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Page 3 <br /> <br /> <br /> 3 <br />B. Natural Characteristics of Site <br /> <br />The site is vacant and generally flat. There are existing mature trees on the property. The site is <br />adjacent to Egg Lake and there are wetlands between the property and Egg Lake. <br /> <br />4. ANALYSIS: <br /> <br />A. Planned Unit Development (PUD) <br />The use of the PUD zoning allows the developer zoning ordinance flexibility to create a master <br />planned development. The PUD zoning is tied to a specific PUD general plan that is proposed <br />with this application. <br /> <br />The applicant is requesting approval of a PUD for the development. PUD’s offer enhanced <br />flexibility to develop a site through the relaxation of zoning district standards. The use of the <br />PUD zoning also allows for a greater variety of uses, internal transfers of density, construction <br />phasing and a potential for lower development costs. In exchange for this enhanced flexibility, <br />the city has the expectation that the development plan will result in a significantly higher quality <br />proposal than would have been the case with the use of other, more standard zoning districts. <br /> <br />In exchange for this flexibility, the developer is: <br /> <br />• Landscape plan and exceeds ordinance standards <br />• Design standards and architecture that exceeds ordinance standards <br />• Creating a main street atmosphere in the Central Business District <br />• Public access to Egg Lake <br /> <br />Staff believes that the layout of the proposed PUD general plan exceeds the City’s standards for <br />commercial developments. The applicant has offered a more creative and efficient approach to <br />the master plan which could not be achieved without the flexibility. The plan also meets the <br />downtown plan and design guidelines. <br /> <br />In order to approve a PUD, the City must find that the applicant has demonstrated compliance <br />with the following criteria: <br /> <br />1. Provide for the establishment of PUD zoning districts in appropriate setting and <br />situations, to create and maintain a development pattern that complies with the City’s <br />Comprehensive Plan. <br /> <br />2. Allow for the mixing of land uses within a development when such mixing of land <br />uses could not otherwise be accomplished. <br /> <br />3. Provide for variations to the strict application of the land use regulations in order to <br />improve site design and operation, while at the same time incorporating design <br />elements that exceed the City’s standards to offset the effect of any variations.