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r <br /> Zoning File#2293 <br /> September 11, 1997 <br /> Page 3 <br /> confirm the ultimate use of the Van Sloun property. If that becomes dedicated open space <br /> (either subject to a permanent open space easement or deeded to the City for park purposes) <br /> then there may be some justification for the density transfer for 13-14 lots. <br /> II. Comprehensive Plan Amendment <br /> Applicant proposes that the City amend its Comprehensive Plan by expanding the <br /> Metropolitan Urban Service Area boundary, and extending the City's urban service area to <br /> incorporate the Morgart 10 acre parcel. The basis for this request includes: <br /> A. A Comprehensive Plan Amendment is required in order for this property to be <br /> rezoned to urban densities. <br /> B. A MUSA amendment is required in order for the sewer to be extended to the <br /> property. <br /> C. The property is only marginally developable without sewer, and the rezoning would <br /> result in a more efficient development with greater opportunities to provide blocks <br /> of open space. <br /> Applicant has suggested that the City could view this expansion as merely a trade-off in <br /> sewer units from the Sollner property to the Morgart property. However, it can be argued <br /> that for properties that realistically could have contained 8 sewered lots and 5 unsewered lots, <br /> the proposal yields 12 sewered and 2 unsewered. The numbers don't balance;the issue is not <br /> one of sewer capacity but of expanding the MUSA to accommodate new development. <br /> Such an expansion is in conflict with a number of goals and policies contained in the <br /> Comprehensive Plan. Specifically, in the overall planning policies: <br /> "2. URBANIZATION WILL NOT BE EXPANDED INTO THE EXISTING <br /> RURAL AREAS. Orono's Community Management Plan is not a staged <br /> growth plan and therefore the urban service area will not be expanded into the <br /> rural service area. Urban services will not be expanded into the rural service <br /> area." <br /> "3. THE EXISTING URBAN SERVICE AREA IS FIXED. Orono's Urban <br /> Service Area (MUSA) is fixed by the various elements of the Community <br /> Management Plan, and is legally described as shown on Map#6." <br /> "4. ADDITIONAL URBAN DEVELOPMENT WILL OCCUR ONLY IN THE <br /> DESIGNATED URBAN SERVICE AREA. Additional urban development <br />