills neighborhood. Trees bound the property along the east, south and west property lines.
An 80-foot gas line easement runs parallel to the easterly property line encumbering a portion of
the property.
Planning Report – 2250 Diffley Road (Metcalf Middle School)
September 8, 2022
Page 3
SURROUNDING USES
The following existing uses, zoning and comprehensive guide plan designations surround the
subject property.
Existing Use Zoning Land Use Designation
North Townhomes Planned Development Medium Density
South Single-family Residential R-1, Residential Single Low Density
East State Highway 77/Cedar
Avenue
Right-of-way Right-of-way
West Commercial
Retail/Assisted Living
City of Burnsville Zoning:
B1-Office Business and B2-
Neighborhood Business
City of Burnsville:
Commercial and Multi-
family
EVALUATION OF REQUEST
Proposal – The request is to raze the existing school building, including parking lots and ballfields
to develop a mix of townhomes, apartments and 62+ cooperative housing. Each of the three
developers will be responsible for its respective housing development within the project area
comprising of 34.55-acres.
Enclave Development is proposing a 4-story, 318-unit apartment building on approximately 10.4
acres situated on the eastern portion of site, adjacent to State Highway 77/Cedar Avenue. The
concept plan illustrates an elongated building parallel to Cedar Avenue with both underground
and surface parking. Shared amenity plazas are shown along the building in addition to a pool
feature west of the building.
Pulte Homes is proposing 152 townhome units on approximately 16.6 acres along the southern
half of the site. The concept indicates the townhomes would comprise of 2 -story units and start
at approximately 1,850 square feet, each having an attached 2-stall garage.
Lifestyle Communities is proposing a 66-unit, age restricted (62+) cooperative housing facility on
approximately 3.3 acres. The building is proposed on the northcentral portion of the site adjacent
to Diffley Road. The concept illustrates both underground and surface parking provided for
residents along with an amenity patio and resident garden space.
The concept plan illustrates private open lawn and play areas between the townhomes, south of
the senior cooperative and east and south of the proposed apartments. The developers are also
illustrating a 1.4-acre public park and stormwater ponding facilities in the northwest quadrant of
the site. The concept plan also includes a trail system that circles the development and provides
pedestrian connections to public trails along Diffley Road and a sidewalk connection south
toward Metcalf Drive.
Planning Report – 2250 Diffley Road (Metcalf Middle School)
September 8, 2022
Page 4
Site Plan – The developer is proposing a total of 536 units on 34.55-acres, or a cumulative gross
density of 15.5 units per acre, comprising of a mix of multi-family apartments, age restricted
cooperative housing, and townhomes. The concept plan also includes both private open and
amenity space, a 1.4-acre public park, public trails, and stormwater ponding facilities.
Compatibility with Surrounding Area – The subject property is situated between State Highways
13 and 77, along County State Aid Highway 32/Diffley Road, a 4-lane arterial roadway. The site is
surrounded by a mix of land uses, including commercial retail, assisted living, single-family
residential, and townhome development north of Diffley Road.
Major retail services are provided approximately one mile south along Cliff Road or
approximately one mile north within the Cedar Grove area. Proximity to work and job
opportunities include the State Highway 13 corridor, along with the Cliff Road and Cedar Grove
commercial areas. Minnesota Valley Transit Authority (MVTA) provides bus service (Route 444)
in the area with service stops along Diffley Road.
Code Requirements – The concept plan review does not include detailed analysis of City Code
requirements, but generally the concept plan appears to provide sufficient parking and open
space for residents. The developers are proposing to preserve as many trees as possible around
the periphery of the site, minimizing tree removal and mitigation.
Stormwater Management/ Water Quality – The applicant is illustrating stormwater detention
facilities on the north end of the site.
Utilities – Sanitary sewer service is located west of the site and connects south with a
main service line within Metcalf Drive. The sewer main is owned by the City of
Burnsville, so Eagan would need to enter into a Joint Powers Agreement to use
Burnsville’s sewer. Burnsville has concerns about the capacity of the system, so an
analysis will need to be performed to determine if there is enough capacity to add this
area to the system.
A water service line extends from the north under Diffley Road and serves the existing
school. Water mains are also located within Metcalf Drive, but would require extensions
to the north to serve the development. The watermain will need to be looped through
the development.
Streets/Access/Circulation – Public street access to the property will be from Diffley Road. The
concept plan was sent to Dakota County Plat Commission for a cursory review of the proposal.
Although the Plat Commission has not provided official review comments, the County will likely
require road alignment with Old Sibley Memorial Highway (located approximately central to the
site to the north), added right-turn lanes along Diffley Road, and restricted right-in/right-out
access to the east given proximity to the Cedar Avenue on/off ramp.
Planning Report – 2250 Diffley Road (Metcalf Middle School)
September 8, 2022
Page 5
Private Open Space – The City Code requires multi-family development to provide a minimum
recreation area equal to 200 square feet for each dwelling unit containing two or fewer
bedrooms and 100 additional square feet for each dwelling unit containing more than two
bedrooms. The developers concept plan provides a breakdown of the open space provided for
each of the respective developments.
Enclave Apartments Senior Cooperative Pulte Townhomes
Number of Units 294 2BR + 24 3BR 22 2BR + 44 3BR 152 3BR
Required Open Space 66,000 square feet 17,600 square feet 45,600 square feet
Provided Open Space 97,740 square feet 20,454 square feet 87,791 square feet
Total Bedroom Count Total Required Open Space Total Provided Open Space
316 2BR + 220 3BR 129,200 square feet 205,985 square feet (4.72 acres)
The developers indicate the concept includes shared amenities including a dog park, fire pit,
and walking trails. The apartments will offer access to an outdoor pool and other amenities,
while the cooperative will offer a resident garden and other onsite amenities.
Parks and Recreation / Sidewalk – The developers are proposing a 1.4-acre public park in the
northwest quadrant of the development that would serve both new and surrounding residents,
including residents north of Diffley Road that have limited access to public parks. The proposed
public park would be in addition to the private open and amenity space currently included as
part of the concept plan.
River Hills Park East, serving the River Hills neighborhood, is located south of the subject site
and is situated behind existing single-family homes. Residents from the proposed development
could access River Hills Park East through an existing pedestrian access to the south connecting
to Metcalf Drive, and walking an additional 800 feet to one of two park accesses.
It should be noted the City has utilized Metcalf Middle School for youth soccer programming,
which would need to be relocated if the site is develop ed. The 1.4-acre site would not provide
adequate space to accommodate a soccer field(s).
SUMMARY
The applicant is seeking City Council discussion regarding the proposed concept plan and
potential Comprehensive Guide Plan Amendment request to reguide the subject property from
Public Facility to Medium and High Density Residential. The proposed concept plan illustrates a
total of 536 units comprising of multi-family apartments, age-restricted cooperative housing,
and townhome units on approximately 34.55-acres.
ACTION TO BE CONSIDERED
Planning Report – 2250 Diffley Road (Metcalf Middle School)
September 8, 2022
Page 6
No formal action shall be taken. The purpose of this process is to provide an opportunity for an
informal conversation between a proposer and City Council. Council may ask questions and
voice personal concerns regarding the concept as presented but should abstain from voicing
support or nonsupport of the request.
1
“Metcalf Park”
APPLICATION FOR:
Concept Plan
EAGAN, MINNESOTA
August 30, 2022
1. Introduction
Enclave Companies (“Enclave”), PulteGroup (“Pulte”) and Lifestyle Communities (“Lifestyle”)
are pleased to be submitting this joint application. Independently, the three firms are highly
experienced and reputable builders offering a wide variety of housing options. Combined, this
partnership will create an attractive, cohesive, high quality mixed-use neighborhood on an
underutilized property. Please allow us to briefly introduce our team.
Enclave
Enclave Companies are based in Fargo, ND and St. Louis Park, MN. We are currently working
on projects in North Dakoata, South Dakota, Minnesota, Iowa, Nebraska, Montana, Colorado,
Utah, Idaho, and Washington. Enclave entered the Minneapolis Metro in October of 2019 with
our first two projects in Shakopee & Savage. We currently have 17 housing projects at different
stages of development in the Metro and continue to grow and expand. We serve as the developer,
contractor, property manager and long-term owner of all our projects. We do not sell our
projects…we invest in communities. So, every project we look at is through the lens of long-term
commitments and long-term relationships.
At Enclave we believe and live the mission statement that “We exist to create spaces where
people are inspired to do their best work and live their best lives.”
Pulte
Our company mission statement is “Building Incredible Places Where People Can Live
Their Dreams.” We currently operate under three distinct brands of homebuilding in the Twin
Cities: Pulte Homes, Centex, and Del Webb. The office for Pulte’s Minnesota Division is in
Eden Prairie. We will sell and build approximately 700 homes in the Twin Cities in 2022 ranging
from attached townhomes to detached townhomes to a broad range of single-family homes.
