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17-3932 <br />August 21, 2017 <br />Page 8 of 8 <br />Staff Recommendation <br />Staff notes the project: <br />■ requires a departure from the City's vision for the Rural Area. <br />■ is proposed at a density that requires municipal sewer but is not in the MUSA and doesn't <br />meet Met Council standards for expanding the MUSA. <br />■ if added to the MUSA, would likely require guiding other properties for higher density; <br />such properties are scarce, and are needed to offset future expected low-density <br />developments already in the MUSA. <br />■ As proposed, would likely result in significant changes to existing vegetation and <br />topography. <br />While staff would view development of this site as a candidate for a 10 -lot clustered PRD <br />development based on underlying RR -113 2 -acre standards (similar to the Creekside In Orono <br />subdivision) there is still the issue of bringing sewer to an even lesser number of lots and the <br />likelihood of Met Council denial of MUSA expansion for the resulting low density. <br />Development of the site with septic systems will be difficult due to the extreme topography; it is <br />likely that only a small number of homes can be supported with the use of septic systems. <br />List of Exhibits <br />Exhibit A. Application <br />Exhibit B. Applicants' Cover Letter / Narrative, house renderings <br />Exhibit C. Applicable Exhibits: <br />a. Sketch Plan <br />b. Orono Zoning Map <br />c. Orono CMP Land Use Plan Map <br />d. Orono Sanitary Sewer & MUSA Map <br />e. Stormwater Quality Overlay District — Hardcover Tier Map <br />f. Conceptual Depictions: Proposed Homes <br />Exhibit D. Comp Plan Map 3B-1 — Defined Urban and Rural Areas <br />Exhibit E. Comprehensive Plan Excerpts <br />Exhibit F. Staff Sketch: Shoreland District; 250' RPUD Prohibited Area; Existing House Location <br />Exhibit G. Planned Residential Development (PRD) Standards <br />