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February 15, 2022 Page 4 memorandum for the City’s 2040 Plan required the City to adopt an affordable unit allocation for 2020 – 2030 of 153 affordable housing units. Re-guiding the subject property to Low Density Residential would remove a significant portion of those affordable units from the 2020-2030 and 2030-2040 Plan inventory, and they would (likely) have to be reallocated to other sites. It is not clear how this might occur, and would require some presumably extensive discussions with the City for suitable locations, as well as with Met Council staff. In that regard, it is possible that some or all of the replaced manufactured homes may qualify for a portion of that allocation, but because there is no specific development approval for the site, the mechanism for ensuring that is not clear at this point. Moreover, the applicant’s plans for the site – if the prior manufactured home park is a guide – would anticipate more than 90 units on the property (the precise number has not been determined). In any case, at 11 acres, the density of the site is actually more than 8 units per acre – a land use that falls in the medium density category (4-20 units per acre, per the 2040 Plan). Before staff undertakes the extensive research and Met Council discussions required to pursue and ascertain the extent of other changes necessary to accomplish the applicant’s request, a determination as to whether the City considers that effort to be in the interest of the City’s 2040 Plan overall and its land use goals and objectives. While the property owner is concerned that the Hennepin County Assessor is incented to raise property value (and thus property taxes) on the parcel, the land use implications for the City are separate from that interest. For reference, the taxable value and classification taken from the Hennepin County website list the parcel as “Manufactured Home Park” assessed 2021, for taxes payable 2022. Staff is unaware if that classification has been changed for 2023. SUMMARY AND STAFF/PLANNING COMMISSION RECOMMENDATIONS Staff Recommendation Staff recommends the following Planning Commission Motion: 2.That the Planning Commission forward the application for a Comprehensive Plan Amendment to the City Council re-guiding the subject property from High Density Residential to Medium Density Residential, rather than the Low Density Residential requested by the applicant. This recommendation is made based on findings that while the current zoning designation on the City’s Zoning Map and the land use designation in the City’s 2040 Land Use Plan are not consistent, neither is consistent the actual intended use of the property as a Manufactured Home Park, the stated intent of the owner/applicant and the current use as it is being developed.