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Mounds View Planning Commission October 6, 2021 Regular Meeting Page 2 ________________________________________________________________________ 5. Planning Cases A. Resolution 1138-21, Recommending an Amendment to the 2040 Comprehensive Plan Community Development Director Sevald stated staff is requesting an amendment to the 2040 Comprehensive Plan, increasing allowable residential density within Mixed Use areas, from 15- 30 units per acre, to 15-50 units per acre. It was noted MWF Properties has submitted applications for the Skyline redevelopment project, 4889 Old Highway 8 (now; Villas of Mounds View). The project will include a 120-unit apartment building on land designated in the 2040 Comprehensive Plan for “Mixed-Use”, with a density of 15-30 dwelling units per acre. Skyline will be proposed at 35 units per acre. Mixed Use is intended (not required) to include a 60%/40% mix of residential/commercial uses. The City Council discussed this change at its August 2nd Work Session and directed Staff to move forward. The Planning Commission discussed at its September 15th meeting, and tabled action, to allow timing to publish a Public Hearing notice (notice was published by the Pioneer Press on September 20, 2021). Community Development Director Sevald explained the City has not always followed the Comprehensive Plan regarding density. Gray Stone Flats was likely an oversight based on unknown acreage size at the time the PUD was approved (acreage changed after the vacation of Greenfield Avenue). Skyline will have a similar experience related to land to be dedicated for right-of-way, and right-of-way to be vacated by Ramsey County after the plat is approved. Bel Rae Senior Living, when approved, was designated Mixed Use in the 2010-2030 Comprehensive Plan, at a density of 6 - 17.4 units per acre. Compliance with the Comprehensive Plan is interpreted by the City Council. Community Development Director Sevald reported this topic was brought to Staff’s attention by MWF Properties. On one of their projects in a different city, the City approved the project with a higher density than allowed in the Comprehensive Plan. When MWF applied to the Metropolitan Council for Sewer Availability Charges (SAC) determination, Met Council Staff caught the inconsistency, and denied permits for the project, thereby delaying construction until the city’s Comprehensive Plan was amended. Mounds View Staff discussed with Metropolitan Council Staff, who observed that a number of cities underestimated densities proposed by developers. New Brighton recently amended their Comprehensive Plan, increasing density from 50 units to 60 units. Staff is proposing a maximum density of 50 units per acre (similar to Bel Rae), to avoid having to amend the Comprehensive Plan for any foreseeable project. By allowing higher densities, buildings will go up or out. As a PUD, there is flexibility from the City Code on density (max 30 units per acre), height (max 3-stories), and usable open space (min 625 square feet per unit). Staff commented further on the request and recommended the Planning Commission hold a public hearing and recommend approval of the Comprehensive Plan Amendment. Chair Rundle opened the public hearing at 7:06 p.m.