Pulte is known in the Twin Cities for undertaking complex infill redevelopments. Our track record
is strong in partnering with cities and other firms to find ways to satisfy a city’s vision for a
unique property and provide what home buyers are looking for. We are also known for our
superior floor plans that are constantly being revised and updated in response to comments
from our home buyers. The role taken by Pulte for this application will be the construction of “for
sale” attached townhomes.
2
Lifestyle
Lifestyle Communities, based in Edina, Minnesota is the premier boutique cooperative
developer in Minnesota with over 35 cooperatives developed or co-developed by its team within
the Twin Cities metro and Greater Minnesota. Included in its 30+ year portfolio is the Gramercy
Club, Gramercy Park, Summerhill, Zvago and, most recently, the Artessa cooperative brands.
Lifestyle Communities is the product of an evolution of expertise in multifamily housing financial
services that began in the 1980s and is fueled by past successes and a uniquely credible,
informed and broad perspective as a lifestyle-focused multifamily housing developer. Our
mission is to “create dynamically connected lifestyle communities where people want to
live.” The role taken by Lifestyle for this application will be the construction of a senior
cooperative building for those age 62 or better.
Other Team Members
The primary contact for the team is Brian Bochman from Enclave. Paul Heuer is the Pulte contact
and Ben Landhauser is the Lifestyle contact. Contact information for these partners has been
provided to City staff. Other team members consist of:
Land owner: Burnsville-Eagan-Savage School District 191
Owner financial consultant: Stacie Kvilvang with Ehlers
Civil engineer, traffic, landscape architect, surveyor: Westwood Professional Services
Environmental Assessment Worksheet consultant: Jennifer Haskamp with SHC, LLC
Geotechnical: Braun
2. The Property
Address:
2250 Diffley Road
Eagan, MN 55122
Legal Description:
30 27 23 NW 1/4 OF NW 1/4 EX PARCEL NO 15 OF STH R/W PLAT NO 19-9 CONT
1.07 ACS
Property Identification Number:
10-03000-31-010
3
3. Key Facts
• Current Zone PF – Public Facility
• Proposed zoning PD – Planned Development
• Comp Plan guided land use QP – Public/Quasi-Public
• Proposed use 318 apartments
66 senior cooperative
152 townhomes
536 homes
• Gross calculations:
o Gross area 34.8 acres
o Gross density 15.4 units/acre
4. Neighborhood Design
The location of a property and surrounding uses are typically the strongest determinants in
preparing a site plan for a new neighborhood. This property is located at a highly intensive
intersection. It is bordered on the east by 77/Cedar Avenue which is a Principal Arterial with
over 70,000 vehicles per day. Diffley Road has over 8,000 vehicles per day. Properties to the
west are either multifamily housing or commercial/retail. To the south is low density residential
with single family homes. Each of these factors and land uses helps to shape what this property
“wants to be.”
We have prepared dozens of site plans to determine the one that results in the best balance of
the driving forces for the property. Below is a list of some of the key driving forces that helped to
create the final site plan.
1. Mixed uses – The property is large enough to accommodate multiple land uses. This
results in many positive traits. It enables the creation of a mixed use neighborhood. It
also provides housing for a wide variety of demographic groups and provides options for
home buyers. Our team was assembled to create this neighborhood because
apartments, a senior cooperative, and townhomes are all desired by existing Eagan
residents. We were also able to find an ideal arrangement of the land uses on the
property.
2. 77/Cedar Avenue – The combination of large traffic counts and the property being
elevated above 77 leads to a desire to place the most intensive use immediately
adjacent to the busy arterial. We placed the apartment building in this location because it
will have the highest density. The apartment will also partially buffer traffic noise from the
remaining housing within the neighborhood.
3. Sensitivity to the single-family homes to the south – We recognize the sensitivity of
redeveloping a property that has been a school for decades. From our experience, the
most attention should be placed on the interface between the existing single-family
homes to the south and the new neighborhood. Here are some of the strategies we
employed to minimize the impact to the existing homeowners:
a. We placed primarily townhomes against the single-family homes instead of the
higher intensive uses. The townhomes will be comparable to the single-family
homes in terms of size and value.
b. We have designed the neighborhood to have much greater setbacks from the
southern boundary than required. Straight zoning perimeter setbacks are a
4
minimum of 30 feet. The townhomes are setback over 55 feet from the property
line and the apartment is setback over 160 feet.
c. In providing greater setbacks, it allowed us to preserve much of an existing tree
buffer on the southern edge of the property. From our experience, preservation of
tree buffers is the most desired and effective outcome in working with existing
residents. Although (future) final engineering will reveal exactly which trees can
be preserved, the excessive setback that we are proposing should allow for a
significant number of trees to be preserved.
