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<br />Page 4 <br /> <br />Medium Density (MD), and is occupied by large lot single family home. The properties to the <br />south are zoned Planned Unit Development (PUD) and are occupied by the Oneka Place <br />residential development. <br /> <br />B. Natural Characteristics of Site <br /> <br />The properties are currently vacant and do contain some challenges regarding wetlands and high <br />groundwater. The properties are relatively flat with approximately 3.9 acres of wetlands. <br /> <br />4. ANALYSIS: <br /> <br />A. Level of Discretion in Decision Making <br /> <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 /> <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 /> <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 /> <br />B. Consistency with Ordinance Standards <br /> <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 the application. <br /> <br />The applicant is requesting approval of a PUD for the Oneka Place development. PUD’s offer <br />enhanced flexibility to develop a site through the relaxation of zoning district standards. The use <br />of the PUD zoning also allows for a greater variety of uses, internal transfers of density, <br />construction phasing and a potential for lower development costs. In exchange for this enhanced <br />flexibility, the city has the expectation that the development plan will result in a higher quality <br />and more sensitive proposal than would have been the case with the use of other, more standard <br />zoning districts. <br /> <br />In exchange for the proposed PUD, the developer is proposing a residential development in <br />which the layout reduces the impacts to the wetlands on the property. The developer is proposing