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EA development. Any change of the land use designations as proposed by the developer would require approval of a Comprehensive Plan Amendment. Any change in zoning for the property would require approval of a zoning amendment. The applicants plan does not comply with the existing land use designated for the properties, in the following ways: • The mixed-use area is proposed to be extended to the west, where the apartments are shown on the plan. • Unclear how the development would meet the Mixed-Use development policy and Downtown Design Guidelines. Staff recommends that the existing land use designations be followed when developing these properties. However, staff may be able to support allowing higher density residential, which could accommodate an apartment use, in the areas that are guided as Low Density Residential (LD). Allowing higher density residential in that area would provide an appropriate transition from single family residential uses to commercial development. Alternatively, staff could see the potential of a multi-family residential or apartment complex that is integrated in to a mixed- use development. The proposed sketch plan shows each parcel being developed separately. It is in staff s opinion that the applicant is not showing a vision for a mixed-use development that blends the uses together. Based in the information provided and discussions with the applicant these plans have been put together to find a location for a seven acre lot for the three-story apartment development. The apartment is shown in an area that is zoned partially in General Business (C-2) and Central Business (C-1) and partially in the Commercial (COM) and Mixed-Use (MIX) land use designation. There is some conflicting regulation on multi-family residential development, apartments included, for what uses and densities would be for zoning districts and land use. Apartments are allowed, with a conditional use permit (CUP), in the C-1 and C-2 zoning districts. The base density as outlined in the Multi-Family Residential Development performance standards (City Code Section 90-251) is 10 units per net acre. The performance standards anticipates allowing higher densities with a CUP, but no maximum density is outlined in the ordinance. The COM land use designation does not allow residential development and the MIX land use designation allows residential development at a minimum density of 10 units per net acre and maximum density of 60 units per net acre. The apartment development proposed on the seven acres would be at a density of 20 units per net acre. Any development of residential in the COM land use area, would not be consistent with the Comprehensive Plan, therefore, the applicant would need to propose the MIX land use designation to accommodate the apartment development. However, it is in staffs opinion that the apartment is not part of a mixed-use development, since the uses are not blended or integrated on one site, but rather as standalone sites to be developed separately. The east side of the properties are a part of the downtown and therefore the Downtown Design Guidelines should be met by the development. The intent of the guidelines is to provide a baseline for quality in order to revitalize and expand the downtown business district. Some of the guidelines for downtown Hugo include: 4 Oneka Commons Sketch Plan 2022