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February 9, 2021 Page 5 Comprehensive Plan. The City’s 2040 Comprehensive was adopted last year. 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 City’s 2040 Comprehensive Plan identifies the subject property as an important redevelopment opportunity. Recognizing that the City is expected to accommodate an increase in population and that little to no vacant land presently exists, redevelopment of previously developed sites is considered the primary means of achieving the City’s residential density objectives. The Land Use Plan included in the 2040 Comprehensive Plan high density development on the subject property. The 2040 Comprehensive Plan also establishes a desired density range of 20 to 40 units per acre for high density residential development. The applicant has proposed a residential density of 28 - 32 units per acre (135 dwelling units/4.25 acres) which is within the density range directed by the draft 2040 Plan. With the preceding in mind, the proposed redevelopment project is considered consistent with the City’s 2040 Comprehensive Plan. With regard to planned housing and affordability, the Metropolitan Council assigned (as a part of the 2040 Plan Update process) an allocation for 152 additional “affordable” units to St. Anthony for the 2021-2030 decade. The Plan accommodates this allocation with land designated for residential development that could support “affordable” housing of more than 460 units. This measurement accounts for land that is available for development at densities of more than 8 units per acre, according to Metropolitan Council definition. Planning staff would note that while rent ranges for the proposed project are not considered in this calculation, not every project will meet every goal of the Comprehensive Plan. The primary goals met by this project would include compatible redevelopment of the subject property, and attention to supporting park-like development along the Stinson Parkway frontage in the City. Land Use Compatibility. In consideration of the proposed apartment building project, a determination should be made that the proposed use is compatible with surrounding uses. Land uses which surround the subject site include the Urban Grove manufactured home park (along Kenzie Terrace NE), single family residential neighborhoods to the north, office- commercial to the south, and mixed single family residential in Minneapolis to the west (homestead and non-homestead). Just east of the manufactured home park is additional senior housing and other multiple family on either side of Kenzie Terrace. The primary potential conflicts raised by this type of housing would relate to building massing in the areas adjoining the lower density small-structure neighborhoods. The applicants have addressed this issue by setting the building back from Stinson Parkway nearly 90 feet, and 53