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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 149 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. 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. The public street-facing homes are proposed to consist of our City Collection Townhomes, which are our new rear-loaded three-story townhomes. The internal buildings and buildings that border the bank to the south will be our Carriage Collection Townhomes, which are front-loaded two-story townhomes. We have proposed a sidewalk on the southern border to connect 5th Street North to Island Trail, and sidewalk connections are provided for the rear-loaded City Collection 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. 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 roadand 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. The changes resulted in the loss of 4 townhome units. C O M P R E H E N S I V E P L A N A M E N D M E N T With the 2040 Comprehensive Update (well after the entire Inwood site had an approved preliminary plat), a portion of the site to the west of Island Trail was re-guided from High Density Residential to Mixed Use Commercial, and the east side of Island Trail remained High Density Residential. This Land Use Guide Plan change was inconsistent with the approved preliminary pat for Inwood At the time of the Inwood PUD approval the City of Lake Elmo allowed the blending of densities across parcels. Since, then, however, standards have changed, and a Comprehensive Plan amendment is necessary to allow the proposed neighborhood as originally approved by the City. The parcel to the west of Island Trail has a proposed density of 21.13 units per acre, which is above the allowed maximum density of the Mixed-Use Commercial land use guidance of 15 units per acre. The east side of Island Trail proposes 141 townhomes, and with a site area of 13.1 acres, has a net density of 10.76 units per acre, which is well below the allowed density of 15 units per acre. As such, we are requesting a Comprehensive Plan Amendment to guide the parcel on the west side of Island Trail back to High Density Residential and blend the density across the entire site as originally approved in the Inwood PUD. The City’s land use plan has long designed the subject property as High Density, which occurred before any of the existing homes were built in the single-family portion of the Inwood PUD