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a. Unusual physical features of the property itself or of the surrounding neighborhood such <br />that development as a RPUD will conserve a physical or topographic feature of importance <br />to the neighborhood or community. <br />b. The property is directly adjacent to or across a public street from property which has been <br />developed previously as a RPUD or planned residential development and will be perceived <br />as and will function as an extension of that previously approved development. <br />c. The property is located in an area where the proposed development provides a transition <br />between a commercial or industrial area and an existing residential area or on an <br />intermediate or principal arterial as defined in the comprehensive plan. <br />d. The property contains steep slopes or a substantial number of significant trees that could <br />be preserved through the clustering of buildings or other design techniques not generally <br />allowed by the existing zoning district. <br />No property located within 250 feet of the ordinary high water level (OHWL) of a protected lake <br />or tributary as defined in article IX of this chapter shall be rezoned to RPUD. However, for a <br />property that is partially located less than 250 feet from the OHWL and partially located more <br />than 250 feet from the OHWL, the portion located more than 250 feet from the OHWL may be <br />rezoned to RPUD at the discretion of the city council when all other requirements are met. <br />(2) Uses. Each property rezoned to RPUD shall only be used for the use or uses for which the site <br />is designated in the comprehensive plan, except that the city may permit rezoning to RPUD on <br />a site designated for commercial use if the city council finds that such use is in the best interests <br />of the city and is consistent with the requirements of this division. If a commercial site is to be <br />rezoned to RPUD, the city may forward a copy of the request to the metropolitan council for <br />review. <br />(3) Sewer availability. A site proposed to be rezoned to RPUD with proposed density greater than <br />one unit per two acres must be in the metropolitan urban services area (MUSA) and must be <br />serviced by municipal sewer. <br />(4) Density. Each development in the RPUD district shall have a density within the range specified <br />in the comprehensive plan for the specific site. If the site is not designated in the comprehensive <br />plan for residential use, the appropriate density shall be determined by the city based upon the <br />city council's finding that such density is consistent with the intent of this division and of the <br />comprehensive plan. Developments with proposed densities in excess of the densities <br />contemplated in the comprehensive plan shall be allowed only on properties which are currently <br />zoned and guided for commercial use, in order to maintain the character and integrity of the <br />areas zoned and guided for residential use. <br />(5) Incentives. The city may utilize incentives to encourage the construction of projects which are <br />consistent with the city's housing goals. Incentives may include modification of density (only for <br />properties currently zoned and guided for commercial use) and floor area ratio requirements for <br />developments providing lifecycle housing and affordable and moderate cost housing. Incentives <br />for affordable and moderate cost housing may be approved by the city only after the developer <br />and city have entered into an agreement to ensure that the low and moderate cost units remain <br />available to persons of low and moderate income for at least 20 years. <br />(6) Floor area ratio . Floor area ratios (FARs) shall be limited per the following table: <br />Maximum Floor Area <br />Comprehensive Plan Designation <br />Ratio* <br />Low or medium density residential (up to 50 and including 6.0 units per <br />0.5 <br />acre) <br />