4. Safe and functional access – At the current time, the school is served by two access
points to Diffley Road. On the west edge, a public access is shared with the commercial
properties. In the east is the primary school access. Safe transportation planning calls
for providing access points across the street from existing access points. The existence
of Old Sibley Memorial Highway to the north of Diffley provides an opportunity to have
our primary access at the south leg of this existing intersection. We will retain the west
shared access and will convert the east access into a right in right out limited access.
We believe this combination of accesses will be ideal from both safety and functional
standpoints. As part of the Environmental Assessment Worksheet, a traffic study will be
completed to ensure that this approach will function at an acceptable level.
5. Parks and open space – A key approach in creating this neighborhood was a focus on
both public and private amenities. From a public park standpoint, it is our understanding
that park land is desired in the northern part of the property. We worked hard to create a
public park that would use the public access and would be readily accessible from Diffley
Road. We have also created privately owned and maintained amenities. The shared
amenities consist of a dog park and fire pit. Individually, the cooperative will have a
resident garden and a variety of amenities outlined later in this narrative. Similarly, the
apartment will have an outdoor pool and other amenities. The townhomes will have two
green corridors of open lawn play space. It should also be noted that significant open
space has been retained around the perimeter of the property and other private open
space is interspersed throughout the neighborhood.
6. Public and private trail systems – Public trails enter the site from the northeast,
northwest, and southwest. However, there is currently not a trail along the south side of
Diffley Road. We will construct a public trail along the south side of Diffley Road
connecting into existing trails to the east and west. We will also replace the public trail
from the southwest corner of the property to Diffley Road along the west edge of the
neighborhood. We will ensure that the public park near the northwest corner of the
neighborhood has trail access. Finally, the preservation of tree buffers along the south
and east boundaries allows for the opportunity for a public trail weaving through the
trees as shown on the site plan. In total, these public trails will provide safe connectivity
and pleasant walks to the public. We are also planning a highly connective internal
private trail system throughout the neighborhood which is integrated into the perimeter
public trail system.
7. Stormwater – The existing grades of the property determined that stormwater detention
would occur in the northwest corner of the property.
In total, the above list of driving forces resulted in the logical and well organized final site plan
presented to you.
5
5. The Homes
This specialized team of partners will be offering a variety of housing options, all of which are
needed in this area. Many existing Eagan residents are looking for these types of housing and
desire to stay in the City.
Lifecycle Housing
This application directly addresses some of the goals outlined in the City’s 2040 Comprehensive
Plan:
“To offer a well-balanced community with a diverse mix of housing types and values in
the community to accommodate the housing needs of persons of all incomes in all
stages of life and physical ability.”
“The City will support higher density residential development in areas adequately served
by municipal services; in close proximity to parks, schools, shopping and transit and
where existing environmental conditions can be protected.”
We have worked hard to bring the right partners together for this particular property. As a team,
we are providing the following wide range of housing options for various demographic groups:
• Apartment rental homes – Young adults, singles, young families
• Townhomes – First time home buyers, young adults, singles, young families (70%)
• Townhomes – Move down buyers, empty nesters (30%)
• Cooperative – 62+ buyers
Below is a description of each type of home.
Enclave
Our projects are designed and managed with the goal of creating “Community” within our walls
by helping our tenants to meet, interact and spend time with their neighbors. Our 24-hour in-
house management team works to schedule community outings, cooking and art projects,
celebrations, pet parties and so much more. We believe that when people look at where they live
as “Home” then they treat their neighbors and everyone surrounding the property with more
kindness and care.
The Metcalf Park apartment project will feature studio, 1 bedroom, two bedroom and 3-bedroom
units. The property will have some great amenities like a Club Room, Game Room, Fitness
Studio, Yoga Studio, Convenience Store, Golf and Sports Simulators, Work From Home Offices
and Conference Room, Dog Spa, Indoor Bike Storage & Repair inside the building. Outside will
feature a Swimming Pool, Fire Pits, a Dog Park, Outdoor Gathering and Gaming Areas, Grill
Stations, Outdoor Exercise Areas and more. With our proximity to the park and Ponds that are
proposed, our residents will have great access for family fun and a beautiful walk right next door.
