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Pulte seeks approval to redevelop 27‑acre brownfield with 105 homes; requests under‑$3M for utility relocation
Summary
Pulte Home Company presented a concept plan to build about 105 residences on the former Applied Composites site, largely single‑family homes with 12 townhomes at the northeast corner; the developer sought up to $3 million in assistance to relocate overhead electric lines and said remediation and mass earthwork would begin after closing, which the company estimates for April 2027.
Pulte Home Company asked the council for feedback on a concept to redevelop a 27‑acre former industrial site into a 105‑unit residential neighborhood (approximately 93 single‑family homes and 12 townhomes). Staff noted the site’s history — earlier Lexington Club approvals, environmental remediation needs and previous TIF assistance that was later deemed insufficient — and said the developer will likely request financial assistance limited to extraordinary costs for relocating electric distribution lines that cross the site.
Nick Peppers, Pulte’s attorney, and Matt Rauley, Pulte’s vice president of entitlements, said the plan aligns with the city’s comprehensive plan and noted the project’s benefits as infill served by existing utilities. Rauley described the expected product mix, price ranges (base prices presented in the mid‑$500,000s to low‑$600,000s for single‑family models and starting around $530k for townhomes), and a preliminary schedule that targets closing in April 2027, mass earthwork in mid‑2027 and first occupancy in early 2028 if entitlements proceed.
Council discussion focused on three recurring issues: affordability, traffic/safety and utility remediation costs. Staff and several councilmembers said the developer had identified a “cost gap” that made on‑site affordable units infeasible under the proposed single‑family mix; as a result Pulte proposed paying the fee‑in‑lieu instead. One councilmember urged requiring on‑site affordable units if the city provides $3 million in assistance; another said the 4th Ward has a high rate of teardown‑driven loss of affordable homes and favored fee‑in‑lieu until the city revises its affordable‑housing formula.
On traffic and safety, councilmembers asked Pulte to conduct a full traffic study and to propose mitigation measures for nearby narrow streets and school‑drop‑off locations; Pulte said the plan includes multiple access points and noted staff had asked for a potential emergency connection to West 12th Street. Regarding remediation and visibility, Pulte said the developer already has site access and intends major mass‑earthwork soon after closing to remove debris, with a goal to make the site presentable in advance of model home marketing.
The concept was presented for feedback only; the council expressed general support and asked Pulte and staff to return with more detail on elevations, pedestrian connections, traffic mitigations, tree preservation and the structure for any financial assistance (TIF or alternatives).
