HomeMy WebLinkAbout#15 - Inwood 8th Add Prelim Plat, PUD & Comp Plan Amend
STAFF REPORT
DATE: 6/17/2025
REGULAR
TO: Lake Elmo City Council
FROM: Nathan Fuerst, AICP, Consulting Planner
AGENDA ITEM: Inwood 8th Addition – Preliminary Plat, PUD, and Comprehensive Plan
Amendment
REVIEWED BY: Jason Stopa, Community Development Director
Sophia Jensen, Senior City Planner
Jack Griffin, Senior Engineering Project Manager
CORE STRATEGIES:
☒ Vibrant, inclusive, connected community ☐ Efficient, reliable, innovative services
☐ Responsive, transparent, adaptive governance ☐ Balanced Finances now and future
☒ Managed Growth ☒ Resilient Infrastructure
BACKGROUND:
The City of Lake Elmo has received a request from M/I Homes, to develop several vacant outlots
of the Inwood development. Inwood is one of the City’s largest Master Planned Unit
Developments. When the initial Inwood Preliminary Plat was approved in December 2014, the
development was planned to contain 275 single family residential lots in the northeast side of the
development, 264 multi-family residential units in the southeast, and approximately 90,000
square feet of commercial space on the west side of the development. A City Park, Ivywood
Park, was also created on land dedicated to the City just north of 5th St. N.
Since the initial approval of the Inwood PUD, all the planned single-family homes were
constructed in 5 consecutive phases, followed by one commercial project, the Kwik Trip at
Inwood Avenue and 5th Street North. This phase of the Inwood project would include a 123 unit
apartment and 148 attached townhomes for a total of 271 units.
The following applications were required for this project:
1. Preliminary Plat – This project requires a Preliminary and Final Plat.
2. PUD – Any flexibility required to the City’s standards must be granted through a new
PUD, no flexibilities were granted in the initial Inwood PUD.
3. Comprehensive Plan Amendment – This is required to consolidate the future land use
guidance on the subject parcels from three separate categories to one, maintaining the
site-wide limit of 15 units per acre.
ISSUE BEFORE COUNCIL:
The Council is asked to review the comprehensive plan amendment, preliminary plat, and PUD
and to take an action on the requests.
PROPOSAL DETAILS/ANALYSIS:
Request details.
Applicant:
M/I Homes of Minneapolis/St. Paul, LLC.
Property Owner: Vadnais Associates, LLC.
PID#: 33.029.21.14.0029, 33.029.21.13.0028, 33.029.21.42.0017, and
33.029.21.42.0018
Current Zoning: High-Density Residential (HDR)/Planned Unit Development (PUD),
Shoreland Overlay
Proposed Zoning HDR/PUD, Shoreland Overlay
Future Land Use: Mixed Use Commercial/High-Density Residential/Business Park
Surrounding: Low-Density Residential (LDR) PUD, Public Facility, Business Park
PUD, HDR PUD/Commercial
Deadline for Action: Application Complete: 2/14/2025
120 Day Preliminary Plat Deadline: 6/14/2025*
*Extended to 6/17/2025 by developer to allow for additional City review
following plan set resubmittal on 4/29/25
Site Data.
Total Site Area 19.27 acres
Total Wetland Area 0 acres
Total Units 271 units
Overall Net Density 14.06 units/acres
Comprehensive Plan Conformance.
A comprehensive plan amendment is proposed by the Applicant to reguide parcels comprising
this development to one single category, High Density Residential. The primary reason is to
allow for the residential net density to be blended across this part of the Inwood development.
The Inwood Townhomes project is currently proposed across two different Future Land Use
Categories. East of Island Trail, the future land use is designated as High Density Residential
(HDR) which allows residential uses at a density range of between 8.01-15 units per acre. West
of Island Trail, the future land use designation is Mixed Use Commercial (MU-C), which allows
a density range of 10-15 units per acre. On their own, the two different parts of the development
would have a net density of over 23 units per acre on the west side of Island Trail and 11.7 units
per acre on the east side of Island Trail. There are two small existing outlots guided Business
Park which would also be reguided to HDR. Collectively, the entire project’s net density is 14.06
units per acre which is within the allowable density of both future land use categories.
Prior to approval of the 2040 Comprehensive Plan, this development had an approved
preliminary plat and EAW which anticipated this level of density. Additionally, the entire project
is below the maximum density in both existing future land use categories. Staff are therefore
supportive of the request to amend the City’s comprehensive plan.
Land Use(s).
The City’s zoning map indicates that the subject property is zoned High Density Residential
(HDR) with a PUD overlay. The proposed land uses, Multifamily Residential and Single Family
Attached (townhomes), are permitted with conditions in the underlying HDR zoning district.
After a review of the Inwood PUD ordinance and approvals, staff have concluded that no PUD
flexibilities or other standards were created for this part of the overall Inwood Development
Project. Therefore, the zoning requirements for this property are all determined based on all
current applicable standards from Lake Elmo City Code.
Environmental Review. This project is covered under an existing Environmental Assessment
Worksheet (EAW) originally prepared for the Inwood Development at the time of the Inwood
Preliminary Plat. Staff have reviewed the EAW and determined it accounted for the number of
units and intensity of development proposed in this phase of the Inwood development.
Furthermore, this project does not trigger a mandatory EAW on its own under Minnesota state
rules. No further environmental review is required.
Project Phasing. As proposed, the Townhome portion of the development would be constructed
in three separate phases, with the first phase beginning in 2025. A phasing plan will be submitted
to the City after revision of preliminary plat plans.
PUD Minimum Requirements.
The Developer is proposing private drives, which are allowed through a Conditional Use Permit
by ordinance, but which create a need for other flexibilities based on the lack of street frontage to
the residential units. A PUD is a negotiated zoning district, and according to the Lake Elmo
Zoning Code Article 18, Planned Unit Development Regulations, zoning flexibility can be
granted to better utilize site features and to obtain a higher quality of development.
City Code establishes minimum thresholds a project must meet in order to qualify as a PUD.
Staff has found that the proposed development does meet the following minimum requirements
of a PUD:
a. Lot Area: The site area exceeds the minimum lot area for of five acres for a PUD
development.
b. Open Space: The PUD ordinance indicates that at least 20% of the development area not
within roadway corridors is to be reserved as open space.
c. Street Layout: In existing developed area, the PUD should maintain the existing street
grid, where present, and restore the street grid where it has been disrupted. In newly
developing areas, streets shall be designed to maximize connectivity in each cardinal
direction, except where environmental or physical constraints make this infeasible. All
streets shall terminate at other streets, at public land, or at a park or other community
facility, except that local streets may terminate in stub streets when those will be
connected to other streets in future phases of the development or adjacent developments.
PUD Identified Objectives.
When evaluating a PUD proposal, the City must find a PUD meets one or more objectives
contained in Article 18, which are listed below:
a. Innovation in land development techniques that may be more suitable for a given parcel
than conventional approaches.
b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and
public facilities.
c. Establishment of appropriate transitions between differing land uses.
d. Provision of more adequate, usable, and suitably located open space, recreational
amenities, natural resource protection and other public facilities than would otherwise be
provided under conventional land development techniques.
e. Accommodation of housing of all types with convenient access to employment
opportunities and/or commercial facilities; and especially to create additional
opportunities for lifecycle housing to all income and age groups.
f. Preservation and enhancement of important environmental features through careful and
sensitive placement of buildings and facilities.
g. Coordination of architectural styles and building forms to achieve greater compatibility
within the development and surrounding land uses.
h. Creation of more efficient provision of public utilities and services, lessened demand on
transportation, and the promotion of energy resource conservation.
i. Establishing measures to protect and preserve groundwater storage.
j. Allowing the development to operate in concert with a redevelopment plan in certain
areas of the City and to ensure the redevelopment goals and objectives will be achieved.
In their narrative, the applicant claims to meet all identified objectives. Staff find that the
development may not meet all objectives, but could support findings for meeting b, c, e, and g.
Bulk Standard Review.
Cells in the ‘As Proposed’ column shaded in blue indicate a deviation requested from City Code.
HDR Zoning Standards
(105.12.720) Requirements Proposed - Single Family
Attached
Proposed -
Multifamily Dwelling
Single Family Attached -
Minimum Lot Area
1,750 sq ft/
unit 4,306 sq ft/unit -
Multifamily Dwelling -
Minimum Lot Area
1800 sq ft/
unit - 1608 sq ft/unit
Single Family Attached -
Minimum Lot Width 20 ft/unit 21.3 feet -
Multifamily Dwellings –
Minimum Lot Width 60 ft/ bldg - > 300 ft
Maximum Impervious Cover 75% Up to 84% per lot, 60%
across project
46.4%
Minimum Setback – Front 20 ft 9’ 50 ft
Minimum Setback – Side 10 ft 20 ft (between buildings) 30 ft
Minimum Setback – Corner 15 ft 20 ft -
Minimum Setback – Rear 20 ft 5’ to deck, 11’ to bldg 30 ft
Minimum Setback – 5th St.
N. 40 ft 26’- 36’ ft > 60 ft
Maximum Height 50 ft 30-40’ 38’
Specific standards for Single Family Attached in the HDR. City Code Section 105.12.740 (j)
contains standards for attached townhome units in the HDR Zoning District. The Development
meets requirements for buildings to be below ten units, and adequate open space is provided. The
City’s standards require buildings to front a public street with 15’ frontage and with no parking
between the building and street. Private drives are permitted by the City’s ordinance through a
conditional use permit. The private lots are all greater than 15’ wide and front a private drive.
Because all proposed units are double-fronted, staff find the development is compliant with the
intent of the City’s requirements, and any necessary flexibilities will be approved through the
PUD.
Specific standards for Multifamily Dwellings in the HDR. City Code Section 105.12.740 (k)
requires that parking be screened from the public streets and that common open space of a
minimum 200 square feet per unit. Both design standards are met by this proposed project.
Design Guideline Conformance. City Code Section 105.12.840 requires design review against
standards in the Lake Elmo Design Standards Manual. The proposed housing types are provided
in the packet and include elevations and floor plans. Staff review of conformance is below:
Townhome Site Design
• Building placement – Buildings are oriented perpendicular to the street, with entrances
oriented towards the street where possible. All townhome units are double fronted, and
are oriented to a street where feasible, and public open space with connected sidewalks
where street frontage is not possible.
• Streetscape – Concrete sidewalks are provided through the development and run along
the street where feasible. Buildings are connected with sidewalks and front the street
where feasible.
• Landscaping – Overstory trees will not meet the City’s boulevard tree spacing standard of
one tree every 50’in areas outside of the proposed Street C. Landscaping with shallow
root systems which will not impact utility service lines should be planted between
driveways to screen mechanical and HVAC equipment. Preservation of existing trees will
help the development blend in with the existing development along the 5th Street North
Corridor.
• Parking – All parking would be in enclosed spaces or on driveways and would not
impede pedestrian movement. Street parking is proposed as 90-degree stalls, however
staff would recommend parallel parking, instead, located in bump-outs consistent with
engineering standards.
Townhome Building Design
• Form and Façade – Buildings are proposed with architecture consistent throughout the
site, and the surrounding areas. Facades are articulated with little or no blank wall space.