We are also working with the team from the school to find opportunities to use items and materials
from the Metcalf School in our designs within our building and our landscaping. Our team is
finding lots of opportunities to display artwork and photos, use lockers and shop tables…even the
gym floor featuring the school logo will find great adaptive reuses. We want to celebrate all those
students and teachers that called Metcalf home over the years.
6
Our goal is to create a unique community within Metcalf Park that our residents and the community
will be proud to call home.
Lifestyle/Artessa Cooperative Housing (restricted to 62+)
Lifestyle has upended the typical approach to multifamily living by redefining what it means to
come home. Coming home to us is no longer about arriving at "Unit 101," but instead is achieved
when you step foot inside the front door of the building or drive into your shared parking garage.
Amenity spaces, intentionally situated in each community we build, allow for your lifestyle to reach
beyond the private residence space you occupy. These amenity spaces are designed for social
gatherings and to reflect the collective mindset our cooperative members have about living in
community with one another.
From concept to completion, we have a hands-on approach to all parts of the development
process. We attempt to put ourselves in the shoes of each member and place experiential
outcomes at the top-of-mind as we establish development objectives. These unique elements are
only available and experienced by our members if each detail is thoughtfully accounted for. We
believe this is why the people we serve live better in our communities than they could anywhere
else.
Artessa Cooperative Living Communities were created to leverage decades of active listening to
past cooperative members and establishing a brand that reflects the best outcomes, amenity
spaces, and characteristics we’ve been told matter most to the next generation of cooperative
members. Find out more about our unique cooperative communities at: www.artessaliving.com.
The Artessa cooperative provides owners with a secluded resort-like retreat lifestyle unlike any
other in the greater Eagan area. The site is uniquely positioned with a more traditional multi-
family building with access to an underground parking garage that is convenient, but visually
secluded.
Each owner can select from 10 different private residence floor plans while also gaining use and
enjoyment of nearly 9,000 square feet of indoor common amenity spaces and nearly 1,500
square feet of outdoor amenity spaces that act as an extension of their cooperative home.
Inside each private residence there are 4 distinct aesthetic themes to choose from in addition to
a variety of finish selections within each theme, making each home distinctive to the taste and
personal touch of each owner. The common amenity areas include: a great room, entertainment
suite, wellness studio, business center, maker’s space, outdoor terrace, raised garden beds,
vast walking trails and two pickleball courts. Artessa Rush Hollow caters to active empty
nesters, retirees, down sizers, and lifestyle centric individuals seeking a fresh start with a
community full of like-minded neighbors. Each home is required to have one age qualified
occupant 62 years old or better. Most of our owners come directly from the surrounding
community or people that left the community for a period and were looking for this type of
opportunity to move back. The building and grounds will be professionally managed by First
Service Residential which includes an on-site cooperative living manager and maintenance
technician during normal business hours throughout the week.
The cooperative building will boast high-quality materials including brick, fiber siding (siding,
panels) and metal accents around the site (trellis and railings).
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Pulte
Pulte is known for the extraordinary steps that we take to ensure that we are designing and
building homes that meet the needs and desires of home buyers. By clicking on this link, you can
learn more about Pulte’s design and homebuilding process https://www.pulte.com/design/life-
tested. We continually reach out to home buyers to get feedback to improve our home designs.
We call these home designs Life Tested®. Through this intensive process, we have conceived of
and incorporated innovative features such as the Pulte Planning Center, the Everyday Entry,
Super Laundry, Oversized Pantry, and the Owner’s Retreat. This exhaustive process has played
a major part in Pulte’s success in “Building Incredible Places Where People Can Live Their
Dreams.”
In striving to continually be in lock step with the home buying public, we update the design of our
homes frequently. These changes are driven by the desires and tastes of the home buying public
through the process described above. This versatile design has been very popular among our
home buyers. We have designed a two-story townhome that feels and lives much like a single-
family home. It includes structural options that lead to a wide range of floor plans and sales prices.
This type of home attracts two different types of buyers. It attracts the traditional townhome buyer
which includes singles, young couples, and young families. The floor plan versatility and HOA
maintenance also leads to about 30% of our buyers being empty nesters. This leads to a very
nice blend of demographic groups living together in the townhome area. We also anticipate that
townhome residents will synergistically age into the Lifestyle cooperative living.
Townhomes will start at approximately 1,850 square feet of finished living space. One popular
option is the two-story addition to the rear of the home which adds a sunroom to the first floor and
a sitting room in the master bedroom on the second floor. Depending on what options are chosen,
anticipated townhome prices will range from $400k to the mid $500k’s. This range of
customization is an important factor in attracting a wide range of buyers.
