05-12-25 - Council Meeting Agenda

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The applicant, M/I Homes of Minneapolis/St. Paul, LLC, originally submitted a land application for PUD Concept Plan ("concept plan") review in October of 2023. The proposed development, called Natures Refuge North, includes 2 parcels totaling approximately 60 gross acres located immediately north of the Natures Refuge development. In addition to advisory board and City Council review a neighborhood meeting was held on February 6, 2024. Concerns raised during the review process included development density, proximity of new housing to existing Arena Acres neighborhood, traffic and safety concerns with connection to Andall Street, impact on trees, wetlands and wildlife and garage sizes. Based on comments received from advisory boards, City Council review and the neighborhood meeting a revised concept was received in July of 2024. The revised concept plan application reduced the number of lots by 16 (converting them all to 60-foot-wide villa lots), increased the buffer to Arena Acres by at least 110 feet, reduced the proposed tree removal, and reduced the net density by 0.38 units per acre. The concept plan was reviewed by the City's Advisory Boards and City Council. The applicant has now submitted a PUD Preliminary Plan (PPP), Preliminary Plat and Rezoning to PUD for consideration. This staff report is based on the following submittals: • Narrative prepared by M/I Homes of Minneapolis/St. Paul dated April 22, 2025 • Preliminary Plat and Civil Plans prepared by Carlson McCain dated April 25, 2025 • Land Use Plan prepared by Carlson McCain dated March 4, 2025 • Sanitary Sewer Exhibit prepared by Carlson McCain dated March 4, 2025 • Net Area Exhibit prepared by Carlson McCain dated March 4, 2025 • Phasing Plan prepared by Carlson McCain dated March 4, 2025 • Surface Water Area Exhibit prepared by Carlson McCain dated March 4, 2025 • Ghost Plat unnamed and undated • Traffic Study prepared by SSTS, dated 10/15/2024, and revised 03/28/2025 ANALYSIS Current Proposal The proposed development includes 93 villa home lots designed for empty nesters and seniors looking for single level living with association maintenance. Project Phasing The project is proposed to be constructed in two phases. Phase 1 includes approximately 62 lots with the extension of Haywood Drive and Street D. Phase 2 will include the balance of the development along Street A, northwest of the pipeline.