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development. With the development of a residential use on this property, a zoning amendment and comprehensive plan amendment would be required. The property would need to be rezoned to the Medium-density multiple family residential district(R-5), and the land use plan would need to be amended to guide the property for high density residential (HD). The R-5 zoning district allows for a maximum density of 10 units per buildable acre, and 12 units per buildable acre with a PUD. With the current buildable acreage of 7.75 acres, the applicant could feasibly develop an apartment building with 77 units. However, the applicant is proposing to create more buildable acreage by filling wetlands on the western portion of the property, and including a pond which sits on formerly buildable land to create a new total of just under 9 buildable acres, allowing for the proposed 90 units. It is unlikely that the amount of wetland fill and impact would be approved by the Technical Evaluation Panel (TEP). If the plan incorporated commercial uses on the remaining portion of the property, the applicant would need to apply for a PUD and for a Comprehensive Plan amendment to the Mixed-Use (MIX) land use designation. PUDs offer flexibility to develop a site through the relaxation of most normal zoning district standards. The use of PUD zoning can allow for a greater variety of uses. In exchange for this flexibility, the City has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the use of other, more standard zoning districts. PUD approval may be granted if the applicant can demonstrate compliance with the following criteria: 1. The establishment of PUD zoning districts in appropriate settings and situations, to create or maintain a development pattern that complies with the City's comprehensive plan. 2. The mixing of land uses within a development when such mixing of land uses could not otherwise be accomplished. 3. Variations to the strict application of the land use regulations in this chapter in order to improve site design and operation, while at the same time incorporating design elements (e.g., construction materials, landscaping, lighting, open space, etc.) that exceed the City's standards to offset the effect of any variations. 4. A more creative and efficient approach to land use within the city, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City. 5. Preservation and enhancement of natural features and open spaces, including but not limited to the width expansion of greenway corridors, conservation of wooded areas, development of buffer areas, reduction of impervious surface, and utilization of joint facilities and utilities. 6. Maintenance or improvement for the efficiency of public streets and utilities. 7. Establishment of appropriate transitions between differing land uses. It is unclear how the proposed plan would meet the PUD criteria, and the proposed plan would likely change significantly with a PUD application. The applicant has stated that previous attempts of commercial development on the property have not been successful, and that the portion of more buildable property where the apartment is proposed to be located, facing Rosemary Way, is more viable for residential development than 3 Rosemary Place Sketch Plan