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City Council Staff Report 2/23/2026 – Future Land Use Amendment, Rezoning, and Preliminary Plat 7687 Long Lake Road Page 4 The Mounds View Vision A Thriving Desirable Community for ‘flexibility of site design and architecture.’ Section 160.315(B) further elaborates that reductions or variations in the typical setbacks and other requirements of the city’s base zoning districts can be made in exchange for creative site design, preservation of natural features, etc. Given the presence of a large wetland on the property, the PUD process is an ideal way to balance preservation of natural features on the site while permitting the development of the property for a use that is not currently found in the community. To create a PUD, there are multiple steps required, which are outlined in Section 160.31: a ‘general concept’ plan, a ‘development stage’ plan, and a ‘final plan’ are required. The applicant’s submittal covers both the ‘general concept’ and ‘development stage’ plans. Section 160.317 covers specific standards for different types of PUD developments. Subsection (A)(5) lists standards specific for senior housing developments approved via the PUD process. The proposed facility has enough memory care and assisted living facilities to qualify as ‘senior housing’ per Section 160.317(A)(5)(a). Section 160.317(A)(5)(b) and (c) list specifics for lot size and yards (setbacks), which would appear to conflict with the intent of a PUD allowing for a variation in site requirements. The proposed new lot being approximately 3.58 acres in size exceeds the requirement of two acres. The required setbacks for a ‘senior housing’ PUD are shown in Table 1 below. The applicant’s plans meet the setback requirement from all lot lines except the north/rear lot line. Table 1: Proposed and required setbacks. Setback Requirement per Section 160.317(A)(5)(c) Proposed Front 30 feet South (along Bronson Drive): >30 feet Sides 20 feet East: >20 feet West (along Long Lake Road): >20 feet Rear 30 feet (50 feet if abutting residential) North: 20 feet The front and rear setbacks required under this section are no different from the underlying setbacks required in the R-1 zone as listed in Section 160.055(C), which appears to conflict with the purpose and intent of the PUD development option of allowing variations to design standards without going through the variance process. Due to being within 200 feet of the right- of-way (ROW) of Mounds View Boulevard, the proposed Lot is within the Corridor 10 Overlay district. The overlay zone allows the following, per Section 160.284(C): buildings and parking lots should have no more than a five-foot setback from County Road 10. The required setbacks for the other sides of the property will be determined by the city, based on the specific project and land usage. Establishing a building setback of 20 feet along the north and west lot lines of proposed Lot 2 would be allowed under the Corridor 10 Overlay district. A wetland occupies approximately 37,000 SF of proposed Lot 2. The building setback required from a wetland is 100 feet (per Section 159.007(C)(3)); though a wetland buffer permit can be applied for to permit reduced setbacks.