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1 RPUD Ordinance November 14, 2000 Page 4 The point is, this building and others like it providing 3-level housing options, will not be feasible without straying from our historic height limits. Why do we have height limits? 1) To limit the visual impact of structures as viewed from off site; 2)To maintain light,air and open space enjoyed by the extant site and adjoining properties; 3) To stay within the limitations of local firefighting capabilities; and 4)any number of perhaps more subtle reasons. If an applicant can demonstrate to the Council's satisfaction that each of these height limitation factors can be suitably met or mitigated, then a basis would exist for allowing the requested height. There are three options: 1. Establish a height limit that will accommodate the type of development the City intends to occur in this district; OR 2. Have no established height limit, but establish guidelines to be used in determining an acceptable building height; OR 3. Leave building height entirely to the subjective discretion of the Planning Commission and Council, with no established guidelines. RPUD Procedural Requirements Application review, approval and amendment procedures are generally described in Subd. 6 thru Subd. 9. These have not been revised since the version you reviewed in October. Substantial detail in terms of specific plan submittal requirements could be added, using our Highway 12 PUD (Section 10.53) as a reference. Ultimately, however, the City should consider extracting the PUD procedural requirements out of this RPUD District ordinance and make all PUD's subject to a separate generic "PUD Procedures" code section similar to that of 10.53. For now,the senior housing application immediately confronting the City is subject to the standards of 10.53 as it is part of the Highway 12 corridor; 10.53 is the `umbrella' PUD section for review of the Dunbar senior housing/office proposal. But not all properties that might use the RPUD in the future are within the Highway 12 corridor, so 10.53 cannot act as that generic PUD Procedures the future. without some changes in Staff Recommendation Subject to any further changes the Planning Commission feels are needed, staff recommends approval of the proposed ordinance to establish standards and authority for the RPUD District as a residential zoning option. A final factor to keep in mind: Rezoning from any other zone to RPUD is a completely legislative action on the Council's part;the Council can say no to it if they so choose, and approval takes a 4/5ths vote. And with the PUD status,Council can set whatever conditions are necessary to make a development proposal acceptable.