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Page 3 <br />3. CONTEXT: <br />A. Surrounding land Use and Zoning <br />The properties to north are zoned FUS and guided as Medium Density Residential (MD) in the <br />2040 Land Use Plan. The property to the east is zoned Restricted Industrial (RI-1) and is guided <br />Industrial. To the south is the Creekview Preserve Development, which is occupied by single <br />family homes and zoned Single Family Detached Residential (R-3). West of the property is City <br />owned park property that was dedicated with the Oneka Place development. Also adjacent to the <br />property is the City's north water tower site. <br />B. Natural Characteristics of Site <br />The property is currently vacant and does contain some challenges regarding existing wetlands <br />and a ditch. The property contains 5.92 acres of wetlands and a section of Judicial Ditch 3. <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 a 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 />Rezoning/Planned Unit Development <br />The use of the PUD zoning allows the developer zoning ordinance flexibility to create a master <br />planned development. The PUD zoning is tied to a specific PUD general plan that is proposed <br />with this application. <br />Golden Valley Land Company, is requesting an approval of a PUD general plan for The <br />Meadows at Hugo development. PUD's offer enhanced flexibility to develop a site through the <br />relaxation of zoning district standards. The use of the PUD zoning also allows for a greater <br />