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The applicant, M/I Homes of Minneapolis/St. Paul, LLC, originally submitted a land application <br />for PUD Concept Plan ("concept plan") review in October of 2023. The proposed development, <br />called Natures Refuge North, includes 2 parcels totaling approximately 60 gross acres located <br />immediately north of the Natures Refuge development. In addition to advisory board and City <br />Council review a neighborhood meeting was held on February 6, 2024. <br />Concerns raised during the review process included development density, proximity of new <br />housing to existing Arena Acres neighborhood, traffic and safety concerns with connection to <br />Andall Street, impact on trees, wetlands and wildlife and garage sizes. <br />Based on comments received from advisory boards, City Council review and the neighborhood <br />meeting a revised concept was received in July of 2024. The revised concept plan application <br />reduced the number of lots by 16 (converting them all to 60-foot-wide villa lots), increased the <br />buffer to Arena Acres by at least 110 feet, reduced the proposed tree removal, and reduced the <br />net density by 0.38 units per acre. The concept plan was reviewed by the City's Advisory Boards <br />and City Council. The applicant has now submitted a PUD Preliminary Plan (PPP), Preliminary <br />Plat and Rezoning to PUD for consideration. <br />This staff report is based on the following submittals: <br />• Narrative prepared by M/I Homes of Minneapolis/St. Paul dated March 5, 2025 <br />• Preliminary Plat and Civil Plans prepared by Carlson McCain dated April 25, 2025 <br />• Land Use Plan prepared by Carlson McCain dated March 4, 2025 <br />• Sanitary Sewer Exhibit prepared by Carlson McCain dated March 4, 2025 <br />• Net Area Exhibit prepared by Carlson McCain dated March 4, 2025 <br />• Phasing Plan prepared by Carlson McCain dated March 4, 2025 <br />• Surface Water Area Exhibit prepared by Carlson McCain dated March 4, 2025 <br />• Ghost Plat unnamed and undated <br />ANALYSIS <br />Current Proposal <br />The proposed development includes 93 villa home lots designed for empty nesters and seniors <br />looking for single level living with association maintenance. <br />Project Phasing <br />The project is proposed to be constructed in two phases. Phase 1 includes approximately XX <br />lots with the extension of Haywood Drive and Street D. Phase 2 will include the balance of the <br />development along Street A, northwest of the pipeline. <br />Existing Conditions <br />