• Building Materials – Vinyl siding is prohibited by the City’s design standards and staff
recommend a condition of approval be made to require an alternative material that is
permitted such as fiber cement siding. Otherwise, design and color appear to be generally
consistent with standards for townhomes.
• Mass and Scale – Buildings are articulated to create the appearance of multiple structures.
Due to the private street design approach, buildings are located more closely together
than nearby residential development, creating a denser appearance.
• Roof Design, Entries, Lighting – Features proposed are consistent with City standards for
this type of construction.
• Signage – No signage appears to be proposed on the site plan and is thus not reviewed as
part of this project.
Apartment Building Site Design
• Building placement – The building is oriented to both 5th Street North and Island Trail.
• Streetscape – Better connectivity has been provided from the north side of the apartment
to 5th Street North for people choosing to walk or bike to area commercial amenities.
• Landscaping – Overstory trees will line the edges of this site along the public right of
way with additional tree plantings and open space exceeding minimum requirements.
• Parking – The parking is central to the apartment site and is fully screened from public
right of way.
Apartment Building Design
• Form and Façade – The apartment building facades are articulated with blank wall space
minimized. No parking is proposed between the façade and street, meeting design
standards.
• Building Materials – Materials and finishes are generally of quality with colors consistent
with a requirement for earth or muted tones.
• Mass and Scale – Given the surrounding land uses of the apartment building site, the
scale and mass of the building is an appropriate transition to lower intensity residential
land uses east of the site.
• Roof Design, Entries, Lighting – features proposed are consistent with City standards for
this type of construction and site layout.
• Signage – No signage appears to be proposed on the site plan and is thus not reviewed as
part of this project.
Parks and Trails. The City Code requires park land dedication for all new residential
developments. The City may also determine that land is not necessary and accept a cash fee in lieu
for the purpose of enhancing the existing park and trail system.
On March 17, 2025, the City’s Parks Commission discussed the proposed development and made
a recommendation to the City Council for acceptance of cash in lieu of land. Any park land or cash
dedication would be subject to a credit from dedication of park land (Ivywood Park) in previous
additions of the Inwood development. Staff recommend acceptance of cash in lieu of park land
given proximity of this project existing parks.
Subdivision Signs. Section 105.12.430 allows 1 subdivision sign per entrance to the residential
development. One primary sign is allowed with a maximum sign area of 32 sq. ft. and all other
signs must be 24 sq. ft. or less. No signs are currently identified on the development plans. Staff
suggest a condition of approval to clarify that no flexibility is granted for signage and that sign
permits are required if and when any signage is proposed.
Tree Preservation. There is an existing stand of primarily pine and spruce trees on the east side
of the property. The Developer is not proposing to remove any trees and will preserve what is on
site. No mitigation is required. It will be the developer’s responsibility to coordinate with city
development staff to appropriately install tree protections at the grading limits.
Landscaping. The City’s Landscape Architect has reviewed the prior planting plan for
conformance with the City’s ordinance. The Applicant is currently showing enough trees to meet
the City’s Code. The development does not meet requirements for 50’ spacing of boulevard
(street tree) plantings. Flexibility is requested to this standard. Staff suggest the requirement for
boulevard tree plantings along the traditionally designed street running between blocks 3 and 5
through a condition of approval.
Buffering and Screening. Given the location of this property adjacent to more intense land use,
there is not a requirement for the developer to screen their land use under City Code Section
105.12.480 (f). This is because the more intensive land use (the Bremer services lot) is the one
required by code to provide screening.
In consideration of the land use to the south, Bremer, the Applicant has revised the project plans
to have the garage doors face south along with the addition of a landscaping buffer at the
southern property boundary. These changes are expected to aid in compatibility of the land uses.
Irrigation. An irrigation plan was provided with the submittal. This phase of the Inwood
development is not proposed at this time to utilize stormwater reuse. The Lake Elmo City
Council has required stormwater reuse in recent developments with approved PUDs.
Shoreland Standards. This project is located in the City’s Shoreland Overlay District. A buffer
of 300’ surrounds an unnamed tributary on the southeast corner of the Inwood Development.
Some minor overlap exists between the shoreland overlay and improvements (driveway and
parking area) on the proposed apartment lot. The City’s staff has clarified with the Minnesota
DNR that no shoreland variances are needed because improvements within the master planned
Inwood Development are well below the 30% impervious surface maximum allowed in sewered
districts.
Off-Street Parking, Single-Family Attached. Since all of the attached townhome units will
have more than 2 bedrooms, the City’s code will require two spaces per unit. City code will also
require an additional 30 parking spaces for visitors (10% of total parking required). The spaces
required for each unit are satisfied by the two-car garages provided with each unit. The
driveways for each unit are deep enough to support an additional two parking spaces. Additional
street parking is available throughout the townhome areas. The parking proposed for the
townhome units will satisfy the amount required by city code.
Off-Street Parking, Multifamily. City code requires one space per one bedroom unit, and two
spaces for all units over 2 bedrooms. An additional one space for every four units is required for
visitor parking. The Apartment site provides 123 enclosed stalls and 98 surface parking stalls for
a total of 221 stalls. There are 55 units with 2 or more bedrooms, and 68 that have one bedroom.
Therefore City’s code requires a total of 209 stalls, which includes 31 stalls of visitor parking.
Traffic and Access. The proposed land uses are consistent with the anticipated density range of
future development and access spacing requirements of the City. The Applicant has provided an
assessment of projected traffic volumes for this use. Collectively, the townhome and apartment
AM Peak volume would be 120 trips, with a PM Peak of 148 trips. The study concludes this
project is within anticipated volumes. The City Engineer has anticipated needs for turn lanes out
of the site and along Island Trail, and secondary access to all units. These requirements are
reflected in the City Engineering memo.
Lighting. A photometric plan was provided for the apartment building. The plan shows that the
building complies with city code. All lighting fixtures proposed in the development will be
required to be downcast and compliant with applicable lighting standards.
Proposed PUD Deviations and Review.
The following list summarizes the proposed deviations from City Code that would be approved
with this PUD as presented:
1. Minimum lot size for multifamily apartment building
2. Front and rear yard setbacks for townhome lots
3. Impervious Surface for attached townhome lots (individually)
4. Building setback from 5th Street North
5. Attached Townhomes not fronting a public street (private streets)
6. Boulevard Tree Spacing at intervals greater than every 50’
7. Driveway spacing less than every 10’ (at 5’)
Remaining Design Issues.
Conditions of approval have been recommended by staff to address the following:
1. Parallel Street parking is suggested along streets to create a better streetscape and
maximize green space.
2. Sidewalk connectivity is lacking in the southeast and southwest corners of the site east of
Island Trail. Staff suggest adding connections at those corners to better link this
development with the surrounding sidewalk network.
3. The City’s design standards prohibit vinyl siding as a primary material and favor other,
more durable, materials for facades in High Density Residential areas. Staff recommend
that the vinyl siding be replaced with an alternative that is consistent with the City’s design
standard manual.
Public Hearing, Planning Commission review and Recommendation.
The Planning Commission held a public hearing on this project at its regular meeting on April
14, 2025. Community members present provided comments which staff have summarized below:
• Concerns for increase in vehicle traffic in areas surrounding the development project
• Concern for traffic speeds along 5th Street North
• Desire for safe crossing locations across 5th Street North
• Comments on stormwater reuse system in existing Inwood additions
This project was reviewed by Planning Commission on April 14, 2025 and tabled for further
consideration to allow for revisions to the project plans to bring the project closer to compliance
with City design standards. On April 29, 2025 the preliminary plat and PUD plans were
resubmitted to the City after a redesign of the eastern half of the project.
The City’s Planning Commission reviewed and discussed the project again at its May 12, 2025
meeting. After making findings in general support of the project, the Planning Commission voted
unanimously to recommend approval of the Comprehensive Plan Amendment, and voted 4-1 to
recommend approval of the Preliminary Plat and Planned Unit Development with the findings
and conditions proposed by staff.
Findings of Fact.
To approve the Comprehensive Plan Amendment Request, City staff are proposing the following
findings:
1. That the applicant has submitted a request in accordance with the procedures as established
by the Lake Elmo Planning Department and the Lake Elmo Planning Commission; and
2. That the request is to amend the Map 3-3, Future Land Use Map to change the future land
use category of the parcel with the PIDs 3302921130028, 3302921420017, and
3302921420018, to High Density Residential (HDR); and
3. That the proposed amendment is consistent with the overall goals and objectives of the
Lake Elmo Comprehensive Plan.
4. That the proposed amendment is consistent with the preliminary plat for the Inwood
Development granted by the Lake Elmo City Council on December 2, 2014.
To approve the Preliminary Plat and PUD, City staff are proposing the following general findings
which are elaborated on in the Draft Resolution approving the Inwood Townhomes Preliminary
Plat and PUD:
5. The proposed project is consistent with the City’s Comprehensive Plan as amended.
6. The proposed project does not meet criteria for denial for Preliminary Plats established by
LEC 103.00.090.
7. The proposed project is consistent with the minimum criteria and identified objectives for
Planned Unit Developments established by LEC 105.12.1130 and LEC 105.12.1150.
8. The proposed project will be approved with flexibilities through a PUD but is otherwise
consistent with applicable City zoning, land use, design, and engineering standards.
Conditions of Approval.
Staff, and the City’s Planning Commission, are recommending an approval conditioned upon the
following:
1. Prior to the City finding any application for a final plat and final PUD complete, the
applicant shall fully address all comments in the following review memos, as may be
subsequently revised, to the satisfaction of the City:
a. City Engineer’s memo dated May 27, 2025;
b. City Landscape Architect’s memo dated May 19, 2025;
c. City Fire Chief’s memo dated March 4, 2025; and,
2. The Applicant shall make the following revisions to the Preliminary Plat:
a. Replace 90-degree parking east of Island Trail with parallel parking, where appropriate,
or on street parking where street widths permit.
b. Create sidewalk connections on the southeast and southwest corners of the site east of
Island Trail to the proposed internal pedestrian network.
c. Replace proposed vinyl siding on the attached townhome facades with an approved
alternative.
d. The traditionally designed private street running between blocks 3 and 5 shall have
boulevard tree plantings at least every 50 feet.
3. That prior to the City finding any application for final plat and final PUD complete, the
applicant shall demonstrate that the plans reflect compliance with South Washington
Watershed (SWWD) review requirements and that the applicant provide the City evidence
that all conditions attached to a SWWD permit will be met before the starting any grading
activity on the site.
4. That the applicant shall obtain all necessary permits including but not limited to all
applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and South
Washington Watershed District approval before starting any grading or construction
activities.
5. The final plat shall include all necessary and additional public right-of-way and
easements.
6. The applicant/developer is responsible, at their own expense, for installing all required
right of way improvements.
7. A storm water maintenance and easement agreement in a form acceptable to the City
shall be executed and recorded with the final plat.
8. If landscaping is proposed in the City’s Right of Way, a landscape and irrigation license
agreement in a form acceptable to the City shall be executed and recorded with the final
plat.
