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Mounds View Planning Commission September 15, 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 in the near future, MWF Properties will submit applications for the Skyline redevelopment project which includes the property at 4889 Old Highway 8. The project will include a 120-unit apartment building on land designated in the DRAFT 2040 Comprehensive Plan for “Mixed-Use”, with a density of 15 to 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. Staff explained to continue, the DRAFT 2040 Comprehensive Plan needs to be adopted by the City Council (September 13, 2021), and amended to allow a higher density (October 11, 2021). Staff is proposing to change the Mixed Use density range from 15-30 units per acre, to 15 to 50 units per acre. The City Council discussed this change at its August 2nd Work Session and directed Staff to move forward. Community Development Director Sevald reported 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 fluctuated based on the vacation of Greenfield Avenue, and design of the cul-de-sac). Skyline will have a similar experience related to land to be dedicated for Old Highway 8 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 to 17.4 units per acre. Compliance with the Comprehensive Plan is interpreted by the City Council. In any case, the Comprehensive Plan establishes a vision. Developers propose projects that fit market demand. What gets built is often a compromise. Community Development Director Sevald commented although the proposed density change is being triggered by the Skyline project, the change affects every property designated for Mixed Use (84 acres). But, how, is a guess. For example, the planned Simons project (18 unit density) is nowhere close to the 50 unit density proposed by the amendment. Every project will be unique to its site characteristics. Staff is proposing a maximum density of 50 units per acre (similar to Bel Rae), in order to avoid having to amend the Comprehensive Plan for any foreseeable project. The amendment process takes several months, and must be reviewed and approved by the Metropolitan Council. Amending the Comprehensive Plan will require an amendment to the Municipal Code regarding allowable density. Staff is considering an overhaul of the PUD section of the Code. Staff commented on the request further and requested the Commission continue the public hearing to October 6, 2021 due to the fact this matter had to have 10 days of proper publication prior to being considered by the Planning Commission. Commissioner Nelson asked if the PUD with 31 units per acre had to be amended. Community Development Director Sevald reported this would not be reconsidered. Commissioner Farmer questioned how the 60/40 split was measured for commercial and residential properties. Community Development Director Sevald explained this was conducted a