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13-3637 November 14,2013 Page 3 immediate north of this site, was developed under the RPUD standards and rezoned to RPUD. Glendale Cove is the only RPUD development to date that includes detached single-family dwellings. Glendale Cove was initially considered for development as a PRD (which has only minimal performance standards) but it required a rezoning from RR-1B (2-acre Rural Residential) to a zone that would allow a for density of up to 3 units per acre to conform with the CMP guiding of this area east of Willow Drive. Such a zoning district did not exist (and still doesn't) except for RPUD. Since PRD relies on an underlying zoning district for appropriate development standards, with no such underlying district, RPUD was the default rezoning for Glendale Cove, and the current proposal for Oliver Hill should follow suit. The RPUD District contains detailed development standards with regards to lot size and setbacks; building design; landscaping, screening and buffering; and trails and recreation; all of which will be addressed in the following pages. RPUD Acrea�e Rec�uirement. The property is 4.92 acres in total area of which 3.68 acres is dry buildable. Rezoning to RPUD is technically limited to properties of at least 5 acres in total area per 78-626(1) unless the council finds the existence of one of the following: a. Unusual physical features of the properiy itself or of the surrounding neighborhood such that development as a RPUD will conserve a physical or topographic feature of importance to the neighborhood or community. b. The property is directly adjacent to or across a public street from property which has been developed previously as a RPUD or planned residential development and will be perceived as and will function as an extension of that previously approved development. c. The properiy is located in an area where the proposed development provides a transition between a commercial or industrial area and an existing residential area or on an intermediate or principal arterial as defined in the comprehensive plan. d. The property contains steep slopes or a substantial number of significant trees that could be preserved through the clustering of buildings or other design techniques not generally allowed by the existing zoning district. Planning Commission should consider whether one or more of these 4 conditions exist. Staff would note that the adjacent Glendale Cove neighborhood was developed as RPUD, and to a great extent the applicant's proposal mirrors Glendale Cove. Relationship to Surrounding Development When this area was re-guided, a density of 2-3 units per acre SFR was chosen, i.e. an average lot size of 14,000-22,000 s.f., the intent being that it would be similar to the surrounding development. This proposed single-family development for 7 new homes has an average contiguous dry buildable lot area of slightly over 16,100 s.f., ranging from 13,700 s.f. to just under 20,000 s.f. This fits into the general range of lot sizes in the surrounding neighborhood. The Hackberry neighborhood directly to the west in Orono has existing developed SFR lots