#15 - Inwood 8th Add Prelim Plat, PUD & Comp Plan Amend

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Inwood Townhomes Page 1 INTRODUCTION M/I Homes of Minneapolis/St. Paul, LLC (M/I Homes) is submitting application for a Comprehensive Plan Amendment, Preliminary Plat, Development Stage Planned Unit Development (PUD) Plan for a development containing 148 townhomes and a 123-unit apartment building. M/I Homes will be constructing the townhomes and partnering with Rachel Development, Inc. for the apartment building. Townhomes and an apartment building were shown on the approved Inwood preliminary planned unit development plans, and the Inwood Preliminary Plat and Planned Unit Development (PUD) Resolution 2014-94 approved the PUD which includes 275 single family homes and 264 multifamily units. An Environmental Assessment Worksheet (EAW) and Traffic Study were completed and approved with the approval of this preliminary plat. M/I Homes (dba Hans Hagen Homes) developed Inwood, including the extension of sewer and water to the multi-family property, as well as the construction of 5th Street and Island Trail. M/I Homes also constructed ponding and an infiltration basin to serve the subject property. We brought forth the application to the April 14, 2025, Planning Commission, and it was communicated that some changes would need to be made to the plan in order for the Planning Commission to recommend approval. Since then, we’ve made several changes to the site plan, which are outlined below. S I T E P L A N We are proposing private streets throughout the community with one street connection to 5th Street North and one connection to Island Trail. All townhomes will be our City Collection Townhomes, which are our new rear- loaded three-story townhomes. The proposed apartment is located on the northwest corner of the site, separated from all but one townhome building by Island Trail. M/I Homes and Rachel Development have experience working together on multi-family projects similar to this one. One such project is Marsh View which is located at 137th Avenue North in Rogers, Minnesota. An aerial photo of this development is included in this narrative. Changes since Sketch Plan. M/I Homes previously submitted a sketch plan review application to City staff and have subsequently made amendments to the proposed plan. We have revised the street layout to eliminate dead-end road and have provided an additional access to the apartment building. We also increased the front yard setbacks from the private street from 25 feet to 30 feet. Additionally, we have combined two access points off Island Trail to one and have rotated the townhome buildings to the west of Island Trail to face the public street and have combined those buildings, creating parking in the rear. Changes since Planning Commission. As previously mentioned, the Preliminary Plat, PUD and Comprehensive Plan applications were considered at the April 14, 2025 Planning Commission. Since this meeting, the following changes have been made: • We aligned the access points from the east and west of Island Trail. • We created a 28-foot-wide street through the center of the development. This will create an aesthetically pleasing streetscape with front entrances of the townhomes facing the entrance street. Alleys will circulate the development to accommodate the rear-loaded garages. • Stub streets were removed on the east side of the plan. • Entrance landscaping was added as well as a landscaping feature in the middle of the site and landscape buffering from the bank’s parking lot to the south. • Increased open space from 8.63 acres to 9.21 acres. Staff Report/Planning Commission Feedback Responses. The following provides response to comments received from both the Staff Report included in the April 14, 2025 Planning Commission meeting packet as well as feedback received from said meeting: