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Item No: 05A Meeting Date: July 21, 2021 Type of Business: Planning Cases Planning Case: N/A City of Mounds View Staff Report To: Planning Commission From: Jon Sevald, Community Development Director Item Title/Subject: Concept Plan Review: Skyline, 4889 Old Highway 8 Introduction: MWF Properties has submitted a concept plan for a 120-unit senior (55+) apartment building. The building will be four stories above underground parking, and consist of one, two, and three bedroom units. The project will be affordable housing, with income limits of 50% of the Average Median Income (AMI). Maximum rents and income limits varies based on household size, and the number of bedrooms. For example, in Ramsey County, a three-person household with two- bedrooms, has an income limit of $47,250, and a maximum gross rent of $1,181 per month. Discussion: A Concept Plan Review is intended to solicit comments from the Planning Commission and City Council, to assist the Developer in site planning. A Concept Plan does not have the detail expected for a formal Development Review. The expectation is for individual members of the Commission/Council to provide opinions. There is no formal action or Resolution. All opinions are non-binding. After Concept Plan Review, the Developer intends to submit an application for; (1) Rezoning from Industrial (I-1) and Highway Business (B-3), to Planned Unit Development (PUD); (2) Subdivision; and (3) Development Review. Additionally, the City intends to amend the 2020 Comprehensive Plan (after it’s adopted) to increase the maximum density for properties guided as Mixed Use, from 30-units per acre, to 50-units per acre. The proposed project has a density of 34-units per acre. For comparison, Gray Stone Flats has a density of 31 units per acre, and Bel Rae is at 45 units per acre. Recent Project History: The Skyline Motel was built in 1953, and was prominently visible from Interstate 35W , across from the Twin Cities Army Ammunition Plant (TCAAP). Throughout the years, the Motel experienced numerous police calls, Fire Code violations, and was a priority redevelopment site for the City. In 2018, a developer proposed a 61-unit apartment (affordable housing), with social service offices. The project was not awarded Housing Tax Credits from the state. Thus, the developer requested that the City assume the purchase agreement. In December 2018, the Mounds View Economic Development Authority (EDA) purchased the motel for $1,332,271. The City removed the motel and marketed the property for redevelopment. In 2019, a developer proposed a hotel on the Skyline site and an office building on the adjacent vacant Bauer Welding property (project was not financially feasible). In 2020, the City considered four proposals; an assisted living facility; affordable apartments; and two separate self-storage proposals. The EDA directed the first two developers to work together (Augusta Development and MWF Properties). Augusta backed out of the project in spring 2020, due to lack of market demand for assisted living. In April 2021, the EDA and MWF Properties entered into a Preliminary Development Agreement, including; (1) a 96-unit apartment building and (2) a 120-unit senior (55+) apartment