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,. ' , <br /> � FILE#10-3472 <br /> 14 June 2010 <br /> Page 7 of 8 <br /> Additionally, the property abuts the Luce Line Trail, which as it traverses Orono has a <br /> completely different feel than it does in Plymouth to the east; a rural feel rather than a suburban <br /> feel. Development of a 50 unit residential building rather than 9 individual buildings is <br /> anticipated to result in a more compact, centered footprint, not as spread out as the previously <br /> approved 9 single family homes. This has a potential to then retain more of the long views to <br /> the southwest enjoyed by trail users, given that those views are now of a freeway and railroad <br /> corridor. Due to the trail crossing of the freeway immediately west of the property, this is one of <br /> the very few locations in Orono traversed by the trail where denser development might not seem <br /> out of place. <br /> Proiect Analvsis . <br /> - Master Plan Review—Additional Information Reauired. In an effort to provide the City with the <br /> most detailed information, the applicant submitted plan information for this Concept Plan review <br /> which exceeds the Concept Plan requirements. The Planning Commission should give the <br /> applicant guidance on the information submitted as well as additional detail necessary to <br /> complete the Concept Plan approval portion of this project. The RPUD code provides <br /> discussion points for the Planning Commission to evaluate applications and provide a basis <br /> for recommendations on rezoning applications and approval of RPUD developments. Those <br /> discussion points are as follows: <br /> 1) Compatibility of the proposed plan with the RPUD standards and consistency with the goals, <br /> policies, and objectives of the comprehensive plan and surFace water management plan; <br /> 2) Preservation of the site in its natural state to the greatest extent practicable by minimizing <br /> tree and soil removal and designing grade changes to be in keeping with the general <br /> character and appearance of neighboring properties; <br /> 3) Creation of compatible relationships between buildings and open spaces both on the site <br /> and adjacent to it, incorporating natural site features and with existing and future buildings <br /> having a visual relationship to the development, giving special attention to: <br /> a) An internal sense of order for the buildings and uses on the site and provision of a <br /> desirable environment for occupants, visitors and the general community. <br /> b) The amount and location of open space and landscaping. <br /> c) Materials, textures, colors and details of construction as an expression of the design <br /> concept and the compatibility of the same with the adjacent and neighboring <br /> structures and uses; and vehicular and pedestrian circulation, including walkways, <br /> interior drives and parking in terms of location and number access points to the <br /> public streets, width of interior drives and access points, general interior circulation, <br /> separation of pedestrian and vehicular traffic and arrangement and amount of <br /> parking. <br /> 4) Promotion of energy conservation through design, location, orientation and elevation of <br /> structures, the use and location of glass in structures and the use of landscape materials <br /> and site grading; <br /> 5) Protection of adjacent and neighboring properties through reasonable provisions for surface <br /> water drainage, sound and sight buffers, preservation of views, light and air and those <br />