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Frenchman Place 5th Addition <br />Page 5 <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 Commercial and to <br />High Density Residential. Staff has reviewed sewer flows generated and <br />have determined there is an increase in sewer flows generated from the <br />proposed land use change. The increase is nominal, and the City’s <br />sanitary sewer system can accommodate the additional flow. The change <br />is land use does not have a system impact. This change will require a <br />comprehensive plan amendment, however early indications are that due <br />to the minor nature of the proposed change, and these amendments would <br />be reviewed by MCES staff administratively. <br /> <br /> c. Parks and Open Space; <br /> <br />This development is in Neighborhood Park Service Area 4 which <br />includes Lions Volunteer Park, Heritage Ponds Park, and Frog Hollow. <br />The surrounding properties are a mix of commercial and higher density <br />residential. The need for a park in the area was raised by residents in the <br />Victor Gardens townhouses when Rosemary Apartments were <br />constructed north of the proposed apartments. The applicant is proposing <br />an approximately 2 acre public park with the development. <br /> <br /> d. Capital Improvement Program (CIP). <br /> <br />There are no public streets in the proposed project. In addition, the <br />developer would be responsible for the full cost of the infrastructure <br />improvements needed to serve the property. No impacts will be made to <br />the CIP with this project. The park dedication of land and trunk fees will <br />be paid with the project. <br /> <br />6. Consideration of the impact of the proposed amendment upon current and future <br />special assessments and utility area charges, future property tax assessments or <br />other fiscal impacts upon the City of Hugo. <br /> <br />The development would generate sufficient utility hookup funds and property taxes <br />to cover the demand on City services. <br /> <br />There is a requirement for adjacent jurisdiction review for comprehensive plan amendments. <br />Staff has discussed the comprehensive plan amendment with the City’s Sector Representative <br />from the Met Council. Since the property is less than 40 acres, does not change the growth <br />forecasts or TAZ allocations, and it more than one quarter mile from an adjacent jurisdiction <br />(besides Washington County), and the City is its own LGU for stormwater, the adjacent <br />jurisdictional review can be waived. <br />