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Hugo Estates Apartments and Manufactured Home Community Expansion Page 3 The City’s discretion in approving or denying a conditional use permit is limited to whether or not the proposed application meets the standards outlined in the City’s Comprehensive Land Use Regulations. If it meets these standards, the City must approve the conditional use permit. The City’s discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards in the ordinance. The City has limited discretion in approving or denying a subdivision application. The City’s discretion is limited to whether or not the proposed subdivision meets the standards outlined in the Comprehensive Land Use Regulations. If it meets these standards, the City must approve the subdivision. B. Consistency with Ordinance Standards The applications comply with the ordinance standards as follows: Comprehensive Plan Amendment The applicant is requesting a comprehensive plan amendment to change the land use from Medium Density Residential (MD) and Industrial (IND) to High Density Residential (HD). In review of the request, staff used the following criteria: 1. Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including but not limited to whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offer new opportunities or constraints that were not previously considered by the Plan. The property is currently guided as Medium Density Residential (MD) in the 2040 Land Use Plan. The property is between property that is guided Industrial (IND) and Medium Density Residential (MD) in the 2040 Land Use Plan. Allowing High Density Residential (HD) between industrial uses and the manufacture home community will provide a good transitions between the land uses. The small property that is guided Industrial (IND) has a natural barrier from the remaining property that is guided Industrial (IND) by a drainage ditch. The property is small (1 acre) and is not likely to be developed with an industrial use. 2. Is the requested amendment needed to allow reasonable use of the site? Industrial users in the industrial park are allowed exterior storage and buildings up to 50 feet in height. The proposed amendment to High Density Residential (HD) will provide a good transition between the properties guided Industrial (IND) and Medium Density Residential (MD). Allowing an amendment to High Density Residential (HD) is reasonable use of the site.