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Zoning File #2293 <br /> September 11, 1997 <br /> Page 4 <br /> will occur in the urbanized areas consistent with the capacities of the existing <br /> urban services and at limited densities consistent with all environment <br /> constraints." <br /> The Comprehensive Plan's "General Land Use Policies" starting on Page CMP 4-12 include <br /> the following: <br /> "1. THE METROPOLITAN URBAN SERVICE AREA (MUSA) IS FIXED. <br /> Orono's Urban Service Area(MUSA) and sewer service area (MSSR) are <br /> fixed by this and the other elements of the Community Management Plan and <br /> are legally described by Resolution of the City Council as shown on Map <br /> #6." <br /> In the "Urban Land Use Policies" on Page 4-18, the plan states: <br /> "9. THE EXISTING URBAN AREA WILL NOT BE EXPANDED. Orono's <br /> Community Management Plan is not a staged growth plan. The urban service <br /> area will not be expanded into the rural area and urban services and facilities <br /> will not be extended into the rural area for purposes of fostering or allowing <br /> increased development in those areas." <br /> Finally in the "Rural Land Use Policies on Page 4-20,the plan states: <br /> "4. THE EXISTING RURAL AREA WILL NOT BE URBANIZED. Orono's <br /> Community Management Plan is not a staged growth plan. The urban service <br /> area will not be expanded into the rural area. Municipal urban services will <br /> not be extended into the rural area or across open, rural lands. Rural land <br /> uses and rural land use density will be maintained at a level to ensure that <br /> private on-site sewer systems will operate satisfactorily and that rural <br /> wetlands and drainage ways will not be overloaded with stormwater nutrient <br /> pollution." <br /> Excerpts from the goals and policy sections of the Comprehensive Plan have been attached <br /> to this review as Exhibit K. <br /> Given the apparent conflict between this application and the Comprehensive Plan,how might <br /> the City justify granting the proposed amendment? Staff would offer two possible <br /> alternatives: <br /> A. Change the policies to allow such a change, i.e. amend the Comp Plan to establish <br /> a strict set of criteria by which expansion of the urban area might be allowed; or <br />