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2 DOCSOPEN\LA515\117\949622.v2-4/26/24 PID#s: 3502921430001 & 3502921440012 Deadline: Application Completed – 11/3/2023 60 Day Deadline – 01/02/24 Extension Letter – 11/13/2023 120 Day Deadline – 03/02/2024 Developer 90-day extension request – 01/11/2024 Review Deadline – 05/31/2024 ANALYSIS: Land Use Guidance Overview Comprehensive Plan Future Land Use Guidance – Mixed Use Commercial (MU-C) • Required Residential Density 10 – 15 Units / Net Acre • Existing MUSA Growth & Phasing Period – 2030-2040 Zoning District • Existing – Rural Transition • Requested – Mixed Use Commercial (MU-C) • Located in Shoreland Overlay Comprehensive Plan Amendment Review The 2040 Comprehensive Plan MUSA Map 3-7, MUSA Phasing & Growth Plan does not show this area of the City developing until the time period between 2030-2040. The reason for the planned phasing of the area bound by Keats, 10th St. N, and Lake Elmo Avenue is generally because the area will be difficult to serve with public utilities. Required utility connections and alignments create a need for broad coordination amongst current and future property owners in this area. The Comprehensive Plan states the following regarding Map 3-7: Map 3-7 identifies four staging areas consistent with existing and planned water, wastewater and transportation infrastructure. The City acknowledges that market conditions, as well as other external impacts may influence exactly where and when development occurs, and this map is intended to signal to the City that it must evaluate its infrastructure with respect to timing and development approvals. This is particularly important in the last phase denoted as post-2035. Property within this staging area should be monitored for capacity and potential improvements based on actual development in earlier phasing periods. The City has sewer capacity to serve areas within the MUSA and plans to serve the property and the surrounding parcels within the time horizon of the 2040 plan. Importantly, this site development should not create a condition where the site is served by City utilities but the property that it surrounds (Pet Images Resort) is not. The Applicant has not indicated how the utility extension and required Hudson Boulevard improvements will be addressed. However, the decision to change or amend the Comprehensive Plan is a policy matter for the City. Any change to the Comprehensive Plan should be based on findings that show the change would be consistent with the goals and policies of the City.