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City Council Staff Report 5/11/2026—Final Plat and Wetland Buffer Permit 7687 Long Lake Road Page 3 The city's current Comprehensive Plan (the 2040 Comprehensive Plan) contains a future land use map, which guides development or redevelopment of parcels by designating what use(s) are to be allowed in the future. As mentioned previously, the city recently approved an amendment to the map to guide the applicant's site as `mixed use'. This was done for the following reasons: • The site would no longer be tax-exempt property; parcels in the public/semi-public designation are tax-exempt uses (such as schools, government buildings, places of worship, etc.) • Planned Unit Developments are encouraged to occur in areas guided `mixed use,' and the applicant's development is being done as a Planned Unit Development (PUD). • The amendment met multiple policies in the city's 2040 Plan. • The amendment was consistent with the city's Mounds View Square Redevelopment Study from 2023, which called for guiding the parcels within the study area (which included the subject parcel) as `mixed-use' to allow for a variety of uses and development options. The study found support for senior housing being added to the study area, with one of the preferred concepts proposing up to 90 units of senior housing be constructed on the subject parcel. With the amendment of the Future Land Use Map being approved by the Metropolitan Council, the proposed final plat to split the property into two lots would be consistent with the `mixed-use' designation for the site. The water resource policies in the 2040 Plan would also be met with this proposed development, as the city has permitting authority for work or development in the buffer space around a wetland (along with any alterations to wetlands). Subdivision Request The division of land into two or more lots (or adjusting of lot lines) meets the definition of a `subdivision' in the city's subdivision code (Chapter 158). A subdivision is a two-step process; first is a preliminary plat, and the final plat. A preliminary plat shows existing and proposed lot lines, easements, right-of-way (ROW), buildings, wetlands and waterbodies, etc. The final plat shows the proposed or new lot lines and monuments, easements, lot numbering (lots and blocks), waterbodies, and right-of-way (ROW). A final plat will also include areas for singing and recording. As noted previously in this report, the city has already approved a preliminary plat to subdivide this property into two lots. The proposed final plat of Suite Living of Mounds View shows the proposed two lots — Lot 1 on the north side and Lot 2 on the south side of the current property. ROW is shown for the three streets that abut the site (County Road I/CSAH 3, Long Lake Road/CSAH 45, and Bronson Drive). The proposed final plat dedicates or adds additional ROW as was required for preliminary plat approval to make the ROW consistent with adjacent lots and subdivisions. New drainage and utility easements are shown along each lot line, as well as over the wetland that is located on proposed Lot 2. Public Works noted that the easement along Bronson Drive shall be revised to include/allow for the city to install a sidewalk along Bronson Drive in the future. Apart from this, the plat is consistent with the preliminary plat and the city's subdivision code. The Mounds View Vision A Thriving Desirable Community