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I 16-3863 <br /> September 15,2016 <br /> Page 3 of 7 <br /> the RPUD criteria for site size. Does the site meet any of the justifications for RPUD development? <br /> Those criteria are defined in Section 78-626 as follows: <br /> (1) Minimum area; shoreland district limitation. Each site proposed for rezoning to RPUD <br /> shall have a minimum area of five acres, excluding areas within a designated wetland, <br /> floodplain or shoreland district or right-of-way, unless the council finds the existence of <br /> one of the following: <br /> a. Unusual physical features of the property itself or of the surrounding neighborhood <br /> such that development as a RPUD will conserve a physical or topographic feature of <br /> importance to the neighborhood or community. <br /> b. The property is directly adjacent to or across a public street from property which has <br /> been developed previously as a RPUD or planned residential development and will be <br /> perceived as and will function as an extension of that previously approved <br /> 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 <br /> could be preserved through the clustering of buildings or other design techniques not <br /> generally allowed by the existing zoning district. <br /> The Planning Commission and Council are asked for feedback on the appropriateness of the <br /> developinent in the given location. If appropriate, modifications to the Ordinance are likely <br /> necessary to accommodate this proposal. <br /> Orono's Shoreland Overlay District regulations with regards to residential development via a <br /> planned unit development process will also have an impact on the redevelopment of this site for <br /> residential use. Section 78-1325 entitled "Site-suitable area evaluation" is an element of the 1992 <br /> Shoreland ordinance that severely limits the density of development in the Shoreland areas absent <br /> rezoning. The following criteria are applied to a PRD or PUD situation: <br /> Sec. 78-1325. - Site-suitable area evaluation. <br /> Proposed new or expansions to existing PRDs must be evaluated using the following <br /> procedures and standards to determine the suitable area for the dwelling unit/dwelling site <br /> density evaluation. <br /> (1) The project parcel must be divided into tiers by locating one or more lines approximately <br /> parallel to a line that identifies the ordinary high water level at the following intervals, <br /> proceeding landward: <br /> Shoreland Tier Dimensions: <br /> Unsewered (feet) Sewered (feet <br /> General development lakes—First tier 200 200 <br /> General develo ment lakes—Second and additional tiers 267 200 <br /> Recreational develo ment lakes 267 267 <br /> Natural environment lakes 400 320 <br /> Tributaries 300 300 <br />