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Hugo Estates Apartments and Manufactured Home Community Expansion <br /> Page 4 <br /> 3. The relationship of the proposed amendment to the supply and demand for particular <br /> land uses within the city and the immediate vicinity of the site. <br /> Multi-family development is allowed with the current land use, however at a lower <br /> dentistry than proposed by the applicant. The applicant is only asking for two <br /> additional units per acre for the development. There are not a lot of areas in the City <br /> that are guided for High Density Residential (HD) that have City sewer and water <br /> available. This is an area of the City where a change the land use to High Density <br /> Residential (HD) may be reasonable. <br /> 4. A demonstration by the applicant that the proposed amendment has merit beyond the <br /> interests of the proponent. <br /> The property is currently guided as Medium Density Residential (MD) in the 2040 <br /> Land Use Plan. The property is between property that is guided Industrial (IND) and <br /> Medium Density Residential (MD) in the 2040 Land Use Plan. Allowing High <br /> Density Residential (HD) between industrial uses and the manufacture home <br /> community will provide a good transitions between the land uses. <br /> The small property that is guided Industrial (IND) has a natural barrier from the <br /> remaining property that is guided Industrial (IND) by a drainage ditch. The property <br /> is small (I acre) and is not likely to be developed with an industrial use. <br /> S. The possible impacts of the amendment on all specific elements of the <br /> Comprehensive Plan as may be applicable, including but not limited to: <br /> a. Transportation Plan; <br /> Based on trip generation calculations for the existing and proposed land <br /> use, the change in land use will not adversely impact the transportation <br /> system. <br /> b. Sanitary sewer flows and water supply; <br /> The applicant is proposing a land use change from Industrial and Medium <br /> Density Residential to High Density Residential. Staff has reviewed <br /> sewer flows generated and have determined there is an increase in sewer <br /> flows generated from the proposed land use change. The increase is <br /> nominal, and the City's sanitary sewer system can accommodate the <br /> additional flow. The change is land use does not have a system impact. <br /> This change will require a comprehensive plan amendment, however <br /> early indications are that due to the minor nature of the proposed change, <br /> these amendments would be reviewed by MCES staff administratively. <br />