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<br />PROPOSAL DETAILS/ANALYSIS: <br /> <br />Request details. <br />Applicant: <br /> <br />M/I Homes of Minneapolis/St. Paul, LLC. <br /> <br />Property Owner: Vadnais Associates, LLC. <br />PID#: 33.029.21.14.0029, 33.029.21.13.0028, 33.029.21.42.0017, and <br />33.029.21.42.0018 <br /> <br />Current Zoning: High-Density Residential (HDR)/Planned Unit Development (PUD), <br />Shoreland Overlay <br /> <br />Proposed Zoning HDR/PUD, Shoreland Overlay <br />Future Land Use: Mixed Use Commercial/High-Density Residential/Business Park <br />Surrounding: Low-Density Residential (LDR) PUD, Public Facility, Business Park <br />PUD, HDR PUD/Commercial <br /> <br />Deadline for Action: Application Complete: 2/14/2025 <br />120 Day Preliminary Plat Deadline: 6/14/2025* <br />*Extended to 6/17/2025 by developer to allow for additional City review <br />following plan set resubmittal on 4/29/25 <br /> <br /> <br />Site Data. <br />Total Site Area 19.27 acres <br />Total Wetland Area 0 acres <br />Total Units 271 units <br />Overall Net Density 14.06 units/acres <br /> <br />Comprehensive Plan Conformance. <br />A comprehensive plan amendment is proposed by the Applicant to reguide parcels comprising <br />this development to one single category, High Density Residential. The primary reason is to <br />allow for the residential net density to be blended across this part of the Inwood development. <br /> <br />The Inwood Townhomes project is currently proposed across two different Future Land Use <br />Categories. East of Island Trail, the future land use is designated as High Density Residential <br />(HDR) which allows residential uses at a density range of between 8.01-15 units per acre. West <br />of Island Trail, the future land use designation is Mixed Use Commercial (MU-C), which allows <br />a density range of 10-15 units per acre. On their own, the two different parts of the development <br />would have a net density of over 23 units per acre on the west side of Island Trail and 11.7 units <br />per acre on the east side of Island Trail. There are two small existing outlots guided Business <br />Park which would also be reguided to HDR. Collectively, the entire project’s net density is 14.06 <br />units per acre which is within the allowable density of both future land use categories. <br /> <br />Prior to approval of the 2040 Comprehensive Plan, this development had an approved <br />preliminary plat and EAW which anticipated this level of density. Additionally, the entire project <br />is below the maximum density in both existing future land use categories. Staff are therefore <br />supportive of the request to amend the City’s comprehensive plan. <br /> <br />