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It is a goal of this project to achieve a higher quality development than could otherwise <br />be permitted by the generic development standards of the conventional MF zoning <br />districts. <br />Part 2. Land Use Designation <br />2.01. Base Zoning - Multiple Family Residential District (MF-18). This zoning <br />district is intended for development of multiple-family, apartment residences at not more <br />than 18 units per acre. The proposed Project Site will have a gross density that will not <br />exceed 14 units per acre; therefore, the MF-18 District is the most appropriate base <br />zoning district. For this project, gross density means all acreage included in the PDD. <br />The City of San Marcos Land Development Code states that district should be located <br />adjacent to a major thoroughfare and may serve as a buffer between low or medium <br />density residential development and nonresidential development or high-traffic <br />roadways. The Future Land Use Map designates this area as General Commercial. <br />The Sector 1 Plan describes general commercial as a category which is characterized <br />by larger scale commercial development and states that impacts to neighboring uses is <br />greater and that these types of uses should generally be located on major <br />thoroughfares, away from neighborhoods and buffered from incompatible neighboring <br />uses. <br />2.02. PDD Restrictions on Land Use. The Project Site will be developed in a unified <br />manner for uses indicated as permitted or conditional in the base MF-18 District except <br />as amended by Section 3.02. <br />Part 3. Land Use Restrictions <br />3.01. Generally. As stated above, the base zoning for the Project Site will be the MF- <br />18 District. Except as otherwise amended, modified or supplemented in these <br />Development Standards, all regulations applicable to that base zoning district will apply <br />to the Project Site. The Project Site will be restricted to the uses identified in Section <br />2.02 above. <br />3.02 Prohibited Uses. The following uses, otherwise indicated as permitted or <br />conditional in the base MF-18 District, are not permitted within the Project Site: <br />Planned Development District 3 3/23/2004 <br />Purgatory Creek