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Kwik Trip – 159th Street <br />Page 5 <br />improvements needed to serve the property. No impacts will be made to <br />the CIP with this project. The trunk fees will 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 other <br />fiscal impacts upon the City of Hugo. <br /> <br />The development would generate sufficient utility hookup funds and property taxes to <br />cover the demand on City services. <br /> <br />There is a requirement for adjacent jurisdiction review for comprehensive plan amendments. Staff <br />has discussed the comprehensive plan amendment with the City’s Sector Representative from the <br />Met Council. Since the property is less than 40 acres, does not change the growth forecasts or TAZ <br />allocations, and it more than one quarter mile from an adjacent jurisdiction (besides Washington <br />County), and the City is its own LGU for stormwater, the adjacent jurisdictional review can be <br />waived. <br /> <br />Staff did provide the plans to MnDOT for review and comment. Staff received comments from <br />MnDOT and the project will be required to comply with the letter. <br /> <br />It is in staff’s opinion that the proposed land use change meets the criteria necessary to approve <br />the comprehensive plan amendment. <br /> <br />Zoning Amendment <br /> <br />The applicant is requesting to rezone the property from Planned Unit Development (PUD) to <br />General Business (C-2). <br /> <br />Staff has analyzed this rezoning based on the four criteria in the City ordinance under Section 90- <br />40, Zoning Amendments: <br /> <br />1. The requested amendment is in compliance with the city’s comprehensive plan <br /> <br />If the comprehensive plan amendment is approved, the zoning will be in compliance with <br />the comprehensive plan. <br /> <br />2. The proposed zoning classification is appropriate for the property given the topographic, <br />environmental and cultural limitations of the site. <br /> <br />The buildings and site area arranged to accommodate the proposed use in regards to <br />parking, access, and building placement. The proposed zoning classification is appropriate <br />for the property because there are no topographic, environmental, or cultural limitations of <br />the site. <br /> <br />3. Existing public infrastructure is adequate to handle the development that can reasonably <br />be foreseen on the site <br />