The number of homes within each building will vary from four to six. Every home will have a two-
car garage with space in the driveway for two additional cars. We have also added guest parking
lots along the streets throughout the neighborhood.
We have placed considerable effort on the architecture of the homes. Front facades are
individualized and stylized with varying windows, gables, shutters, materials, dormers, and roof
lines. The use of shakes and banding boards serve as strong accents. Side elevations present a
variety of roof lines and siding materials/patterns. Rear elevations also present a similar
combination of interesting and varied features and colors.
6. Financial Impact
Redevelopment of this property into the mixed-use neighborhood that is proposed will result in a
significant increase in tax revenue for the City, County, and School District. The current property
generates $0 in real estate taxes. The below table outlines the projected tax revenue of the
completed redevelopment.
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7. Anticipated Schedule
City Council workshop Sep 12, 2022
Comp Plan Amendment approval Nov 1, 2022
EAW Negative Declaration Jan 3, 2023
Preliminary plat approval Feb 7, 2023
Site development * Summer 2023
Full build out of homes 2028-2029
* The townhome area will be developed in multiple phases
This submittal includes:
• This narrative
• Site plan
• Site plan rendering
• Home/building elevations/renderings
Metcalf School Property
Eagan, MN
Illustrative Site Concept
003498308-18-2022
0‘100‘ 200‘ 300‘
Phone (952) 937-5150
Fax (952) 937-5822
Toll Free (888) 937-5150
12701 Whitewater Drive
Minnetonka, MN 55343
westwoodps.com
Westwood Professional Services, Inc.
N
Gross Site Area: ± 34.8 ac
Total Units: 536 units
Lot 1: Enclave Apartments
Gross Site Area: ± 10.4 ac
Apartment Units: 318 units
4 Level - Residential Units
1 Level Underground Parking
Surface Parking
Lot 2: Lifestyle Senior Cooperative
Gross Site Area: ± 3.3 ac
Apartment Units: 66 units
4 Level - Residential Units
1 Level Underground Parking
Surface Parking
Lot 3: Pulte Townhomes
Gross Site Area: ± 16.6 ac
Townhome Units: 152 units
2 Story Townhome with 2 Car Garage and 2 Driveway Spaces
Surface Parking
Park: Public Recreation and Storm Ponds
Gross Site Area: ± 4.5 ac
Trail System, Open Recreation Lawn
Surface Parking
Park: Net Park Open Space ± 1.4 ac
Usable Park Space
Overall Gross Density: 15.4 un/ac
536 units / 34.8 ac. (gross site area)
Overall Net Density: 17.7 un/ac
536 units / 30.3ac. (net site area)
Aerial photography from State of Minnesota
Topography from State LIDAR
OPEN SPACE BREAKDOWN:
Enclave Apartments Senior Cooperative Townhomes
Required Open Space: 66,000.0 s.f. (1.5 ac) Required Open Space: 17,600.0 s.f. (.40 ac) Required Open Space: 45,600 s.f. (1.04 ac)
294 2BR x 200 s.f.= 58,800 s.f. 22 2BR x 200 s.f.= 4,400 s.f. 152 3BR x 300 s.f.= 45,600 s.f.
24 3BR x 300 s.f.= 7,200 s.f. 44 3BR x 300 s.f.= 13,200 s.f.
Provided Open Space: 97,740.6 s.f. (2.2 ac) Provided Open Space: 20,454.0 s.f. (.47 ac) Provided Open Space: 87,791.2 s.f. (2.0 ac)
Indoor Amenity Space: 8,297 s.f. Indoor Amenity Spaces: 8,204 s.f. Outdoor Amenity Spaces:
Outdoor Amenity Space: Outdoor Amenity Spaces: Fire Pit and Trails: 3,000 s.f.
Entry and Pool Deck /Plaza: 10,500 s.f. Entry Plaza / Grill Area: 8,750 s.f Dog Park 8,000 s.f.
Amenity Plazas (x4): 32,400 s.f. Gardens: 2,000 s.f. Wooded Nature Trail: 24,396.2 s.f.
Wooded Nature Trail: 46,543.6 s.f. Dog Park: 1,500 s.f. Open Lawn Play Space (x2): 52,395 s.f.
DIFFLEY ROAD
ProjectBoundary
LOT 1
ProjectBoundary
Senior Cooperative
Preserved Trees
Wooded Nature Trail
City Park
(Public)
1.4 ac.
