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Developer presents Reserve at Duck Lake concept; commission largely supportive, traffic concerns raised
Summary
P3 (developer of Rolling Woods) presented an 84-unit low-density multifamily concept for the Reserve at Duck Lake Estates. Commissioners praised Rolling Woods’ record and many expressed support; some members and businesses raised traffic and entrance-location concerns that would need engineering review.
P3 (developer of Rolling Woods) presented a preliminary plat and concept Monday for the Reserve at Duck Lake Estates, an 84-unit, low-density multifamily project located near East Hartle and East Albert streets.
Bob Murray and Josh Kennitzer of P3 described the project as a low-density ‘‘community homes’’ model—12-unit buildings designed with private entrances, attached garages and on-site management—similar in scale and layout to the company’s existing Rolling Woods development. Murray said the proposed density is roughly 5.6 units per acre and emphasized features such as full-size appliances, private garages, balconies, and landscaping intended to make the buildings function like homes rather than hallway apartment blocks.
Commissioners praised Rolling Woods as a successful precedent and several members said they would support the Reserve project. Commissioner Schneider said he was “totally in favor” and observed the Rolling Woods property has been well-managed and largely free of police calls. Other commissioners echoed that view and cited strong occupancy rates at Rolling Woods and developer experience as reasons to be supportive.
Concerns focused on traffic and the proposed entrance location near East Albert Street, which some business owners said already receives heavy pass-through traffic (drivers avoiding the downtown stoplight). Commissioners and staff said the site is currently zoned RT and would require rezoning (R-4 or R-5) and a site-plan review; the city would also expect traffic analysis, adherence to the city stormwater ordinance and wetlands review where relevant. The developer acknowledged they would likely seek tax-increment financing (TIF/TID) assistance to make rents affordable to local workforce wage levels and said the project intends to keep rents as low as feasible given current construction and financing costs.
No formal vote was taken; the commission discussed support for further submittals and asked the developers to continue engineering, traffic and wetlands work and community outreach.
