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Background At its July 22, 2019 meeting, the City Council approved Site Plan Review, Final Planned Unit Development, Rezoning, Comprehensive Plan Amendment, Conditional Use Permit, Preliminary Plat, and Vacation of existing easements for Summit Development at 1718, 1720, and 1722 Parkshore Drive and 4177 Old Highway 10. The Applicant is requesting to construct a three (3) story, 120-unit senior housing building which will include independent living, assisted living, memory care and skilled nursing. The proposed development site is approximately 5.32 acres and has a net density of 21.78 units per acre. However, when the plans were reviewed by the Metropolitan Council they were denied over concern that the City's recently approved 2040 Comprehensive Plan does not have language supporting increasing the densities above the maximum permitted in a specific land use district. In order to move the project forward a minor text amendment to the 2040 Comprehensive Plan is required. Plan Review Prior to drafting the amendment, Staff met with Metropolitan Council Staff to discuss next steps. During the meeting they informed us that any text amendment will require a maximum density flexibility threshold be established. Planning Staff needed to determine a maximum density ceiling. Staff reviewed Summit Developments proposal and other previously approved High Density Planning Cases and determined that the maximum density should be set at 100 percent or 24 units per acre for areas guided for High Density on the Land Use Plan. All other previously approved Planning Cases fall under the threshold except for one (1); Arden Village located on County Road F has a density of 26 units per acre. Staff also reviewed the Land Use chapter in the Comprehensive Plan and determined that the best location to add the proposed language would be in section 6.4.10 (Attachment A) as this section discusses density requirements for the community. The proposed text amendment language is provided below. The language has been vetted by Metropolitan Council and they support the proposed language. "Land guided for High Density south of Highway 96 and 10 density may be increased by up to 100% through the use of the Planned Unit Development (PUD)process if the intent is to meet the goals of the Comprehensive Plan. The City Code includes PUD regulations that allow for a higher quality and compatible development of property by encouraging reasonable flexibility from applicable standards, including at higher densities than would be allowed under the underlying zoning district and/or guided land use designation. The City has utilized PUDs and PUD Overlays for many residential and commercial developments, which is a trend that is likely to continue into the future given the limited size and amount of land available for new development and potential redevelopment south of Highway 96 and 10. " City of Arden Hills Planning Commission Meeting for April 15,2020 P:\Planning\Planning Cases\2020\20-001 Comp Plan Amendment CPA Page 2 of 3