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LaValle Fields Preliminary Plat and PUD Page 2 3. Flexibility to allow the building height of 50 feet to accommodate 3 story buildings, where only 35 feet is allowed by ordinance in the underlying zoning district. In exchange for this flexibility, the developer is: 1. Preserving a large wetland complex. 2. Providing a public trail to connect CSAH 8 and Lions Park. 3. Creating a stormwater reuse project within the development and possibly extending to Lion's Park. 4. Reducing the overall impervious surface of the development by using underground parking. 2. BACKGROUND: The properties are generally located west of Finale Avenue and Lions Park. The property owner, Marvin LaValle, has signed a contract with the applicant, Bill Lentsch, to develop seven parcels of land. In 2012, the developer presented a concept plan to the Commissions and the City Council for their feedback. In general the Commissions and City Council stated that the land use and density seemed reasonable. There were concerns about site access and the phasing and financing of road construction. 3. CONTEXT: A. Surrounding Land Use and Zoning The property to the north is zoned PUD and CR -3 and is occupied by the St. John Cemetery, City owned property, and the Waters Edge Development. The property to the east .is zoned CR -3 and is occupied by a residential development, and Lions Park. The property to the south is zoned FCB and General Business (C-2), across County Road 8, and is occupied by a residential development and a farm field across the County Road. The property to the west is zoned CR -3 and is occupied by three residential homes, greenhouses, and vacant land. B. Natural Site Characteristics The properties are currently vacant and contain flat, buildable land with a portion to the west containing wetlands and floodplain. C. Level of City Discretion in Decision -Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City's Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan.