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Commissioner VanScoy asked how many of these sites can be approved before the City does not meet the density requirements of the Metropolitan Council. Senior Planner McGuire Brigl commented that the City completes plat monitoring each year to review the overall density. She stated that the City would allow more of these developments but would have to provide denser development in other areas to offset. She stated that the City cannot continue to allow sewered development less than three units per acre. She noted that Riverstone South will provide the City with a bump in terms of density. She noted that continued development in The COR should allow the City to continue to allow more rural development in other areas. Commissioner VanScoy asked if a variance could be used rather than a Comprehensive Plan. Senior Planner McGuire Brigl commented that a Comprehensive Plan amendment would be necessary in order to be in compliance with the Metropolitan Council. She noted that the alternative would be to allow smaller lots in order to increase the density. Commissioner VanScoy expressed concern with the future impact of the amendment as written. He commented that some of the measures are subjective, which is a concern. Senior Planner McGuire Brigl commented that in order to use this, an applicant would need to request a Comprehensive Plan amendment based on the criteria and the decision would then be of the City Council and Metropolitan Council. She stated that even though some of the language may seem subjective, it is the same language within the variance criteria. She stated that the areas where this could be used need to be mapped and that has been done very narrowly only incorporating the two properties where the City would like to use this. Commissioner VanScoy referenced the required density of three units per acre and asked if a unit could be an apartment or townhouse. Senior Planner McGuire Brigl confirmed that to be true. Commissioner VanScoy referenced the current moratorium that the City Council has on high density residential for City owned property within The COR and commented that would seem to create a potential issue. Senior Planner McGuire Brigl commented that if this passes tonight, the City would still be over the three unit per acre threshold. She stated that apartments typically come in around ten to 15 units per acre which does help to boost the City's density calculation. She stated that if the City Council wanted to allow the City to seek development of apartments that would help the density calculation but commented that is not a need at this time. She noted that there is available land within The COR that could be developed into apartment buildings that is not City owned. Commissioner VanScoy commented that part of the issue that drove the development of The COR and its density was to allow the City to development while maintaining its rural character. Planning Commission/ January 27, 2022 Page 8 of 22