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The Meadows at Hugo – Preliminary Plat, PUD, and Comp Plan Amendment Page 3 3. CONTEXT: A. Surrounding Land Use and Zoning The properties to north are zoned FUS and guided as Medium Density Residential (MD) in the 2040 Land Use Plan. The property to the east is zoned Restricted Industrial (RI-1) and is guided Industrial. To the south is the Creekview Preserve Development, which is occupied by single family homes and zoned Single Family Detached Residential (R-3). West of the property is City owned park property that was dedicated with the Oneka Place development. Also adjacent to the property is the City’s north water tower site. B. Existing Site Characteristics The property is currently vacant and does contain some challenges regarding existing wetlands and a ditch. The property contains 5.92 acres of wetlands and a section of Judicial Ditch 3. 4. BACKGROUND: The property is generally located north of 159th Street North and west of Highway 61. The plan shows 87 single family, residential lots, wetlands and stormwater ponding areas, road and trail connections, and sidewalks and trails. The applicant is proposing the project to be built in two phases. The developer is not proposing a Homeowners Association or stormwater reuse for the development. The applicant previously applied for a sketch plan application and received comments from staff, the Planning Commission, and the City Council. At its February 27, 2020 meeting, the Planning Commission considered the site plan and generally liked the layout of the site, trail connections, and site access. The Planning Commission expressed concerns with the proposed 5 foot side yard setbacks and encouraged the applicant to use 7.5 foot side yard setbacks. They also discussed adding creativity to the site plan and layout to add character to development in exchange for the smaller side yard setbacks. The applicant amended their sketch plan for the March 16, 2020 City Council meeting and received more feedback. Generally the City Council agreed with the Planning Commission and suggested using a creative approach to the layout of the site in order to avoid monotony. Some suggestions included offering a variety of products, staggering front yard setbacks, and keeping villa products at one-story or one and a half story. 5. ANALYSIS: A. Level of Discretion in Decision Making The City has discretion in approving or denying rezoning applications, based on whether or not the proposal meets the standards outlined in the Zoning Ordinance. If the City finds that all the applicable standards are met, the rezoning application must be approved. However, if the City finds that any of the applicable standards are not met, the application may be denied. The City has a relatively high level of discretion in approving a PUD. A PUD must be consistent with the City’s comprehensive plan. The City may impose reasonable requirements in a PUD not