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September 8, 2020 Page 6 Comprehensive Plan Land Use Plan. According to the St. Anthony 2040 Comprehensive Plan, the Metropolitan Council has classified St. Anthony Village as an “urban community.” “Urban communities” are expected to plan for forecasted population and household growth at average densities of at least 10 units per acre for new development and redevelopment. In addition, “urban communities” are expected to target opportunities for intensive development near regional transit investments. The Land Use Plan included in the draft 2040 Comprehensive Plan directs high density residential use of the subject site. The Plan also establishes a desired density range of 20 to 40 units per acre for high density residential development. Proposed Residential Density. The applicant has proposed a residential density of 44.7 units per acre (38 dwelling units/0.85 acres) which exceeds the density range directed by the City’s draft 2040 Plan. As previously indicated, the applicant has requested flexibility from this density directive via the PUD. In previous review of the PUD concept plan, Staff raised two options available to the City to address the density issue. These options were as follows: A.Expand the area of the subject site such that the density directives of the Plan can be satisfied. This would basically involve the acquisition of a portion of the restaurant property which abuts the subject site to the south. B.Consider areas of the Silver Lake PUD which have been built out at lower density and transferring a portion (or portions) of that allowance to the subject site such that the “overall density of the PUD is consistent with the density directives of the Plan. In consideration of the preceding options, the City Council and Planning Commission were supportive of the idea of allowing the proposed development to utilize dwelling unit / development density rights which were afforded other sites in the Silver Lake PUD but were not used. Densities in the Silver Lake PUD vary widely, and there is little remaining land to develop. Capping the project at 40 units per acre would result in a unit count of 34 units. As such, the increase proposed by the applicants is a total of 4 units over the cap. Averaging this unit count over the larger district would result in an insignificant impact to the PUD density. Affordable Housing. The housing aspect of the project potentially raises the issue of affordability. The City’s Comprehensive Plan identifies several aspects of affordability and density. The Plan notes that for existing housing stock, St. Anthony Village provides a greater ratio of affordable housing, a greater ratio of rental housing, and a greater 40