9. The applicant/developer shall provide the City a fee in lieu of park land dedication as
required by Section 103.00.150, less any applicable credits, to be paid prior to recording of
the final plat.
10. A sign permit will be required for any signage installed on site, and signage must comply
with applicable city standards.
11. The Applicant shall submit information demonstrating compliance with a Plat Opinion by
the City Attorney, to the satisfaction of the City, before execution or recording of the
Final Plat.
12. If necessary, the applicant shall provide the City with a copy of written permission for
any off-site grading work and storm sewer discharges to adjacent properties before
starting any site work, grading and as part of any final plat or final PUD application.
13. Before the execution and recording of a final plat for the development, the developer or
applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the
City. Such an Agreement must be approved by the City Attorney and by the City
Council. The Agreement shall delineate who is responsible for the design, construction
and payment for the required improvements with financial guarantees therefore. The
Agreement shall outline any approved phasing plan.
14. The applicant or developer shall enter into a separate grading agreement with the City
before starting any grading activity in advance of final plat/ PUD approval. The City
Engineer shall review any grading plan that is submitted in advance of a final plat or final
PUD, and said plan shall document the extent of any proposed grading on the site.
15. That the Applicant must submit the final plat within 180 days after City Council approval
of the preliminary plat or approval of the preliminary plat shall be considered void unless
a request for a time extension is submitted in writing and approved by the City Council.
FISCAL IMPACT:
Approval of the Applicant’s requests grant entitlements to the Applicant, however there would be no fiscal
impact to the City at this time. A final plat is required along with a Development Agreement which will
detail public improvements and address fiscal impacts. When the property begins to develop it will have
urban services and will require development fees.
OPTIONS:
The City Council may:
• Approve the requests;
• Approve the requests with conditions;
• Deny the requests. Citing findings of fact for denial;
• Table the requests with consent from the Developer for an extended 120 day review period.
RECOMMENDATION:
Given the revisions made to the plans, the Planning Commission was supportive of approval
with conditions. Staff recommend that the City Council approve the project with findings and
conditions discussed above as follows:
To Approve the Comprehensive Plan Amendment:
“Move to adopt Resolution 2025-048 approving the Comprehensive Plan Amendment request
by M/I Homes for the subject property with the findings and conditions therein.”
To Approve the Preliminary Plat and Planned Unit Development:
“Move to adopt Resolution 2025-049 approving the preliminary plat and PUD for the Inwood
Townhome Development requested by M/I Homes with the findings and conditions therein.”
To Approve the Planned Unit Development Ordinance:
“Move to adopt Ordinance 2025-12 establishing PUD standards for the Inwood Townhome
Development requested by M/I Homes.”
To Approve Summary Publication of the PUD Ordinance:
“Move to adopt Resolution 2025-050 approving summary publication for Ordinance 2025-12.”
ATTACHMENTS:
1. Resolution 2025-048 approving the Comprehensive Plan Amendment
2. Resolution 2025-049 approving the Preliminary Plat and PUD
3. Ordinance 2025-12 adopting the Inwood Townhomes PUD standards
4. Resolution 2025-050 approving summary publication of the Inwood PUD Ordinance
5. Submittal Package (revised plans received April 29, 2025)
6. City Engineer Memo May 27, 2025
7. City Fire Dept Memo March 4, 2025
8. City Landscape Architect Memo May 17, 2025
9. Washington County Comment Memo March 7, 2025
LA515-137-923090.v2
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2025-048
RESOLUTION APPROVING A REQUEST BY M/I HOMES OF MINNEAPOLIS/ST. PAUL,
LLC, TO REVISE THE FUTURE LAND USE MAP IN THE CITY OF LAKE ELMO
COMPREHENSIVE PLAN.
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, the City of Lake Elmo has established a Comprehensive Plan that includes
background data, policy statements, standards, and maps that help to guide the future physical,
social, and economic development of the City; and
WHEREAS, on February 14, 2025, M/I Homes of Minneapolis/St. Paul, LLC, (the
“Applicant”) filed a complete request for an amendment to the Future Land Use Map in the City
of Lake Elmo’s 2040 Comprehensive Plan changing the property legally described in Exhibit A
attached hereto (the “Property”); and
WHEREAS, the request for a Comprehensive Plan amendment, depicted in Exhibit B, is
to revise the future land use category on the Properties from existing future land use categories to
High Density Residential (HDR); and
WHEREAS, approval of an amendment to the Comprehensive Plan is required in order
for the proposed Inwood Townhomes development project to be consistent with the City’s adopted
plans and policies; and
WHEREAS, the public hearing notice was published, mailed, and posted pursuant to the
Lake Elmo Zoning Ordinance, City Code Section 105.12.250, and Minnesota Statutes Section
462.355; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on the proposed
Comprehensive Plan amendment on April 14, 2025; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and 5-0
recommendation of approval to the City Council as part of a staff report dated June 17, 2025; and
WHEREAS, the City Council considered the Comprehensive Plan amendment at its June
17, 2025, meeting and made the following findings of fact:
1. That the applicant has submitted a request in accordance with the procedures established
by the Lake Elmo Planning Department and the Lake Elmo Planning Commission; and
LA515-137-923090.v2
2. That the request is to amend the Map 3-3, Future Land Use Map to change the future land
use category of the parcel with the PIDs 3302921130028, 3302921420017, and
3302921420018, to High Density Residential (HDR); and
3. That the proposed amendment is consistent with the overall goals and objectives of the
Lake Elmo Comprehensive Plan.
4. That the proposed amendment is consistent with the preliminary plat and PUD for the
Inwood Development granted by the Lake Elmo City Council on December 2, 2014.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the
Comprehensive Plan amendment requested by M/I Homes of Minneapolis/St. Paul, LLC, subject
to the following condition:
1. Submission of the Comprehensive Plan amendment to the Metropolitan Council and the
receipt of formal notification from the Metropolitan Council that it has reviewed and
approved the proposed amendment.
This resolution was adopted by the City Council of the City of Lake Elmo on this 17th day of June,
2025.
_____________________________
Charles Cadenhead, Mayor
ATTEST:
___________________________
Julie Johnson, City Clerk
LA515-137-923090.v2
Resolution 2025-____
Exhibit A
Legal Description of Subject Property
Abstract Property
Outlot B, Inwood Sixth Addition, Washington County, Minnesota.
Torrens Certificate No. 81980
Outlot N, Inwood, according to the plat thereof on file and of record in the office of the Registrar
of Titles in and for Washington County, Minnesota.
Torrens Certificate No. 81980
Outlot P, Inwood, according to the plat thereof on file and of record in the office of the Registrar
of Titles in and for Washington County, Minnesota.
LA515-137-923090.v2
Resolution 2025-____
Exhibit B
Depiction of the Comprehensive Plan amendment
[TO BE ADDED BY STAFF WITH SUBMITTAL TO THE METROPOLITAN COUNCIL]
1
LA515-137-923112.v2
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2025-049
RESOLUTION APPROVING THE INWOOD TOWNHOMES PRELIMINARY PLAT AND
PLANNED UNIT DEVELOPMENT (PUD)
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, M/I Homes of Minneapolis/St. Paul, LLC. (the “Applicant”) submitted an
application to the City of Lake Elmo for a preliminary plat and planned unit development (PUD)
called Inwood Townhomes, for the property legally described on the attached Exhibit A (the
“Property”), a copy of the preliminary plat and PUD is on file in the City of Lake Elmo
Community Development Department; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on April 14,
2025 to review and consider the preliminary plat and PUD application; and
WHEREAS, the Lake Elmo Planning Commission tabled the item for further
consideration to allow plan revisions addressing issues with conformance to the City of Lake
Elmo’s site design and landscaping standards; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and 4-1
recommendation of approval of the preliminary plat and PUD to the City Council as part of a
staff report dated June 17, 2025; and
WHEREAS, the City Council considered the preliminary plat at its June 17, 2025, meeting
and hereby makes the following findings of fact:
1. That the preliminary plat and PUD plan is consistent with the intent of the 2040 Lake
Elmo Comprehensive Plan and the 2040 Land Use Map for this area.
2. The preliminary plat does not meet the criteria for denial established in LEC 103.00.090.
3. That the preliminary plat and PUD plan complies with the general intent of the High-
Density Residential zoning district.
4. That the preliminary plat and PUD plan generally complies with the Lake Elmo Design
Guidelines and Standards Manual.
5. That the preliminary PUD Plan meets the minimum requirements for a PUD identified in
Section 105.12.1150 and items b, c, e, and g from the Identified Objectives for PUDs in
Section 105.12.1130 That the preliminary plat generally complies with the City’s
subdivision regulations.
6. That the preliminary plat generally complies with the City’s design standards.
2
LA515-137-923112.v2
7. That the preliminary plat generally complies with the City’s Zoning Code.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Lake Elmo Townhomes 8 preliminary plat and PUD subject to the following
conditions:
1. Prior to the City finding any application for a final plat and final PUD complete, the
applicant shall fully address all comments in the following review memos, as may be
subsequently revised, to the satisfaction of the City:
a. City Engineer’s memo dated May 27, 2025;
b. City Landscape Architect’s memo dated May 19, 2025;
c. City Fire Chief’s memo dated March 4, 2025; and,
2. The Applicant shall make the following revisions to the Preliminary Plat and Plans:
a. Replace 90-degree parking east of Island Trail with parallel parking, where appropriate,
or on street parking where street widths permit.
b. Create sidewalk connections on the southeast and southwest corners of the site east of
Island Trail to the proposed internal pedestrian network.
c. Replace proposed vinyl siding on the attached townhome facades with an approved
alternative.
d. The traditionally designed street running between Blocks 3 and 5 shall have boulevard
tree plantings at least every 50 feet.
3. That prior to the City finding any application for final plat and final PUD complete, the
applicant shall demonstrate that the plans reflect compliance with South Washington
Watershed (SWWD) review requirements and that the applicant provide the City evidence
that all conditions attached to a SWWD permit will be met before the starting any grading
activity on the site.
4. That the applicant shall obtain all necessary permits including but not limited to all
applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and South
Washington Watershed District approval before starting any grading or construction
activities.
5. The final plat shall include all necessary and additional public right-of-way and
easements.
6. The applicant/developer is responsible, at their own expense, for installing all required
right of way improvements.
7. A storm water maintenance and easement agreement in a form acceptable to the City
shall be executed and recorded with the final plat.
8. If landscaping is proposed in the City’s Right of Way, a landscape and irrigation license
agreement in a form acceptable to the City shall be executed and recorded with the final
plat.
9. The applicant/developer shall provide the City a fee in lieu of park land dedication as
required by Section 103.00.150, less any applicable credits, to be paid prior to recording of
the final plat.
10. A sign permit will be required for any signage installed on site, and signage must comply
with applicable city standards.
3
LA515-137-923112.v2
11. The Applicant shall submit information demonstrating compliance with a Plat Opinion by
the City Attorney, to the satisfaction of the City, before execution or recording of the
Final Plat.
12. If necessary, the applicant shall provide the City with a copy of written permission for
any off-site grading work and storm sewer discharges to adjacent properties before
starting any site work, grading and as part of any final plat or final PUD application.
