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Item No: 05A Meeting Date: Oct 6, 2021 Type of Business: Planning Case Planning Case: XXXX-XXX City of Mounds View Staff Report To: Planning Commission From: Jon Sevald, Community Development Director Item Title/Subject: Public Hearing: Resolution 1138-21, Recommending an Amendment to the 2040 Comprehensive Plan Introduction: 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. Discussion: 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). For comparison; Project Year # units # acres Density 2040 Comprehensive Plan Designation Simons (planned) 2022 18 1.00 18 Mixed Use Skyline (planned) 2022 120 3.42 35 Mixed Use Gray Stone Flats 2020 126 4.07 31 Mixed Use Boulevard 2019 60 3.26 18 Mixed Use Bel Rae 2015 95 2.21 43 Mixed Use Silver Lake Pointe 1995 83 2.78 30 Multi-Family Residential Landmark Estates 1984 132 9.40 14 Multi-Family Residential Scotland Green 1972 385 20.14 19 Multi-Family Residential 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. 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, Metcouncil 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