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Page 5 <br />B. Natural Characteristics of Site <br />The properties are currently vacant and do contain some challenges regarding an existing <br />drainage ditch, floodplain, and high ground water. The properties are relatively flat with <br />approximately 57 acres of wetlands. <br />4. ANALYSIS: <br />A. Level of Discretion in Decision Making <br />The City has discretion in approving or denying rezoning applications, based on whether or not <br />the proposal meets the standards outlined in the Zoning Ordinance. If the City finds that all the <br />applicable standards are met, the rezoning application must be approved. However, if the City <br />finds that any of the applicable standards are not met, the application may be denied. <br />The City has relatively high level of discretion in approving a PUD. A PUD must be consistent <br />with the City's comprehensive plan. The City may impose reasonable requirements in a PUD not <br />otherwise required if the City deems it necessary to promote the general health, safety, and <br />welfare of the community. <br />The City's discretion in approving or denying a preliminary plat is limited to whether or not the <br />proposed plat meets the standards outlined in the subdivision regulations in the City Code. If it <br />meets these standards, the City must approve the preliminary plat. <br />B. Consistency with Ordinance Standards <br />Environmental Review <br />The developer is proposing 319 new homes on the property. The minimum threshold for a <br />mandatory Environmental Assessment Worksheet (EAW) per MN State Statute is 250 units, <br />therefore, an EAW is required. <br />The developer has been working with City staff to prepare an EAW for the development. An <br />EAW is a document that analyzes, at a preliminary level, the effects a development has on the <br />environment in regards to land use, geology, water resources, wildlife, air, noise, and <br />transportation. If it is deemed by the City, due to comments and concerns about the impacts to <br />the environment, an Environmental Impact Statement (EIS) can be required by the City Council <br />before the project can proceed. An EIS is a more in depth analysis of the property and the <br />impacts to it. <br />An EAW has been prepared, is complete, and has been sent out for public comment. There was <br />30 -day comment period, which ended on March 29, 2017. The EAW was sent out to a number of <br />Federal, State, and regional agencies as required by State Statute. Some agencies have <br />commented on specific items that should be considered when the property develops, or whether <br />