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Orchard Hill of Orono - Project Narrative 06/27/2017 the jurisdiction of the Metropolitan Council Environmental Services (MCES). The MCES operates and maintains the large inter -community wastewater sewer system which transports sewage from community systems to regional treatment facilities. Separate approvals from both the MCES and the Metropolitan Council will be needed to connect to the regional system to move this project forward. The development is proposed to drill well(s) to serve the development's water needs. The proposed lots will range in size from just under an acre to over one and one half acres. All but one of the homes is configured as a walk -out residential structure in order to take full advantage of the topography of the site. Lot 15, located at the entry to the site, is configured as a look -out home to preserve the grading profile in this area. All of the homes will have between approximately 4,000 to 6,000 square feet in finished floor area and include multi -car, attached garages. It is anticipated that the property's rich environmental amenities and desirable location along with the builder's high-end custom home credentials will provide strong marketing features which position this project in the approximately $1.4M to $3.5M range. City Approvals Comprehensive Plan Amendment In order for the project to proceed, the YMCA and Gordon James Construction are seeking comprehensive plan and zoning classification amendments from the City. Currently the property is guided as "Rural -Residential" in the City's 2030 Comprehensive Land Use Plan (see attached 2030 Land Use Plan). This classification is a low density single-family classification which limits development to not more than one unit per two -acres. The proposed development will require a reclassification to "Low -Density Residential" (LDR), which allows from 0.5 to 2.0 units per acre. The City's MUSA line (Metropolitan Urban Service Area) will also need to be amended to include the subject property so that the proposed neighborhood has access the regional sewer main which abuts the property. The MUSA reclassification is consistent with current Comprehensive Plan identification of the subject parcel as "potentially furthersub-dividablefor residential use" (see Map 313-4). The adjacent Metropolitan trunk sewer line located in the Orono Orchard Road right-of-way has more than sufficient capacity to facilitate this connection. The requested comprehensive plan amendment includes the addition of the subject parcel to the city's MUSA which we recognize will require Metropolitan Council authorization. We are also aware that the Metropolitan Council seeks to have a reasonable amount of density in each development it allows to enter into the MUSA and to connect to regional sewer system. In the City of Orono, the Met Council has sought to require an average density of three -units per acre or more within the MUSA. There are currently two higher density project proposals being considered by the city. These projects would have a positive impact on the city's goal of maintaining an average density of three -units per acre or more within the MUSA area. Combined with said proposed developments, the Orchard Hill of Orono development would maintain this future density threshold above the desired average density of three -units per acre within the MUSA area. The proposed development's density of one unit per acre