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6/29/2019 Suburban leaders allowing larger, denser developments in this building boom - StarTribune.com City leaders also are using code exemptions to entice developers to build better projects. For instance, in exchange for height and density concessions, the developer is giving White Bear Lake land for a trail and a more appealing design. "It's got a lake lodge feel," Kane said. "We want distinctive architecture that reflects our community." North St. Paul is leaning on the PUD process to revive its downtown (http://www.startribune.com/north-st-paul-finds-itself-in-a-building-boom-with-400- new-homes-apartments-in-the-works/507741822/) and add more housing. It has nearly 400 new townhouses and apartments in the works on four different sites, which city leaders hope will attract more shops and cafes. The new housing projects are denser than city code allows. But after watching the city be overlooked by developers for years, community leaders say they are thrilled at the surge in new investment. "Traditional zoning does not allow for much flexibility," said Molly Just, a senior planner with WSB who does work for North St. Paul. "PUDs are really intended to provide flexibility and creativity for developers, but at the same time meeting stated objectives set by municipalities." Shoreview has used such incentives for decades, allowing developers to build townhouses, condos and the Rice Creek Corporate Park area. It recently approved more than 1,000 new apartments in four complexes. The city exempted developers from existing codes on the maximum height of new buildings, the density of new units and the number of parking spots. The incentives "are used in exchange for higher -end amenities and other elements in the projects," said Shoreview Mayor Sandy Martin. She said some redevelopment projects would be nearly impossible without them. One of the newer apartments, Lakeview Terrace, replaced an aging strip mall and had to be built around railroad tracks and a pond. It required a street realignment. "Redevelopment projects are more complex and expensive," she said. "Developers tend to shy away from those if [the codes] are too rigid." So far, the new suburban apartments are filling up. The first phase of the Loden apartments at Interstate 694 and Lexington Avenue opened in Shoreview last winter. All 204 apartments were rented in four months, and there's a waiting list for the next phase. The developer, Greco Properties, and East Ridge Partners tore down a long -vacant industrial building close to the freeway. In exchange for more units, the developer added green space, a dog run, a pickleball court and a pool. Greco officials also agreed to make about two dozen units affordable for lower-income families. "This is probably the highest quality development we've ever done," said Greco Properties President Josh Brandsted, sitting in the Loden's expansive commons room with a pool table, fireplace and ample high-end finishes. Greco had primarily built apartments in Minneapolis, so this market -rate suburban complex was "uncharted territory." Brandsted said Shoreview's willingness to partner with them rather than treating them like the "big, bad developer" was critical. "I think they are doing it right," he said. Making a course correction Not everyone thinks such incentives are the best tools. Roseville leaders said they felt developers were abusing the process, so they stopped offering incentives in 2010. ANTHONY SOUFFLE Residents used the gym facilities at the Loden. www.startribune.com/suburban-leaders-allowing-larger-denser-developments-in-this-building-boom/5l O7l3362/ 2/3