13. Before the execution and recording of a final plat for the development, the developer or
applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the
City. Such an Agreement must be approved by the City Attorney and by the City
Council. The Agreement shall delineate who is responsible for the design, construction
and payment for the required improvements with financial guarantees therefore. The
Agreement shall outline any approved phasing plan.
14. The applicant or developer shall enter into a separate grading agreement with the City
before starting any grading activity in advance of final plat/ PUD approval. The City
Engineer shall review any grading plan that is submitted in advance of a final plat or final
PUD, and said plan shall document the extent of any proposed grading on the site.
15. That the Applicant must submit the final plat within 180 days after City Council approval
of the preliminary plat or approval of the preliminary plat shall be considered void unless
a request for a time extension is submitted in writing and approved by the City Council.
Passed and duly adopted this 17 day of June, 2025, by the City Council of the City of Lake
Elmo, Minnesota.
___________________________________
Mayor Charles Cadenhead
ATTEST:
____________________________________
Julie Johnson, City Clerk
4
LA515-137-923112.v2
Resolution 2025-049
Exhibit A
Legal Description of Subject Property
Abstract Property
Outlot A, Inwood, Washington County, Minnesota.
And
Outlot B, Inwood Sixth Addition, Washington County, Minnesota.
Torrens Certificate No. 81980
Outlot N, Inwood, according to the plat thereof on file and of record in the office of the Registrar
of Titles in and for Washington County, Minnesota.
Torrens Certificate No. 81980
Outlot P, Inwood, according to the plat thereof on file and of record in the office of the Registrar
of Titles in and for Washington County, Minnesota.
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
ORDINANCE NO. 2025-12
AN ORDINANCE AMENDING CHAPTER 105 OF THE LAKE ELMO CITY CODE OF ORDINANCES BY REZONING ALL PROPERTY ASSOCIATED WITH THE INWOOD TOWNHOMES DEVELOPMENT FROM HDR (HIGH DENSITY RESIDENTIAL) TO HDR PUD (HIGH DENSITY RESIDENTIAL PLANNED UNIT DEVELOPMENT)
SECTION 1. Zoning Map Amendment. The following property is hereby rezoned from HDR – High Density
Residential HDR-PUD – High Density Residential Planned Unit Development:
Abstract Property
Outlot A, Inwood, Washington County, Minnesota.
And
Outlot B, Inwood Sixth Addition, Washington County, Minnesota.
Torrens Certificate No. 81980
Outlot N, Inwood, according to the plat thereof on file and of record in the office of the Registrar of
Titles in and for Washington County, Minnesota.
Torrens Certificate No. 81980
Outlot P, Inwood, according to the plat thereof on file and of record in the office of the Registrar of
Titles in and for Washington County, Minnesota.
SECTION 2. PUD District Regulations. Permitted uses and regulations acceptable to the PUD are hereby
established as follows:
1. Principal Uses:
a. Principal uses on the property shall be limited to Single Family Attached and Multifamily
Residential for all of the property as legally described in Section 1, above.
2. Accessory Uses:
a. Accessory uses shall be incidental to the principal use of this property as described in Section
1, above.
3. Lot Dimension and Building Bulk Standards:
a. Minimum Lot Size for the multifamily building on Lot 1, Block 1, at 1608 square feet per unit.
b. Maximum Impervious Surface for Single Family Attached Lots on Blocks 1-6, is limited to a
maximum of 84% per lot.
c. Front Yard Setbacks for Single Family Attached Lots on Blocks 1-6, must be a minimum of 9
feet.
d. Rear Yard Setbacks for Single Family Attached Lots on Blocks 1-6, must be a minimum of 5
feet from overhanging decks, and 11 feet to buildings.
e. Minimum Setbacks for Single Family Attached Lots on Blocks 1, 2, 4 and 6 from the public
street as detailed on the approved preliminary plat for Inwood Townhomes.
4. Design Standards:
a. Single Family Attached Lots on Blocks 3 and 5 not fronting a public street are permitted.
b. Boulevard tree spacing at intervals greater than 50 feet along private drives except for the
segment of a private drive between Blocks 3 and 5.
c. Driveway spacing at a minimum of 5 feet.
5. Other Standards – Other standards including but not limited to bulk and design standards shall be those
Ordinance No. 2025-12
found in the High Density Residential (HDR) Zoning District, Article XII of the Zoning Ordinance.
SECTION 3. Zoning Map. The zoning map of the City of Lake Elmo shall be republished in the ordinary
course to show the aforesaid zoning, and in the interim the Clerk shall appropriately mark the zoning map on
file in the Clerk’s Office for the purpose of indicating the rezoning hereinabove provided for in this ordinance,
and all of the notations, references, and other information shown thereon are hereby incorporated by reference
and made a part of this ordinance.
SECTION 4. Effective Date. This ordinance shall become effective immediately upon the approval of a Final
Plat and Planned Unit Development for the property described in Section 1, above, consistent with the
standards herein.
SECTION 5. Adoption Date. This Ordinance 2025-12 was adopted on this ___ day of _________________,
2024, by a vote of ___ Ayes and ___ Nays.
LAKE ELMO CITY COUNCIL
__________________________________
Charles Cadenhead, Mayor
ATTEST:
_____________________________________
Julie Johnson, City Clerk
This Ordinance 2025-12 was published on the ______ day of __________________, 2025
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
RESOLUTION NO. 2025-050
RESOLUTION AUTHORIZING PUBLICATION OF A SUMMARY OF ORDINANCE
2025-050
WHEREAS, the Lake Elmo City Council has adopted Ordinance No. 2025-12, an
ordinance that amends the City’s Zoning Code Chapter 105 of the Lake Elmo City Code by
rezoning all property at PIDs 33.029.21.13.0028, 33.029.21.14.0029, 33.029.21.42.0018, and
33.029.21.42.0017 from HDR – High Density Residential to HDR-PUD – High Density
Residential Planned Unit Development.
WHEREAS, the ordinance is lengthy; and
WHEREAS, Minnesota Statutes, section 412.191, subd. 4, allows publication by title and
summary in the case of lengthy ordinances or those containing charts or maps; and
WHEREAS, the City Council believes that the following summary would clearly inform
the public of the intent and effect of the ordinance.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lake Elmo
that the City Clerk shall cause the following summary of Ordinance No. 2025-12 to be published in
the official newspaper in lieu of the entire ordinance:
Public Notice
The City Council of the City of Lake Elmo has adopted Ordinance No. 2025-12, an ordinance that
amends the Zoning Ordinance by rezoning all property at PIDs 33.029.21.13.0028,
33.029.21.14.0029, 33.029.21.42.0018, and 33.029.21.42.0017 from HDR – High Density
Residential to HDR-PUD – High Density Residential Planned Unit Development. This ordinance
creates land use standards consistent with the requested Planned Unit Development for the Inwood
Townhomes project proposed by M/I Homes of Minneapolis/St. Paul which was approved by the
Like Elmo City Council on June 17, 2025. This ordinance is not in full effect until the Lake Elmo
City Council approves the Final Plat and PUD for the project proposed by M/I Homes.
The full text of Ordinance 2025-12 is available for inspection at Lake Elmo City Offices during
regular business hours.
[remainder of page intentionally blank]
Resolution 2025-050
BE IT FURTHER RESOLVED by the City Council of the City of Lake Elmo that the City
Administrator keep a copy of the ordinance at City Hall for public inspection and that a full copy of
the ordinance be placed in a public location within the City.
Dated: June 17th 2025
___________________________________
Charles Cadenhead, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk
(SEAL)
INWOOD TOWNHOMES
COMPREHENSIVE PLAN
AMENDMENT,
PRELIMINARY PLAT,
DEVELOPMENT STAGE
PLANNED UNIT
DEVELOPMENT REQUESTS
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:
Inwood Townhomes
Page 2
• Traffic Concerns.
o Included in this resubmittal is a Traffic Review of the Inwood Development executed by SSTS,
LLC. The conclusion of this analysis is that the traffic volume shows less intense traffic volumes
than those previously studied in the 2014 Traffic Study for the Inwood development. No
adverse traffic impacts are anticipated on surrounding roadways and intersections. Traffic
from the proposed development is anticipated to be primarily to/from the south (I-94 and
retail) and west (I-694 and retail) with very low demand to use Island Trail through the
neighborhood to the north. Additionally, Island Trail is designated as a Minor Collector per the
City’s 2040 Comprehensive Plan and was designed and built accordingly.
• Turn Lanes.
o The engineering memorandum indicates that turn lanes should be added along Island Trail for
both the east and west access locations, each having more than 35 units. The Inwood
Preliminary Plat contemplated a very similar site design to what has been submitted with this
application with a similar number of units, and Island Trail was designed and built to
accommodate this plan. No turn lanes were required at that time. There is not sufficient room
to accommodate turn lanes, and this would result in ripping up previously constructed
sidewalks. Additionally, the adopted Lake Elmo Engineering Design and Construction
Standards Manual do not require a turn lane for developments with 35 units or more.
• Design Comments.
o The staff report states that vinyl is prohibited, but the Lake Elmo Design Guidelines and
Standards Manual state that materials which are prohibited as the primary façade material
include vinyl. This indicates that vinyl is allowed but must be secondary to the primary building
materials outlined in said manual. We would agree to use Hardie siding for the board and
batten on the townhomes but would not be amenable to using this material for the entire
façade for a number of reasons. First, Hardie requires more maintenance than vinyl including
painting and caulking. This would increase Homeowners Association dues and maintenance.
Vinyl breathes well, has a higher energy rating, and there is almost no possibility of water
intrusion with no requirement to paint or caulk. Second, Hardie would add a significant cost
increase, as much as $7,000 a townhome, where buyers see little to no value in this change in
material. We have provided a breakdown of the percentage of vinyl the townhomes would
incorporate if we used Hardie for the board and batten, and the total percentage would be
42.6% vinyl, with the front elevation consisting of only 30.7% vinyl. We have also included a
rendering of the apartment building from the 5th Street side in response to a comment about
the apartment design.
• Landscaping.
o We added additional entrance landscaping as well as a landscape feature in the middle of
the site and buffering from the bank parking lot. While there is not a tree proposed exactly
every 50 feet along the private streets, the ordinance reads that a minimum of one tree per
lot or one tree for every 50 feet of street frontage, lake shore or stream frontage, or fraction
thereof (whichever is greater) shall be planted and specifies that such trees may be clustered
or placed at regular intervals to best complement existing landscape design patterns in the
area. We also meet the requirement of providing a minimum of five trees per acre of
disturbance in addition to the aforementioned requirement.
C O M P R E H E N S IV E P L A N A M E N D M EN 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,
Inwood Townhomes
Page 3
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
Existing Land Use at time of Adoption of 2040 Comprehensive Plan
Future Land Use at time of Adoption of 2040 Comprehensive Plan
The proposed development is zoned High Density Residential (HDR)
Re-
guided
area
Inwood Townhomes
Page 4
The proposed development includes the following parcels:
PID# 3302921140029 (12.7 acres)
PID# 3302921130028 (5.7 acres)
PID# 3302921420018 (0.4 acres)
PID# 3302921420017 (0.5 acres)
Total site acreage: 19.3 acres
With 271 units, this results in a density of 14.06 units per acre, which is within the allowable density.
