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Hugo Estates Apartments and Manufactured Home Community Expansion <br />Page 4 <br /> <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 /> <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 /> <br />4. A demonstration by the applicant that the proposed amendment has merit beyond the <br />interests of the proponent. <br /> <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 /> <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 (1 acre) and is not likely to be developed with an industrial use. <br /> <br />5. 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 /> <br /> a. Transportation Plan; <br /> <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 /> <br /> b. Sanitary sewer flows and water supply; <br /> <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 /> <br /> <br /> <br />