Apartments
Fire Pit
(Private)
Open
Lawn
Play
Space
Open
Lawn
Play
Space
LOT 2
LOT 3 CEDAR AVENUEHIGHWAY 13Preserved Trees
Trail Connection
(Public)
Resident Garden
Trail Connection
(Public)
Full Access
Right In/Right Out Access
Dog Park
(Private)
Pond /
Stormwater
Pond /
Stormwater
Pond /
Stormwater
Townhomes
Townhomes
Apartments
SITE DATA
Prepared for:
CONCEPT DATA
Gross Site Area: 469.6 ac
Collector Road ROW: 25.5 ac
Cedar Avenue: 8.8 ac.
185th Street: 15.6 ac.
Highview Avenue: 1.1 ac.
Existing Wetlands (to remain): 20.0 ac
Greenway Corridors: 17.5 ac
(200’ corridor, net wetlands)
Regional Park: 66.5 ac
(gross)
Net Developable Area: 340.1 ac
Other Open Space: 67.4 ac
(includes wet buers, road buers, woods, ponds, greens, etc.)
Net Developed Area: 272.7 ac
Proposed Single Fam Lots: 832 lots
55’ wide x 130‘ deep typical: 149 lots
65’ wide x 130’ deep typical: 350 lots
75’ wide x 130’ deep typical: 205 lots
40’ wide Detached Townhomes: 128 lots
Proposed Single Family Setbacks:
Front Setback: 25’
Side Setbacks: 5/10’ (15’ total)
Proposed Multi-Family: 249 homes
30’ wide Row Townhomes: 93 homes
High Density Residential Units: 156 units
Overall Proposed Homes: 1081 homes
Overall Gross Density: 2.30 un/ac
1081 units / 469.6 ac
Overall Net Density: 3.18 un/ac
1081 units / 340.1 ac
Aerial photography from State of Minnesota;
Topography from State LIDAR
Ashton & Bowman
Ashton & Bowman
Ashton & Bowman
Ashton & Bowman
Eagan City Council Workshop Meeting
September 13, 2022
Metcalf Park
Our Team Approach
1.Assemble a high quality, reputable team that will create a thoughtful mixed-use
neighborhood and listen carefully to all stakeholders.
2.Satisfy the Comprehensive Plan goals and policies including but not limited to:
•Continue to maintain a land use pattern that reflects a variety of land uses including residential neighborhoods of varying
densities and housing types.
•Encourage a mix of land uses that help to maintain a strong tax base in the community
•Respect the natural environment while encouraging infill development and redevelopment
•Encourage infill residential development that preserves and enhances the vitality and character of existing neighborhoods.
•Support the needs of the aging population by locating senior housing in areas convenient to shopping, recreational
opportunities and support services.
•Designate sufficient land for higher density housing to ensure that the City’s goals of providing a wide variety of housing
options can be attained.
•Improve pedestrian and bicycle connections between residential neighborhoods of all densities and community
destinations including jobs, shopping, parks and civic facilities
•Encourage higher density housing in mixed-use areas to help meet housing needs.
Threading the Needle
Must satisfy a variety of goals of agencies and municipalities
•Consistent w/City codes
•Meet vision of City Council, Staff and Community at large
•County access goals
•Physical constraints –utilities, access, trees, slopes, environmental, etc.
•Meet market demand of Eagan area residents
•Finding the best and most logical locations for each land use
•Sensitivity to our neighbors
The Plan
Mix of Housing Types:
•156 townhomes to the south
•66 cooperative homes to the north
•340 apartments to the east
•536 total homes
Strong Public Spaces & Corridors:
•Mixed-use redevelopment featuring a
prominent public park that helps give the area
a sense of identity
•Leverage creative of storm water
management infrastructure design as an
amenity to public spaces
Land Uses –Why Townhomes?
•New generation of townhome designs are much
more versatile and live more like single family
homes. The City has few newer townhomes.
•As our aging population lives longer and
healthier, a two-story townhome has become a
popular housing option for empty nesters.
•As housing affordability has worsened,
townhomes have become a more attainable and
desirable option.
•Acts as a logical buffer/transition from higher
intensive uses to single family
Land Uses –Why Senior Housing?
•Demographics in the Eagan area indicate a
strong need and desire for additional senior
housing options.
•A cooperative provides a unique senior housing
option for those who wish to continue to own.
•All homes within the cooperative satisfy a desire
for single level living with access to a wide
variety of amenity spaces
•Location has convenient proximity to shopping,
grocery, and outdoor recreation opportunities
Land Uses –Why Apartments?