G E N E R A L D EV ELO P M E N T S TAG E P U D / P R EL I M I N A RY P L AT
The proposed development is part of the approved Inwood PUD. The development meets the City’s minimum
PUD requirements in that it is larger than five acres, at least 20% of the site is open space which will be
protected by a drainage and utility easement, and streets are designed to maximize connectivity in each
cardinal direction.
We believe the following PUD objectives are met with this site plan:
1) Innovation in land development techniques that may be more suitable for a given parcel than
conventional approaches.
Response: The original Inwood PUD included the use of private streets. Private streets are
necessary to implement the original Inwood PUD approval. We believe the site design
provides sufficient circulation and an eye-pleasing streetscape.
2) Promotion of integrated land uses, allowing for a mixture of residential, commercial and public
features.
Response: The Inwood PUD provides a mixture of commercial and a wide variety of housing
options including single-family homes, villa homes (which are targeted towards an aging
population), townhomes, and an apartment.
3) Establishment of appropriate transitions between differing land uses.
Response: 5th Street North buffers the apartment site and townhomes. The townhomes are
mostly buffered from the apartment by Island Trail. This is consistent with the City’s
Comprehensive Plan.
4) Provision of more adequate, usable, and suitably located open space, recreational amenities, natural
resource protection and other public facilities than would otherwise be provided under conventional
land development techniques.
Inwood Townhomes
Page 5
Response: The Inwood PUD includes a public park and a linear trail corridor than extends from
5th Street to 10th Street. Other trails and opens space areas are incorporated into the overall
Inwood PUD. Private open space areas are also incorporated into the townhome portion of
the Inwood PUD
5) Accommodation of housing of all types with convenient access to employment opportunities and/or
commercial facilities; and emphasized to create additional opportunities for lifecycle housing to all
income and age groups.
Response: See response to 2.
6) Preservation and enhancement of important environmental features through careful and sensitive
placement of buildings and facilities.
Response: An Environmental Assessment Worksheet, which included this site and contemplated
the multifamily and townhome portion of the site, was submitted and accepted by the City as
part of the approved original PUD. There are no significant environmental features on this site.
7) Coordination of architectural styles and building forms to achieve greater compatibility within the
development and surrounding land uses.
Response: As previously mentioned, our rear-loaded City Collection townhomes will front all
public streets, providing visual interest from the single-family homes across from 5th Street
North. The apartment will include landscaping to provide a buffer from 5th Street North, and
the parking lot is screened from 5th Street North by the apartment building itself.
8) Creation of more efficient provision of public utilities and services, lessened demand on transportation,
and/or the promotion of energy resource conservation.
Response: Private streets will be owned and maintained by the HOA, which will reduce
demand on City infrastructure and snow removal services.
9) Establishing measures to protect and preserve groundwater storage.
Response: Ponding and an infiltration basin were constructed with the development of the
single-family home portion of the Inwood development. Stormwater reuse for irrigation is
being utilized in the single-family portion of the site.
10) Allowing the development to operate in concert with a redevelopment plan in certain areas of the city
and to ensure the redevelopment goals and objectives will be achieved.
Response: This application will allow the completion of the Inwood PUD as originally
approved.
The following table demonstrates requested zoning flexibility.
Standard HDR Zoning Standard
(Single Family Attached)
Proposed
Minimum Lot Size 1,750 square feet
(acknowledges that common
lot areas will add a higher
total than 1,750 square feet)
19.3 acres=840,708 square feet
This divided by the number of units
totals 3,102.24 square feet per unit
Minimum Lot Width 20 feet 21.33 feet
Minimum Front Setback 20 feet 20 feet from Island Trail and 5th
Street North with stoop (15 feet)
abutting 5th Street North, Island Trail
and Street A. 30 feet to back of curb
on private streets.
Minimum Side Setback 10 feet 20 feet between buildings1
Minimum Corner Side Setback 15 feet 20 feet1
Rear Setback 20 feet 30 feet to boundary1
Street Frontage I5 feet of street frontage This is a requested flexibility because
the majority of townhome units are on
private streets.
Inwood Townhomes
Page 6
Impervious Surface 75% 60% (the existing plan shows 52%)
Maximum Number of Units
within a Single Building
8 8
Minimum Street Frontage 15 feet We are proposing private streets,
which are a conditional use per
Section 105.12.740 (g)(2)(a).
Common or Private Open
Space
300 square feet per unit for
single family attached (300 X
148 = 44,400 square feet or
1.03 acres) and 200 square
feet per unit for multifamily
(200 X 123 = 24,600 square
feet or 0.56 acres) or 1.59
acres total
8.63 acres of open space, which
excludes the public park and open
space areas already dedicated to
the City as part of the Inwood PUD.
Private Streets Private Streets are an
allowed conditional use in the
HDR district.
We are proposing 24-foot-wide
private streets with 30-foot front
yard setbacks.
Driveway setbacks No driveway or curb cute
shall be less than 50 feet
from any right-of-way line of
any street intersections.
A driveway must be at least
five feet from any side lot
line.
We are requesting flexibility from
these standards, as these are private
streets that will only be used by this
development’s residents and their
visitors.
Garage Design Guidelines Attached garages are
encouraged to be side or
rear loaded
All townhomes will be our City
Collection townhomes, which have
rear-loaded garages.
Parking Multifamily: One space per
one bedroom unit and two
spaces per two-bedroom unit
or larger (66 studio and one-
bedroom units and 57 two-
bedroom units or larger=180
required) and one space per
four units for visitor parking
(123X0.25=31, 211 total)
Single-family attached: Ten
percent of parking spaces for
visitor parking (148X0.1=15
visitor spaces
Multi Family: 99 above ground and
123 underground parking spaces
(222 total)
Single-family attached: Two garage
and two driveway parking spaces
plus staff has stated that street
parking will be provided on both
sides of Street A, which will
accommodate approximately 50
parking spaces as well as 18 off-
street parking spaces
1. City standards do not contemplate individually platted units on private streets with surrounding
commons area, which leads to noncompliance with strict interpretation of the code.
D E S I G N S TA N DA R D S
The following demonstrates how the proposed plan meets the City’s design standards:
• Buildings are located as close to and easily accessible by the street as possible while still meeting
setback requirement with allowed flexibility.
• Common open spaces are located at the interior and rear of the site.
• Sidewalks are provided parallel to the street and provide interconnectivity within the development.
Inwood Townhomes
Page 7
• Parking is screened from public streets.
• Townhomes that front a public street are rear loaded.
• Buildings provide multiple roof lines and visual interest.
P H A S I N G
We are proposing to begin construction on the first phase in spring of 2025, the second phase in the spring of
2026, and the third phase in spring of 2027.
L A N D S CA P I N G / TR E E P R ES E RVAT IO N
The landscaping plan is included with the submittal. M/I Homes has also previously completed all of the
landscaping and berming along 5th Street as part of the Inwood PUD. This landscaping includes the
boulevards adjacent to the subject property. There are only six boulevard trees proposed to be removed
along 5th Street North to facilitate construction, which will be replaced in similar locations. We have provided
sufficient boulevard trees, meeting the 50-foot spacing requirement for both the townhome and apartment
site and have provided the sufficient number of trees required per area of disturbance (this includes the trees
that will remain on site). Parking lot landscaping meets landscaping area and shade tree requirements.
TOW N H O ME IN FO R M AT I O N
The townhomes in the proposed development will consist of M/I’s Carriage and City Collection townhomes.
The different townhome designs provide for added character and visual interest within the neighborhood as
well as varying prices. The two-story Carriage Collection is planned to be positioned to the south and east of
the site, adjacent to the existing single-family homes, with the three-story City Collection along public street
frontages. A variety of exterior colors will be used throughout the neighborhood to provide additional visual
interest while avoiding a monotony of colors.
The Carriage Collection offers a range of design features and options and ranges in size from 1,667 square
feet to 1,772 square feet with 3 bedrooms and 2.5 bathrooms. The City Collection plans will provide up to 4
bedrooms and 3.5 bathrooms ranging from 1,898 square feet to 2,080 square feet.
R E S T R I C T IV E C OV E N A N TS
Inwood Townhomes will have a Homeowners Association (HOA) that will provide for the maintenance of the
overall common elements in the community, including landscaping and irrigation of the common areas, snow
removal from sidewalks and private streets, and exterior maintenance. In the unlikely event that the site runs
out of snow storage, the HOA service will haul out snow from the site. The HOA will also provide for
restrictions on outdoor storage, parking (no boats, campers, or trailers) in order to keep the community looking
orderly and well maintained.
FEES
With the single-family portion of the development, the Developers Agreements for each addition detailed the
following:
• Parkland. The Development Contract for Inwood dated June 9, 2015 detailed that park dedication
fees were satisfied for the single-family portion of the Inwood Development with the dedication of
Outlot L (net 10.73 acres) and that the 1.16 acres of excess park dedication credit was to be applied
for the future multi-family residential area as conceptually shown on the Inwood PUD concept plan.
• Sewer and Water Availability Charges. M/I Homes was responsible for paying $3,000 for both
Sewer Availability Charge (SAC) and Water Availability Charge (WAC) per residential equivalency
Inwood Townhomes
Page 8
unit (REU) prior to recording the final plat. A $1,000 Sewer Connection Charge, the Metropolitan
Council’s Sewer Availability Charge ($2,435 at the time) and a Water Connection Charge of $1,000
per REU was due at the time of building permit.
• County Right-of-Way (ROW) Improvements. M/I Homes was responsible for improvements in the
Washington County ROW along Inwood Avenue (CSAH 13) including construction of a new median
crossing, turn lanes, and other improvements as were required by the County as well as its
proportionate share of the future traffic signal at the intersection of Inwood and 5th Street. There were
to be no further obligations to the City or County for the construction or payment of a future traffic
signal for any future phases of the Inwood PUD.
Inwood Townhomes
Page 9
E L EVATI O N EX A M P L E S
City Collection*
*Colors will vary, and slight design modifications are being made.
Apartment Building
Inwood Townhomes
Page 10
Marsh View Townhome/ Development
I N W O O D
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INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_cover.dwgSave Date:04/29/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.COVER
1
INWOOD TOWNHOMES
Lake Elmo, Minnesota
VICINITY MAP
Know what's below.
before you dig.Call
R
SITE
OWNER:OWNER:
OWNER:
OWNER:
EAGLE POINT BLVD.
