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March 8, 2022 Page 2 Deadline for Agency Application Complete Date: 12/21/2021 Action:60 Days: 2/19/2022 Letter Sent:2/11/2022 120 Days:4/20/2022 ANALYSIS 1.Planning Commission Recommendation The Planning Commission considered the request at a public hearing held on February 15, 2022. The original staff recommendation suggested that if the Planning Commission were to consider a new Land Use designation for the site, that Medium Density (rather than the requested Low Density) would be the appropriate category, given the likely resulting density from the owner’s rebuilding of the manufactured home park. The Planning Commission noted that the current designation as High Density Residential in the Comprehensive Plan was in conflict with the Zoning Map designation as R-1, Single Family Residential. Staff and the Commission discussed the options for resolutions of that conflict, as required by Met Council policy. As discussed in the staff report (see below), there are several ramifications to altering the Comprehensive Plan land use designation, as many of the policy directives are integrated with the density and style of residential development, particularly on a parcel of this size and location. Such a change would directly impact the calculation of sanitary sewer, road capacities, housing diversity, population projections, and affordable housing aspects of the plan, and others as well. Essentially, it is likely that a change such as the one proposed would consequently require changes in other parts of the Village to compensate for the loss of unit, population, and affordable housing counts, and the resultant changes to traffic, sewer, water supply, and land use impacts overall. The Commission’s discussion of the request focused on the City’s long term goals and objectives, and whether the change would be in the best interests of the City overall, given the impacts on both the land use and other aspects of the Comprehensive Plan. The Commission acknowledged the conflict between the Plan and the Zoning Map, but also acknowledged the actual development pattern. A change to the Plan would not resolve the conflict if it reflected the actual development (Medium Density); or, the change would ignore the actual land use if changed to match the Zoning Map (Low Density). It was further noted that neither the land use designation in the Comprehensive Plan nor the Zoning Map designation impact the specific land use to which the property is being put by the owner. That land use (manufactured home park) is a residential use of the property, being reestablished as either a legal land use under the various regulations governing such uses, and/or a legal nonconformity continuing the property’s long-standing development as such. The City has not disputed the owner’s right to use and redevelop the property as a manufactured home park, and has issued various permits needed to reoccupy the site, irrespective of the land use or zoning designations. 26