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Staff recommends that the existing land use designations be followed when developing these <br />properties. However, staff may be able to support allowing higher density residential, which <br />could accommodate an apartment use, in the areas that are guided as Low Density Residential <br />(LD). Allowing higher density residential in that area would provide an appropriate transition <br />from single family residential uses to commercial development. Alternatively, staff could see <br />the potential of a multi -family residential or apartment complex that is integrated in to a mixed - <br />use development. The proposed sketch plan shows each parcel being developed separately. It is <br />in staff s opinion that the applicant is not showing a vision for a mixed -use development that <br />blends the uses together. <br />Based in the information provided and discussions with the applicant these plans have been put <br />together to find a location for a six acre lot for the three-story apartment development. The <br />apartment is shown in an area that is zoned partially in General Business (C-2) and Central <br />Business (C-1) and partially in the Commercial (COM) and Mixed -Use (MIX) land use <br />designation. There is some conflicting regulation on multi -family residential development, <br />apartments included, for what uses and densities would be for zoning districts and land use. <br />Apartments are allowed, with a conditional use permit (CUP), in the C-1 and C-2 zoning <br />districts. The base density as outlined in the Multi -Family Residential Development performance <br />standards (City Code Section 90-251) is 10 units per net acre. The performance standards <br />anticipates allowing higher densities with a CUP, but no maximum density is outlined in the <br />ordinance. The COM land use designation does not allow residential development and the MIX <br />land use designation allows residential development at a minimum density of 10 units per net <br />acre and maximum density of 60 units per net acre. The apartment development proposed on the <br />six acres would be at a density of 25 units per net acre. Any development of residential in the <br />COM land use area, would not be consistent with the Comprehensive Plan, therefore, the <br />applicant is requesting to expand the MIX land use designation to accommodate the apartment <br />development. However, it is in staffs opinion that the apartment is not part of a mixed -use <br />development, since the uses are not blended or integrated on one site, but rather as standalone <br />sites to be developed separately. <br />The applicant is showing a parcel north of Frenchman Road/CSAH 8 as mixed -use. It is unclear <br />how this would be developed. There is also a parcel that is not controlled by the property owner <br />at the corner of Frenchman Road/CSAH 8 and Highway 61. The proposed sketch plan does not <br />show how access to the properties would be provided. Connections to neighboring properties <br />will be required. There is a small triangle shaped parcel that is controlled by the property owner <br />that will be land locked if not incorporated in to the development. Further, staff would <br />recommend these properties be included with the development. <br />The east side of the properties are a part of the downtown and therefore the Downtown Design <br />Guidelines should be met by the development. The intent of the guidelines is to provide a <br />baseline for quality in order to revitalize and expand the downtown business district. Some of the <br />guidelines for downtown Hugo include: <br />• Enhancement of the public realm to maintain a pedestrian -oriented downtown. <br />• Creating a sense of arrival in downtown by placement of gateway elements. <br />4 <br />Oneka Commons Sketch Plan <br />