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2 <br />Rosemary Place Sketch Plan <br /> <br />General Layout <br /> <br />The applicant is showing a proposed 90-unit, 3-story apartment building to be developed in the <br />northwest corner of the parcel. The development would be roughly across from the existing <br />Rosemary Apartments located at 4628 Rosemary Way N. Access to the development would be <br />from Rosemary Way at the northwest and northeast corners of the proposed parking lot. Parking <br />for residents would be provided through a combination of 70 detached garage stalls and 170 <br />surface parking spaces. <br /> <br />The proposed apartment building is set on roughly a third of the entire property. The utility <br />easement splits this western third of the property from the remaining eastern two thirds, which <br />have a substantial amount of wetland coverage. <br /> <br />Staff did not comprehensively review the site plan as it relates to the City Code or the orientation <br />of the buildings and parking lots, as the applicant wanted to have a high level discussion with the <br />EDA on the zoning and land use. <br /> <br />Compliance with City Code and Comprehensive Plan <br /> <br />Although the property is guided for Commercial (COM) use in the 2040 Land Use plan, the <br />developer intends to create a multi-family residential use. The applicant has stated that the <br />current plan for the remaining portion of the property is to be extra land for resident walking <br />trails and pet walking areas. However, the applicant has stated that the easterly portion of the <br />property could be used as a commercial lot should the EDA seek additional commercial <br />development. With the development of a residential use on this property, a zoning amendment <br />and comprehensive plan amendment would be required. The property would need to be rezoned <br />to the Medium-density multiple family residential district (R-5), and the land use plan would <br />need to be amended to guide the property for high density residential (HD). <br /> <br />The R-5 zoning district allows for a maximum density of 10 units per buildable acre, and 12 <br />units per buildable acre with a PUD. With the current buildable acreage of 7.75 acres, the <br />applicant could feasibly develop an apartment building with 77 units. H owever, the applicant is <br />proposing to create more buildable acreage by filling wetlands on the western portion of the <br />property, and including a pond which sits on formerly buildable land to create a new total of just <br />under 9 buildable acres, allowing for the proposed 90 units. It is unlikely that the amount of <br />wetland fill and impact would be approved by the Technical Evaluation Panel (TEP). <br /> <br />If the plan incorporated commercial uses on the remaining portion of the property, the applicant <br />would need to apply for a PUD and for a Comprehensive Plan amendment to the Mixed-Use <br />(MIX) land use designation. PUDs offer flexibility to develop a site through the relaxation of <br />most normal zoning district standards. The use of PUD zoning can allow for a greater variety of <br />uses. In exchange for this flexibility, the City has the expectation that the development plan will <br />result in a significantly higher quality and more sensitive proposal than would have been the case <br />with the use of other, more standard zoning districts. PUD approval may be granted if the <br />applicant can demonstrate compliance with the following criteria: