EDA Packet 10.18.22 - Laserfiche WebLink

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4 Oneka Commons Sketch Plan 2022 (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 staff’s 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: • Enhancement of the public realm to maintain a pedestrian-oriented downtown. • Creating a sense of arrival in downtown by placement of gateway elements. • Blending of commercial and residential development as a master planned mixed-use development. • High quality architecture, with specific emphases on French architectural elements, traditional downtown design and/or relating to existing buildings in the downtown. The downtown plan shows a mixed-use development blending commercial/office and multi- family housing uses in a master plan development. It does not show this area being planned as separate individual lots, but a plan that integrates/blends both uses together with an intentional site design. Although the uses shown on the proposed sketch plan are generally reasonable, the applicant is showing this area as developing as individual lots and planned separately. This property is ideal for planning a mixed use development blending commercial/office and multi-