•It’s appropriate and logical to have a higher and
more intensive use (apartments) along Cedar
Avenue (+70,000 vehicles per day)
•Additional apartments within a mile of the Cedar
Grove Transit Station and several bus stops
places the highest density proposed in the most
strategic location supporting Comprehensive
Plan objectives
•The apartment acts as a visual and acoustic
buffer for the other land uses
•Excellent transition of land uses and building
heights
Lifecyle Housing
•Townhomes –70% of buyers are singles, young
adults, first time home buyers, young families
•Townhomes –30% of buyers are empty nesters
attracted to the HOA maintenance of “snow and
mow”
•Cooperative –62+ active adult buyer looking to
sustain a connection within the Eagan community
•Apartments –Young adults, singles, young
families
Access
•Strong, safe primary access across from Old
Sibley Highway. No parking
•Secondary access with parking for the City park
•A right-in/ right-out access from Diffley helps
traffic flow out of the apartment building
Public Park & Trails
•1.4 acres public park w/access and parking
•Park dimensions: 300’ x 140’ (about the size of a football
field)
•Strong public trail connectivity:
•Add trail along Diffley
•Trail from Diffley to public park
•Trail from neighborhood to the south to the public park
•Trail through the preserved woods along the south and
east boundaries
Preservation of Existing Tree Buffers
We recognized an opportunity:
•Preserve significant existing tree buffers along
the south and east property lines
Preservation of Existing Tree Buffers
•We are making an extraordinary effort to
preserve most of these trees.
•Extremely large setbacks
•South property line
•Required = 30’
•Provided = 51’ to 64’ (townhomes) and +160’ (apartment)
•East property line
•Required = 50’
•Provided = 150’
Pulte Homes
Lifestyle Communities Active Projects
Enclave Recent Projects
Perspective from the NW
Perspective from the South
Questions ?
Financial Benefits
Artessa Cooperatives
•Intentionally boutique amongst cooperative alternatives & competitors [50 –80 units]
•Walkable and active sites in established neighborhoods are most compelling for our owners and are the impetuous of site pursuit and acquisition by the development team
•Each building and site are distinctly different from one another to reflect the character and personality of the locale they are placed in
How Do We Approach Cooperative Living Sites?
2017 AWARD RECIPIENT
2019 AWARD RECIPIENT
Artessa Cooperatives
•A cooperative is a form of owner-occupied housing
•Unlike a condominium, a cooperative has 1 master
mortgage –each owner is a shareholder to that
master mortgage through the cooperative corporation
•Each share has a value equal to both the private
residence (unit) the shareholder has exclusive rights
to + equal share of all common areas + equal share
of the property
•The cooperative model, by design, focuses on the
community of people formed by the collection of
shareholders rather than being a group of owners
focused on what’s behind the door to their Unit 101
What is a Cooperative?
•The amount of common space available to cooperative owners is roughly double what would be provided in a condominium
•A shareholder (could be a couple) must have at least one individual that is 62 or better
•A limited equity cooperative –ease of entry + ease of exit (financially)
•Replacement Reserves for Homes & Common Area Amenity Refreshes
Pulte Homes
•Targeted to singles, couples, young families, and
empty nesters (30%)
•1,883 to 2,400 sf
•3 bedrooms, 2.5 bathrooms,
•High $300k’s to mid $500k’s
Agenda Information Memo
September 13, 2022 Special City Council Workshop
V. State of Our Water
Direction For Consideration:
Receive an update from the Public Works Department on the State Of Our Water.
Facts:
Per the request of the Mayor, Public Works will provide an update on the state of our
water including source water, drinking water treatment, potable water distribution,
sanitary collection, storm water conveyance, and water quality in lakes, ponds, &
wetlands.
Attachments: (1)
V.-1 Power Point Presentation
State of Our Water
September 13, 2022Public Works Director, Russ Matthys
CITY OF EAGAN
Embedded water video
Video
https://web.microsoftstream.com/video/8c1
c4080-db3f-47e7-a464-82cf02847f4d
Eagan –Foundation is Water
Water –Essential to Life/Success
The Water Cycle•Source
•Treatment
•Distribution
•Sanitary
•Storm
•Lakes,
Ponds,
Wetlands
Contamination
Risks
The Eagan bathtub
of water we use…
Challenges -SDWA
Challenges -CWA
Chloride impacts…
Challenges -Other
Our Future…
The best way to predict it is to create it.
•Asset Management
•Water Reuse
•Conservation
•Funding
•Staffing
Questions?