IS
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LEGEND
OWNER:
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\survey\preliminary\5172-01_excon.dwgSave Date:04/29/25
M/I HOMES OF MINNEAPOLIS/ST. PAUL, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofINWOOD TOWNHOMES
Lake Elmo, Minnesota EXISTING CONDITIONS
Thomas R. Balluff, L.S.I hereby certify that this survey, plan
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:12/20/24 40361
DRAWN BY:
ISSUE DATE:
FILE NO:
Revisions:
16
2NPC
12/20/24
1870
1. 1/23/25 per City Comments
2. 2/11/25 per City Comments
3. 4/28/25 Per City Comments
OWNER:OWNER:
OWNER:
OWNER:
OWNER:
STREET A
LEGEND
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\survey\preliminary\5172-01_preplat index.dwgSave Date:04/29/25
M/I HOMES OF MINNEAPOLIS/ST. PAUL, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofINWOOD TOWNHOMES
Lake Elmo, Minnesota PRELIMINARY PLAT INDEX
Thomas R. Balluff, L.S.I hereby certify that this survey, plan
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:12/20/24 40361
DRAWN BY:
ISSUE DATE:
FILE NO:
Revisions:
16
3NPC
12/20/24
1870
SITE DATA SETBACK DATA
SEE SHEET 4
SEE SHEET 5
1. 1/23/25 per City Comments
2. 2/11/25 per City Comments
3. 4/28/25 Per City Comments
OWNER:
STREET
A
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\survey\preliminary\5172-01_preplat.dwgSave Date:04/29/25
M/I HOMES OF MINNEAPOLIS/ST. PAUL, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofINWOOD TOWNHOMES
Lake Elmo, Minnesota PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this survey, plan
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:12/20/24 40361
DRAWN BY:
ISSUE DATE:
FILE NO:16
4NJS
12/20/24
1870
Revisions:
1. 1/23/25 per City Comments
2. 2/11/25 per City Comments
3. 4/28/25 Per City Comments
OWNER:
OWNER:
OWNER:
OWNER:
STREET
A
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\survey\preliminary\5172-01_preplat.dwgSave Date:04/29/25
M/I HOMES OF MINNEAPOLIS/ST. PAUL, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofINWOOD TOWNHOMES
Lake Elmo, Minnesota PRELIMINARY PLAT
Thomas R. Balluff, L.S.I hereby certify that this survey, plan
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Land Surveyor under
the laws of the State of Minnesota
Print Name:
Signature:
Date:License #:12/20/24 40361
DRAWN BY:
ISSUE DATE:
FILE NO:16
5NJS
12/20/24
1870
Revisions:
1. 1/23/25 per City Comments
2. 2/11/25 per City Comments
3. 4/28/25 Per City Comments
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_site.dwgSave Date:04/29/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.
6
Know what's below.
before you dig.Call
R
PRELIMINARY SITE &
UTILITY PLAN INDEX
SITE PLAN LEGEND
I N W O O D
1 S T A D D I T I O N
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INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_site.dwgSave Date:04/29/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.
PRELIMINARY SITE &
UTILITY PLAN
7
K W I
K
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P
E X I
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G
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_site.dwgSave Date:04/29/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.
PRELIMINARY SITE &
UTILITY PLAN
8
I N W
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A
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1 S T A D D I T I O N
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_site.dwgSave Date:04/29/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.
SMALL/DRY UTILITY
CORRIDOR LAYOUT
9
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1 S T A D D I T I O N
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_gr.dwgSave Date:04/29/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.GRADING INDEX
10
I N W O O D
1 S T A D D I T I O NI
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I N W O O D1 S T A D
D
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N
Know what's below.
before you dig.Call
R
K
W
I
K
T
R
I
P
E
X
I
S
T
I
N
G
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_gr.dwgSave Date:04/29/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.
PRELIMINARY GRADING
& EROSION CONTROL PLAN
11
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_gr.dwgSave Date:04/29/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.
PRELIMINARY GRADING
& EROSION CONTROL PLAN
12
I N
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D
4 T
H
A
D
D
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N
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1 S T A D D I T I O N
S T O C K
P I L E A R E A
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_details.dwgSave Date:04/28/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.DETAILS
13
PARKING
VEHICLE I D
REQUIRED
UP TO $200 FINE
FOR VIOLATION
VAN
ACCESSIBLE
NO PARKING
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_details.dwgSave Date:04/28/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.DETAILS
14
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_details.dwgSave Date:04/28/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.DETAILS
15
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\engineering\prelim plans\5172-01_details.dwgSave Date:04/28/25
16
Revisions:
1. 1/23/25 per City Comments.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Professional Engineer under
the laws of the State of Minnesota 12/20/24
KRO
12/20/24
Brian J. Krystofiak, P.E.
25063
BJK
#5172-01
2. 2/11/25 per City Comments.
3. 4/28/25 per City Comments.RETAINING WALL PROFILES 16
I N W O O D
1 S T A D D I T I O N
K W
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K
T R
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P
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INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\landscape\5172-01_landscape_prelim.dwgSave Date:04/29/25
4
Revisions:
1.01/23/25 - Per City Comments.
2.02/11/25 - Per City Comments.
3.04/28/25 - Per City Comments.
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Landscape Architect under
the laws of the State of Minnesota 12/20/24
RJR
12/20/24
Ryan J. Ruttger, RLA
56346
RJR
#5172-01
L1PRELIMINARY
LANDSCAPE PLAN
Know what's below.
before you dig.Call
R
3
BH
1
HO
2
HB
2
HL
3
HT
1
FM
3
BF
3
WP
3
WP
2
SB
1
BF
1
CA
2
KC
4
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4
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1
CA
1
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5
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2
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3
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6
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WO
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\landscape\5172-01_landscape_prelim.dwgSave Date:04/29/25
4
Revisions:
1.01/23/25 - Per City Comments.
2.02/11/25 - Per City Comments.
3.04/28/25 - Per City Comments.
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Landscape Architect under
the laws of the State of Minnesota 12/20/24
RJR
12/20/24
Ryan J. Ruttger, RLA
56346
RJR
#5172-01
L2PRELIMINARY
LANDSCAPE PLAN
3
WP
3
3
BF
3
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5
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6
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1
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INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\landscape\5172-01_landscape_prelim.dwgSave Date:04/29/25
4
Revisions:
1.01/23/25 - Per City Comments.
2.02/11/25 - Per City Comments.
3.04/28/25 - Per City Comments.
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Landscape Architect under
the laws of the State of Minnesota 12/20/24
RJR
12/20/24
Ryan J. Ruttger, RLA
56346
RJR
#5172-01
L3PRELIMINARY
LANDSCAPE PLAN
SYMBOL CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER
TREES
RM 3 Acer rubrum `Northwood`Northwoods Red Maple 2.5" Cal.B&B
FM 4 Acer x freemanii `Sienna`Sienna Glen Maple 2.5" Cal.B&B
RB 4 Betula nigra
Clump Form, 2.5" Cal Equivalent River Birch Multi-Trunk 10` Ht.B&B
HL 4 Gleditsia triacanthos inermis `Harve`Northern Acclaim Thornless Honey Locust 2.5" Cal.B&B
KC 2 Gymnocladus dioica `Espresso`Kentucky Coffeetree 2.5" Cal.B&B
WO 10 Quercus bicolor Swamp White Oak 2.5" Cal.B&B
HO 4 Quercus x macdanielii `Clemons` TM Heritage Oak 2.5" Cal.B&B
CONIFEROUS TREES
BF 8 Abies balsamea Balsam Fir 6` Ht.B&B
BH 5 Picea glauca densata Black Hills Spruce 6` Ht.B&B
WP 12 Pinus strobus White Pine 6` Ht.B&B
ORNAMENTAL TREES
SB 4 Amelanchier x grandiflora `Autumn Brilliance`
Clump Form, 2" Cal Equivalent Autumn Brilliance Serviceberry 8` Ht.B&B
CA 2 Malus x `Prairiefire`
Red Flowers, Clump Form, 2" Cal Equivalent Prairiefire Crabapple 7` Ht.B&B
GROUND COVERS
DG 1,430 sf Decomposed Granite
Compacted, Non-Woven Geotextile Incidental Decomposed Granite 4" Depth
ROCK 12,322 sf Rock Mulch
Non-Woven Geotextile Incidental 1.5" Trap Rock Mulch 4" Depth
SOD 78,432 sf Turf Sod Bluegrass Kentucky Bluegrass sod
TII 5,960 sf
Type II - Stormwater Seed Mix
Refer to notes for acceptable seeding methods
Seeding Rate 52.0 lb/ac
MnDOT Seed Mix 33-261 seed
PLANT SCHEDULE APARTMENTS
SYMBOL CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER
TREES
RM 11 Acer rubrum `Northwood`Northwoods Red Maple 2.5" Cal.B&B
FM 13 Acer x freemanii `Sienna`Sienna Glen Maple 2.5" Cal.B&B
RB 6 Betula nigra
Clump Form, 2.5" Cal Equivalent River Birch Multi-Trunk 10` Ht.B&B
HB 7 Celtis occidentalis Common Hackberry 2.5" Cal.B&B
HL 7 Gleditsia triacanthos inermis `Harve`Northern Acclaim Thornless Honey Locust 2.5" Cal.B&B
KC 6 Gymnocladus dioica `Espresso`Kentucky Coffeetree 2.5" Cal.B&B
WO 12 Quercus bicolor Swamp White Oak 2.5" Cal.B&B
HO 6 Quercus x macdanielii `Clemons` TM Heritage Oak 2.5" Cal.B&B
BL 13 Tilia americana `Boulevard`Boulevard Linden 2.5" Cal.B&B
AE 6 Ulmus americana `Princeton`American Elm 2.5" Cal.B&B
CONIFEROUS TREES
BF 18 Abies balsamea Balsam Fir 6` Ht.B&B
BH 20 Picea glauca densata Black Hills Spruce 6` Ht.B&B
WP 27 Pinus strobus White Pine 6` Ht.B&B
CH 10 Tsuga canadensis Canadian Hemlock 6` Ht.B&B
ORNAMENTAL TREES
SB 6 Amelanchier x grandiflora `Autumn Brilliance`
Clump Form, 2" Cal Equivalent Autumn Brilliance Serviceberry 8` Ht.B&B
HT 8 Crataegus crus-galli `Inermis`Thornless Hawthorn 2" Cal.B&B
CA 9 Malus x `Prairiefire`
Red Flowers, Clump Form, 2" Cal Equivalent Prairiefire Crabapple 7` Ht.B&B
JL 9 Syringa reticulata `Ivory Silk`
White Flowers Ivory Silk Japanese Tree Lilac 2" Cal.B&B
GROUND COVERS
SOD 253,791 sf Turf Sod Bluegrass Kentucky Bluegrass sod
TI 6,953 sf
Type I - Turf Seed Mix
Refer to notes for acceptable seeding methods
Seeding Rate 180 lb/ac
MnDOT Seed Mix 25-151 seed
PLANT SCHEDULE TOWNHOMES
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\landscape\5172-01_landscape_prelim.dwgSave Date:04/29/25
4
Revisions:
1.01/23/25 - Per City Comments.
2.02/11/25 - Per City Comments.
3.04/28/25 - Per City Comments.
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Landscape Architect under
the laws of the State of Minnesota 12/20/24
RJR
12/20/24
Ryan J. Ruttger, RLA
56346
RJR
#5172-01
L4PRELIMINARY
LANDSCAPE PLAN
I N W O O D
1 S T A D D I T I O N
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INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\landscape\5172-01_tree preservation.dwgSave Date:04/29/25
4
Revisions:
1.01/23/25 - Per City Comments.
2.02/11/25 - Per City Comments.
3.04/28/25 - Per City Comments.
