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Hugo Gardens <br />Page 2 <br /> <br /> <br />B. Existing Site Characteristics <br /> <br />The site is generally flat and buildable on the east portion of the site with wetlands and <br />floodplain on the west side of the site. <br /> <br />C. Background <br /> <br />In 2014, the City approved a preliminary plat and planned unit development for “LaValle <br />Fields” on 39.56 acres. The preliminary plat included one lot for the senior housing <br />facility and four outlots: Outlot A was dedicated as public park, Outlot B and C were <br />planned for future development and Outlot D was planned for stormwater management. <br /> <br />The current project includes development of Outlot B and construction of stormwater <br />ponding on Outlot D. <br /> <br />4. ANALYSIS: <br /> <br />A. Level of City Discretion in Decision-Making <br /> <br />The City has a relatively high level of discretion in approving PUD amendments. A PUD <br />must be consistent with the City’s Comprehensive Plan. The City may impose reasonable <br />requirements in a PUD not otherwise required if the City deems it necessary to promote <br />the general health, safety and welfare of the community and surrounding area. <br /> <br />The City’s discretion in approving or denying a preliminary plat is limited to whether or not <br />the proposed plat meets the standards outlined in the Comprehensive Land Use <br />Regulations. If it meets these standards, the City must approve the preliminary plat. <br /> <br />B. Consistency with Ordinance Standards <br /> <br />2014 PUD General Plan <br /> <br />The 2014 PUD General Plan included the existing senior housing facility and <br />reconstruction of Finale Avenue from 145th Street to 146th Street in Phase I. Phase II of <br />the project showed construction of three apartment buildings with a total of 165 units on <br />this site and the construction of Finale Avenue from 146th Street to 147th Street. Phase II <br />also included construction of 147th Street to Oneka Parkway. <br /> <br />PUD Amendment <br /> <br />The PUD Amendment proposes 84 apartment units in seven buildings instead of the 165 <br />approved units in three buildings. The building has a mix of one, two and three bedroom <br />units for rent. The original PUD allowed an increase in the maximum density from 6 units <br />per acre to 18 units per acre for the overall PUD. Outlot B is 17.61 gross acres (7.88 net <br />acres), which means the proposal has a net density of 10.66 units per acre, which is <br />within the allowable density for the PUD. The developer should provide a construction <br />phasing plan for City review. <br /> <br />