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Planning Commission Regular Meeting Minutes February 15, 2022 Page 2 1 Comprehensive Plan. The parcel (2501 Lowry Avenue NE – Urban Grove) is shown on the 2 zoning map provided and the 2040 Future Land Use map, also provided. The property 3 consists of approximately 11 acres after the subdivision of the westerly 4+ acres for 4 development of a senior housing project. The 2040 Comprehensive Plan describes High 5 Density Residential as a land use category that would expect to be developed at densities 6 between 20 and 40 units per acre. The Low-Density Residential category is expected to be 7 developed at densities between 2 and 4 units per acre. The plan includes a “Medium-Density” 8 category with a range from 4 to 20 units per acre. 9 10 The applicant seeks a Low-Density designation as being consistent with the long-standing 11 zoning of the property as R-1, Single Family Residential. Land Use refers to the general type 12 and intensity of use. Zoning is a specific designation that manages the use, and extent of 13 developed land. 14 15 For Zoning Map amendments (rezoning), the City conducts a public hearing by the Planning 16 Commission, after which the zoning amendment is considered by the City Council as an 17 ordinance. If approved, it is adopted and the map is amended. 18 19 Mr. Grittman stated for Comprehensive Plan amendments, the process is more complex. The 20 Planning Commission holds the public hearing, and the City Council then is asked to approve 21 the amendment for the purposes of notifying adjoining or affected jurisdictions (neighboring 22 cities, watershed districts, school districts, affected state agencies, etc.). The jurisdictions have 23 up to 6 months to comment on the proposed amendment. Once comments are received, the 24 City decides how to respond to the comments, and then sends the proposed amendment (with 25 the comments and responses) to the Metropolitan Council for review and comment. The Met 26 Council is responsible for reviewing the document for its consistency with regional plans 27 adopted by the Council. The Met Council will review the proposed impacts on several factors, 28 including population projections, road and traffic considerations, impacts on regional parks, 29 housing (and affordable housing impact), and sanitary sewer impacts – among others. 30 31 The process parallels the original adoption of the 2040 plan, which was prepared under the 32 requirements of the Met Council as well. For the 2040 plan to be approved, the City was 33 required to show how its future land use plan provided adequate land areas for the population 34 and housing projections made by Met Council, along with the City’s required allocation of 35 affordable housing units, also assigned by Met Council. 36 37 At the time the Comprehensive Plan was being prepared, there were no specific 38 redevelopment plans for the subject property. The property owner had removed most of the 39 buildings in the manufactured home park, but for a few retained homes and a few 40 common/maintenance buildings. The City adopted its new land use plan with newly revised 41 density allowances (between 20 and 40 units per acre) while at the same time, the property 42 owner was preparing the site for redevelopment. Planning staff is unaware of any specific 43 redevelopment plans provided to the City in the form of redevelopment or zoning applications 44 or site plan requests during this period, and no formal applications were made. 45