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Landscape Architect under
the laws of the State of Minnesota 12/20/24
RJR
12/20/24
Ryan J. Ruttger, RLA
56346
RJR
#5172-01
T1
TREE PRESERVATION PLAN
2
PRO
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Know what's below.
before you dig.Call
R
INWOOD TOWNHOMES
Lake Elmo, Minnesota
M/I HOMES OF MINNEAPOLIS, LLC
5354 Parkdale Drive, #100
St. Louis Park, MN 55416
ofof
f:\jobs\5161 - 5180\5172-01 - inwood\cad c3d\landscape\5172-01_tree preservation.dwgSave Date:04/29/25
4
Revisions:
1.01/23/25 - Per City Comments.
2.02/11/25 - Per City Comments.
3.04/28/25 - Per City Comments.
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Landscape Architect under
the laws of the State of Minnesota 12/20/24
RJR
12/20/24
Ryan J. Ruttger, RLA
56346
RJR
#5172-01
T2
TREE PRESERVATION PLAN
2
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MEMORANDUM
Date: May 27, 2025
To: Nathan Fuesrt, Planning Consultant Re: Inwood Townhomes
Jason Stopa, Community Development Director Preliminary Plat/Plans
Marty Powers, Public Works Director
Nate Stanley, City Engineer
Chad Isakson, Assistant City Engineer
From: Jack Griffin, Sr. Project Manager
An engineering review has been completed for the Inwood Townhomes Preliminary Plat/Plans received
on April 29, 2025. The review consisted of the following documentation:
· Inwood Townhomes Preliminary Plat and Plans dated April 28, 2025.
· Stormwater Management Plan dated April 28, 2025.
STATUS/FINDINGS: A condition of Preliminary Plat approval, if granted, must require the applicant to
revise and resubmit Preliminary Plat/Plans to address each review comment and condition of approval to
the satisfaction of City staff prior commencement of grading or prior to the City accepting a Final Plat/Plan
application. Engineering has prepared the following review comments to be addressed. A point-by-point
response letter must accompany the plan resubmittal.
It should be noted that no engineering review was completed over the east or west parcels as part of the
original Inwood Preliminary Plat. These parcels were presented as Outlots and were marked as ghost plats
only. The Preliminary Plan submittal did not provide the required Preliminary Plat submittal
documentation for City review (street, grading, utilities, etc.). Accordingly, there was no known
intersection location along Island Trail.
PRELIMINARY PLAT/PLANS
1. Revise the Preliminary Plat and all Plan Sheets to reconcile and present a consistent naming of all
Lots, Blocks, Outlots and Streets.
2. The Preliminary Plat and Plans must be revised to provide the minimum required 30-foot-wide
drainage and utility easements for Lot 1, Block 1. Current easements are shown at 20-ft.
3. Revise the Preliminary Plat/Plans to change the Street C right-of-way call-out to an Outlot. To
accept Street C as a public street, a right-of-way width of 60-feet is required and a 5-ft. boulevard
before the sidewalk is required for snow storage.
Page: 2
SITE PLANS, TRAFFIC AND ACCESS MANAGEMENT
1. Access Management for East Parcel. The east parcel is allowed a single access location to 5th Street
as shown at the Inwood Circle intersection and is required to have a secondary access location
along Island Trail as shown.
2. Access Management for West Parcel. The west parcel may have a single new access location along
Island Trail, aligned with the Island Trail access location for the east parcel.
3. Secondary access for the proposed 123-unit apartment building is required per Fire Code. The
secondary access must connect to the shared driveway for Outlot A of the Inwood 6th Addition as
shown. A shared driveway easement has been created for this connection as part of the Inwood
6th Addition. The access design should be improved to encourage equal distribution of traffic to
the 5th Street and Island Trail access locations.
4. Turn lanes must be added along Island Trail for both the east and west access locations, each having
more than 35 new units. The west parcel has 131 units, or 3.7 times the City standard practice and
the east parcel has 140 units, or 4.0 times the City standard practice. Turn lanes were not installed
as part of the original Island Trail construction since the two parcels, that are now proposed for
subdivision, were proposed as Outlots as part of the Inwood Preliminary Plat approval. Therefore,
the approved Inwood Preliminary Plat/Plans did not include the preliminary plan submittal
information needed for City review, and no defined access location was proposed.
5. Right-of-way dedication. No additional right-of-way dedication is required along 5th Street.
Additional right-of-way dedication is required along Island Trail to accommodate the required turn
lanes at the new proposed site accesses. The Site Plans adjacent to the right-of-way will need to
be revised accordingly to adjust setbacks.
6. The layout proposes a pedestrian crossing at the new street access location and Island Trail. The
City recognizes the benefit for pedestrian connectivity for the high-density subdivision, however
the crossing may act as a mid-block crossing along a City collector roadway and may create a
potentially unsafe crosswalk. Any crosswalk at this location must be subject to the design and
approval of the City’s transportation engineer. The Preliminary Plans must be revised accordingly
once the design is completed by the City.
It is recommended that a sidewalk connection be added to the apartment building to help
justify the crosswalk.
7. A phasing plan must be added to the plan set to demonstrate phasing for subdivision access, street
construction, water and sewer utilities, and stormwater management. The phasing plan must
provide secondary access for both the east and west parcels at 30 or greater units (per Fire Code
adopted by the City).
8. Small dry/utility corridor preservation. The Preliminary Plat/Plans must be revised to preserve the
existing 10-ft. small/dry utility corridor along 5th Street North and Island Trail. The small/dry utility
corridor layout must be revised to include these corridors along all existing right-of-way frontage,
and all site plans must be revised to eliminate all encroachments.
Revise storm sewer layout along the frontage of Lots 6 and 7, Block 6; along the frontage of
Lot 1, Block 4; and along the frontage of Lots 13-16. Storm sewer and structures must be at
least 10-feet from right-of-way line and may only cross the small/dry utility corridor
perpendicular.
Building locations remain too close to 5th Street in the vicinity of the right turn lane. Increase
building setbacks for Lots 18-24, Lots 22-25, and Lots 26-30 such that ALL subdivision work can
be completed internal to the site without impacts to the public right-of-way or small/dry utility
corridor. All grading operations shall match existing conditions at a point 10-ft. internal from
the public right-of-way. The existing trees and street light were placed as part of the 5th Street
design standards and should not be relocated.
Page: 3
Add the small/dry utility corridor for Lot 1, Block 1, and revise as needed to keep the corridor
fully outside of the watermain drainage and utility easement.
9. Private Streets (if approved). City design standards require public streets for medium and high-
density residential subdivisions to be minimum 32-feet in width located in a 66-foot right-of-way,
with sidewalks located on both sides. The standard was set in recognition of higher volume traffic
and pedestrian movements. The subdivision proposes private streets at variable widths, including
20-feet, 24-feet and 28-feet, and provides a sidewalk along the street frontage on only the 28-foot
street. Parking would be accommodated on one side of the 28-foot street and the 6-ft wide
sidewalk is abutted to the back of curb with no boulevard for snow storage.
An additional street geometric plan must be added to detail the proposed private street
geometrics for further City review. All street intersections should be at 90 degrees and
maintain 50-ft of tangent.
A condition of Preliminary Plat approval must require all private streets, if approved, to be a
minimum of 24-feet. This will require Street D to be widened from 20-ft. (BOC-BOC) to 24-feet
(BOC-BOC) and will also provide the necessary spacing to install and properly separate all
public and private utilities (see Municipal Water Supply Comments below).
Street A (Lot 1, Block 1). Revise street width to be minimum 24-ft throughout entire length due
to high density and roadway curvatures.
It is strongly recommended that right turn lanes be added along the private streets at each
location where the private street intersects 5th Street North and Island Trail.
At a minimum, a hammerhead turnaround is recommended at the end of Street B to comply
with fire code.
Street Typical Sections. Revise all typical sections to include all design elements necessary to
replace City detail 805, including Street Outlot locations, small/dry utility corridors (when
applicable), and boulevard tree, hydrant and street light setbacks (when applicable).
Replace all City details dated February 2015 with City Details dated January 2022. Remove all
references to saw and seal (see City design standards).
Remove Typical section for 8 ft. bituminous path and replace with City detail 509. Use City
standard details when available to avoid plan inconsistencies.
10. Perpendicular parking should be replaced with parallel parking to eliminate poor geometrics,
turning movements and site lines.
Consider widening Street D to 28-feet to add parallel parking, or incorporate bump-out parking
over a portion of Street D.
11. Driveways must be further detailed, labeled and dimensioned. Driveway details should be included
on the requested street geometric plan. Preliminary Plat approval must be conditioned on all
driveways being compliant with all requirements of the City Code. The applicant has requested
flexibility but has not provided any specifics for this request to be reviewed. If flexibility is granted,
the flexibility must apply only to each specific City code item requested by the applicant, and as
reviewed and approved by City staff.
12. It is recommended that street lighting be added along the private streets at each intersection and
at each location where a sidewalk intersects the street.
13. Dedicated drainage and utility easements, minimum 10-feet wide, are required along all public
roadway frontage, including 5th Street and Island Trail. Small/dry utility corridor preservation is
also required along all private streets (if allowed). All easement areas must be free from all
encroachments other than those approved by the City Engineer and upon execution of an
easement encroachment agreement. Prohibited encroachments include, but are not limited to
trees, structures, landscaping, fences, retaining walls, storm sewer running parallel with the
easement, stormwater basins and BMPs, and grading that exceeds 4:1.
Page: 4
STORMWATER MANAGEMENT
1. The proposed development is subject to a Stormwater Management Plan (SWMP) meeting State,
South Washington Watershed District (SWWD) and City rules. A SWWD permit is required.
2. The Preliminary Plat/Plans include improvements that reside within the larger Inwood subdivision
in which stormwater management provisions have been previously designed, permitted and
constructed. The site design will create 10.06 acres of new impervious surfaces, or 52 percent
impervious surfaces.
The SWMP must be revised to identify the new impervious surface to be created separately
for Outlot O (west parcel) and Outlot A (east parcel) respectively, showing that each Outlot is
creating less than the 75% allowable impervious surface.
The Preliminary and Final Plans must identify the existing stormwater ponds used to meet
permitting requirements, labeled consistently as referenced in the SWMP. The pond bottom,
normal water level and high water elevations must be labeled and identified, including the
100-year HWL contour. Ponds must be labeled as infiltration basin or wet ponds as applicable.
An overall stormwater management plan sheet must be added with a view port that clearly
identifies the complete stormwater management system for the proposed Preliminary Plans
from the proposed improvements to the existing pond systems.
3. Approval of the Preliminary Plat/Plans for the development is contingent upon all SWMP revisions,
as required by the SWWD or other applicable permitting agency, being submitted to the City for
review and approval.
4. Approval of the preliminary grading and storm sewer plans for the development is contingent upon
all grading plans being reviewed and approved by the City Engineer prior to the start of any grading
or construction.
5. Overland emergency overflow (EOF) elevations are required throughout the site, requiring a
system of interconnecting drainage ways. Low openings for adjacent structures must maintain 1-
foot above any adjacent EOF in the as-built condition.
The grading plans must be revised to incorporate several missing 100-year HWL elevations for
localized low points and several missing EOF elevations.
