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Hugo Estates Apartments and Manufactured Home Community Expansion Page 2 2. CONTEXT: A. Surrounding Land Use and Zoning The properties to the north are zoned General Industrial (I-3) and are guided as Industrial (IND) in the 2040 Land Use Plan. The properties are occupied single family homes and industrial uses. The properties to the east and south are zoned Low Density Multiple Family Residential (R-4) and are guided as Medium Density Residential (MD) in the 2040 Land Use Plan. The properties are occupied by residential townhome developments and the existing manufacture home community. The property to the west across Highway 61 is zoned Single Family Detached Residential and is guided as Medium Density Residential (MD) in the 2040 Land Use Plan. The property is occupied by North Star Elementary School. B. Existing Site Characteristics The property zoned industrial is occupied by a single family home that will be demolished with the project. The other property is vacant. The properties are generally flat and do not contain any wetlands. 3. BACKGROUND: The applicant currently owns the Hugo Estates manufactured home community to the south and owns the properties that are proposed to be developed. The manufactured home park was developed in the 1970's and does have approval to expand with additional manufactured homes on the property. The applicant would like to expand the manufactured home community and develop a 54 unit apartment building on the west side of the property. 4. ANALYSIS: A. Level of City Discretion in Decision-Making The City has discretion in approving or denying a comprehensive plan amendment on whether or not the proposed project has impacts on regional systems including transportation, wastewater and regional parks. The City has a higher level of discretion with a comprehensive plan because the burden of proof is on the applicant to show that they meet the standards. The City has discretion in approving or denying rezoning applications, based on whether or not the proposed project meets the standards outlined in the Comprehensive Plan and Zoning Ordinance requirements. If the City finds that all the applicable standards are met, the rezoning application must be approved. However, if the City finds that any of the applicable standards are not met, the application may be denied. The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with the Comprehensive Plan and Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan.