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Item No: 08B <br />Meeting Date: Oct 11, 2021 <br />Type of Business: CB <br />City Administrator Review: <br />City of Mounds View Staff Report <br />To: Honorable Mayor, and City Council <br />From: Jon Sevald, Community Development Director <br />Item Title/Subject: Resolution 9475, Amendment to the 2040 Comprehensive Plan <br />Introduction: <br />Staff is requesting a text amendment to the 2040 Comprehensive Plan, increasing allowable <br />residential density within Mixed Use areas, from 15-30 units per acre, to 15-50 units per acre. <br />Discussion: <br />MWF Properties has submitted applications for the Skyline redevelopment project, 4889 Old <br />Highway 8 (now; Villas of Mounds View). The project will include a 120-unit apartment building <br />on land designated in the 2040 Comprehensive Plan for "Mixed -Use", with a density of 15-30 <br />dwelling units per acre. The Villas will be proposed at 31 units per acre. Mixed Use is intended <br />(not required) to include a 60%/40% mix of residential/commercial uses. <br />For comparison; <br />Project <br />Simons (planned) <br />Year <br />2022 <br /># units <br />18 <br /># acres <br />1.00 <br />Density <br />18 <br />2040 Comprehensive <br />Plan Designation <br />Mixed Use <br />Villas of Mounds View (planned) <br />2022 <br />120 <br />3.88 <br />31 <br />Mixed Use <br />Gray Stone Flats <br />2020 <br />126 <br />4.07 <br />31 <br />Mixed Use <br />Boulevard <br />2019 <br />60 <br />3.26 <br />18 <br />Mixed Use <br />Bel Rae <br />2015 <br />95 <br />2.21 <br />43 <br />Mixed Use <br />Silver Lake Pointe <br />1995 <br />83 <br />2.78 <br />30 <br />Multi -Family Residential <br />Landmark Estates <br />1984 <br />132 <br />9.40 <br />14 <br />Multi -Family Residential <br />Scotland Green <br />1972 <br />385 <br />20.14 <br />19 <br />Multi -Family Residential <br />The City has not always followed the Comprehensive Plan regarding density. Gray Stone Flats <br />was likely an oversight based on unknown acreage size at the time the PUD was approved <br />(acreage changed after the vacation of Greenfield Avenue). The Villas will have a similar <br />experience related to land to be dedicated for right-of-way, and right-of-way to be vacated by <br />Ramsey County after the plat is approved. Bel Rae Senior Living, when approved, was <br />designated Mixed Use in the 2010-2030 Comprehensive Plan, at a density of 6.0 - 17.4 units <br />per acre. Compliance with the Comprehensive Plan is interpreted by the City Council. <br />This topic (density) was brought to Staff's attention by MWF Properties, based on their <br />experience with proposing a project in another city, exceeding allowable density in that city's <br />Comprehensive Plan. Mounds View Staff discussed with Metropolitan Council Staff, who <br />observed that a number of cities underestimated densities proposed by developers. New <br />Brighton recently amended their Comprehensive Plan, increasing density from 50 units to 60. <br />For Comparison: <br />City 2040 Land Use Designation <br />Res. Density (units p/acre) <br />Arden Hills <br />Blaine <br />Town Center <br />15-67 <br />Community Mixed Use <br />High Density Res. — Planned <br />Commercial (or Industrial) <br />3-20 <br />12-25 <br />