6. Plan revisions may be required to meet City design standards and to mitigate all encroachments.
7. All storm sewer systems internal to the subdivision will be privately owned and maintained. A
Stormwater Management Maintenance and Easement Agreement in the City’s standard form of
agreement must be executed and recorded with the Final Plat for all privately owned stormwater
facilities. Easement areas must incorporate all maintenance access roads, all 100-year high water
level areas including localized low points, and to protect all overland emergency overflow locations
and flow paths. Easement revisions may be necessary to reflect any revisions to the construction
plans. A detailed stormwater management maintenance easement must be submitted as part of
the Preliminary Plans to clearly labeled, dimension and detail the easement area.
8. The Grading Plans must be revised and detailed to demonstrate minimum 2% grade is attained
throughout the site in the as-built condition, including the northwest corner of Lot 1, Block 1.
9. The Grading Plans must be further detailed by labeling all existing contours and adding spot
elevation call-outs at each tie-in location along the public right-of-way for 5th Street and Island
Trail. Plan notes must also be added to require all grading work to match into the existing public
right-of-way grades. All silt fence and tree protection fence must be noted to be field staked and
placed at least 1-ft. inside of the right-of-way to eliminate right-of-way impacts.
10. Revise the Grading Plans along the south property line of the east parcel to maintain the existing
drainage swale at the property line.
Page: 5
MUNICIPAL WATER SUPPLY
1. Connection to the public watermain system is readily available to serve each proposed
development parcel. The developer will be required to connect to existing watermain stubs
located along 5th Street and Island Trail for both the west and east parcels, and extend the public
watermain system internally throughout the subdivision. All public watermain improvements
must be installed in accordance with the City engineering design standards and as approved by
the City.
2. Watermain distribution lines and connections will be required wherever reasonably possible to
create a looped network throughout the proposed subdivision and as the project is phased.
3. Hydrants and gate valves must be installed as directed by the Fire Department and Public Works
Department. All hydrants and connecting watermains shall be owned and maintained by the City.
4. All watermain improvements must be completed at developer’s sole cost including all City
connection and availability charges.
5. Minimum 30-foot easements centered over the pipe/hydrant will be required when not located
within the public right-of-way. Easements must be free from all encroachments, including
retaining walls, trees, fences, small/dry utilities, or storm water management BMPs. Dedicated
utility easements must be shown on all site, grading, utility, and landscape plans when submitting
a Preliminary and Final Plat application.
The Preliminary Plat and Plans must be revised to provide the minimum required easements
for Lot 1, Block 1. Current easements are shown as only 20-ft.
Street D must be widened to accommodate the public watermain without encroachments
from the small/dry utilities.
6. The Preliminary Plans remain incomplete and must be revised to show all water/sewer service
installations for each proposed building. Water/sewer service stubs must be perpendicular to the
main pipe until the service is fully outside of the street pavement.
7. Plan revisions may be required to meet City design standards and to mitigate all encroachments.
MUNICIPAL SANITARY SEWER
1. The proposed property is located in the Southwest Planning MUSA and current Regional Sewer
Staging Plan area and would discharge to the MCES WONE Interceptor.
2. Connection to the municipal sanitary sewer system is readily available to serve each parcel. The
developer will be required to connect to existing 8-inch sanitary sewer stubs located along 5th
Street North and Island Trail and extend the public sanitary sewer system internally throughout
the subdivision to serve each platted lot/parcel and in accordance with the City engineering design
standards.
The Plans must be revised to split the sanitary sewer flows with the west parcel connecting
to the 8-inch stub at Island Trail and the east parcel connecting to the 8-inch stub (and 12-
inch trunk sewer) along 5 Street North. The 8-inch sanitary sewer running south along Island
Trail and through the Eagle Point Business Park has limited available capacity.
3. All sanitary sewer improvements must be completed at developer’s sole cost including all City
connection and availability charges.
4. All public sanitary sewer mains placed within the development will require minimum 30-foot
easements centered over the pipe/structure, if not located within a public right-of-way.
Easements must be free from all encroachments, including retaining walls, trees, fences,
small/dry utilities, or storm water management BMPs. Dedicated utility easements must be
shown on all site, grading, utility, and landscape plans when submitting Preliminary and Final Plat
applications.
5. Plan revisions may be required to meet City design standards and to mitigate all encroachments.
Memorandum
800 Washington Avenue North, Suite 207
Minneapolis, MN 55401
March 6, 2025
TO : NATHAN FUERST, AICP
FROM: SARAH EVENSON, PLA
RE: TOWNS OF INWOOD LANDSCAPE AND TREE PRESERVATION PRELIMINARY PLAT PUD REVIEW
SUBMITTALS
1. Concept Plan Submittal, dated 8/9/24, received 8/26/24
2. Preliminary Plat Submittal, dated 4/28/25, received 4/29/25
REVIEW HISTORY
1. 9/12/24 Concept Plan Review
2. 3/6/25 Preliminary Plat PUD Review
3. 5/19/25 Preliminary Plat PUD Review
LOCATION: East of Inwood Ave N, between 5th Street N. to the north and east and Eagle Point Blvd. to
the south
CURRENT LAND USE CATEGORY: High-density residential and guided high-density residential
and mixed-use commercial
ADJACENT AND SURROUNDING LAND USE: Business Park to the south, high-density
residential to the west, low-density residential to the north, and Public Facilities to the north and east
SPECIAL LANDSCAPE PROVISIONS: none
TREE PRESERVATION PLAN: 105. 12. 470
• The applicant has provided a tree preservation plan that meets code.
LANDSCAPE PLAN: 105.12.480
• The applicant has revised their plans to address the items noted in the previous memo.
RECOMMENDATION:
The landscape and tree preservation plans may be approved. The applicant notes on sheet L1 that these are
preliminary plans for City review only. While these are sufficient for approval, Construction Plans must be
provided to the City Landscape Architect showing plant schedules with the ground covers and tree species
proposed on landscape plan sheets L2 and L3 for easy reference, in order to assist with landscape warranty
inspections. Currently, only a single overall plant schedule is shown at the end.
Sarah Evenson, PLA (MN)
City of Lake Elmo Municipal Landscape Architect
P: (262) 391-7653 E: sarah@hkgi.com
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
March 4, 2025
Ashley Monterusso, Planner
City of Lake Elmo
Re: Inwood 8th Addition – Apartments and Townhomes
Prepared by: Anthony Svoboda, Fire Marshal
Approved by: Dustin Kalis, Fire Chief
Applicable Codes:
• 2020 Minnesota State Fire Code
• 2020 Minnesota State Building Code
• Lake Elmo Fire Department Fire Code Policies
• NFPA 13, 2016 edition
• NFPA 13D, 2016 edition
Fire Department Comments:
Roads, Drive Lanes, and Parking Areas
• All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning
radiuses.
• Approved fire apparatus roads shall be provided and maintained throughout all development phases in
coordination with engineering, public works, planning, and fire departments.
• An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads.
On- street parking shall be provided in approved locations following review by Engineering and Public
Works. Parking shall be prohibited on both sides of private drive lanes.
• All parking areas shall be capable of supporting the imposed load of fire apparatus weighing up to 75,000
pounds.
Fire Detection and Suppression
• Fire sprinkler systems shall be installed in the townhome buildings compliant with provisions of 2016 NFPA
Standard 13D, Installation of Sprinkler Systems in One- and Two-Family Dwellings or IRC P2904. City permit
required prior to initiation of work.
• Fire sprinkler system shall be installed in the apartment building compliant with provisions of 2016 NFPA
Standard 13, Installation of Sprinkler Systems. City permit required prior to initiation of work.
• Standpipes shall be installed in the apartment building compliant with 2016 NFPA 14, Standard for the
Installation of Standpipe and Hose Systems.
• Fire Department sprinkler connection locations to be approved prior to installation.
• Fire alarm system in the apartment building shall be installed compliant with provisions of 2016 NFPA
Standard 72, National Fire Alarm Code. City permit required prior to initiation of work.
• Fire hydrants and watermain shall be provided in approved locations following review by Engineering and
Public works.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
Building Systems and Equipment
• Locations of all EV charging stations or Electric Vehicle Supply Equipment shall be reviewed and installed in
approved locations. All electric vehicle supply equipment installed in the apartment building underground
parking area may require additional fire suppression considerations and restrictions on installation
locations. An electric vehicle supply equipment plan is required. This plan shall be reviewed by the fire
department, building contractor, building owner and building insurance provider.
• Emergency egress illumination shall be installed in the apartment building in the means of egress including
exit discharge compliant with 2020 MSFC.
• Compliant exit signage shall be installed in the apartment building as required by the 2020 MSFC.
• Provide and install in the apartment building, dry chemical fire extinguishers certified for service and tagged
as required. Service classification rating shall be a minimum 2A classification rating and maximum travel
distance of 75 feet to extinguishers. The minimum classification rating may be upgraded for special or extra
hazard areas within the occupancy.
• In the apartment building, rooms containing controls for air-conditioning systems, roof access, elevator
equipment, sprinkler risers and valves, or other fire detection, suppression or control elements shall be
identified for the use of the fire department. Approved signs required to identify fire protection equipment
and equipment location, shall be constructed of durable materials, permanently installed and readily
visible.
Address and Street Naming Systems
• Building address numbers shall be plainly visible from the street fronting the property and shall be
contrasting color from the background.
• Size and placement of address numbers shall be approved by the fire and planning departments.
• Street names and addressing shall be consistent with the Washington County Uniform Street Naming and
Property Numbering System. Street names shall be approved by the City of Lake Elmo.
Gates, Locks, and Access
• Project construction phasing shall always accommodate emergency access to the entire construction zone ,
generally meaning two separate means of entrance/exit as defined in the code. Phasing plan to be
approved by the fire department prior to construction.
Questions, clarifications, or the request to provide code documents can be made using the contact information
listed below.
Respectfully,
A great place to live, work and play…today and tomorrow
Government Center | 14949 62nd Street North | P. O. Box 6 | Stillwater, MN 55082-0006
P: 651-430-6001 | F: 651-430-6017 | TTY: 651-430-6246
www.co.washington.mn.us
Washington County is an equal opportunity organization and employer
ADMINISTRATION
Kevin Corbid, County Administrator
Jan Lucke, Deputy County Administrator
Jennifer Wagenius, Deputy County Administrator
March 7, 2025
Ashley Monterusso
City Planner
City of Lake Elmo
RE: Inwood Townhomes - Comprehensive Plan Amendment
Ms. Monterusso:
Washington County received and reviewed the documents for the Inwood Townhomes Comprehensive Plan
Amendment application requesting the Future Land Use Category be changed from Mixed Use Commercial to High
Density Residential.
The departments of Public Works and Public Health and Environment reviewed the documents provided by the
City of Lake Elmo on February 27th. It was identified through this review that the development proposed is located
in a DWSMA and known area of PFAS contamination. Best management practices as outlined by MDH and MPCA
should be implemented to protect public health. Washington County’s Public Works Department had no
additional comments.
Thank you for the opportunity to comment.
Sincerely,
Kelli Matzek
Senior Planner
Washington County – Office of Administration
Cc: Emily Jorgensen, Washington County Planning Manager