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-'r. <br />CMP Part 3B. Land Use Plan <br />Tabic 3B-5b: Areas Proposed for Higher Density Residential Development - Site B <br />Site Description: <br />SITE B <br />(Parcel Group 2« <br />Map 3B-7) <br />55 acres located between Highway 12 and the Burlington Northern Railroad <br />propert}', abutting and just west of Old Crystal Bay Road. Property includes <br />5 separate tax parcels with 5 existing residences plus outbuildings, and is <br />currently zoned for single family rural development at a density of I unit per 2 <br />acres. The new Highway 12 route is planned to abut the south side of this <br />property, paralleling the railroad track. <br />Site Charactcristica: <br />Gross site area east of major wetland: <br />Area of additional wetlands in east half of site: <br />Area to be lost due to Hwy 12 bypass: <br />Net dry buildablc for development: <br />55 acres ± <br />- 4 acres l <br />■ 2 acres ;t <br />49 acres -► <br />Easterly 25 acres is relatively flat with high-watcrtablc soils <br />and interspersed wetland pockets. Not easily developable <br />with septic systems Mostly open fields that have been <br />farmed previously. <br />Westerly 30 acres has 5*/o-l5% slopes, eventually dropping a <br />total of 50' down to major wetland basin. Soils arc better <br />suited for use of septic systems, but slopes may be a factor <br />for individual sites This area is more wooded and contains <br />apple orchard. <br />This site has a number of factors which make it unattractive <br />for 2-acre rural residential development as currently zoned, <br />including: <br />- Location helwren two highway corridors is not conducive <br />to rural development. <br />- Location across from [ndu.strial Park is not conducive to <br />rural development. <br />- Sue abuts one of the busiest intersections in Orono. <br />- Bast half of site is poorly suited for development with <br />septic systems. <br />Municipal sewer and water are relatively available as <br />compared to most other areas of the City; the site is adjacent <br />to existing MUSA and is a logical MUSA expansion point. <br />This site has du’cct access to arterial and collector road <br />system, and is relatively near urban services as compared to <br />most other areas of the City. Furthermore, this site is <br />separated fiuin existing rural neighborhoods by the Orono <br />Schools, by existing wetlands, by the existing railroad, and by <br />existing and future road/railroad corridors. Because of these <br />separations, development at higlier densities will have little <br />impact on adjacent rural character neighborhoods. <br />Site B Residential Development Options; <br />Density pa ra nir tjy; Dwell i ngj]n i f % D_e n si tv <br />Current 2-acrc zoning 16-18 Units <br />(septic systems) <br />2-acrc zoning 20-22 Units <br />(sewered, standard plat) <br />2-acrc zoning 24 Units <br />(sewered, PRD) <br />l-acrc zoning 42-44 Units <br />(sewered, standard plat) <br />l-.Tcrc zoning 47-48 Units <br />(sewered, PRD) <br />|/2-acrc zoning 80-85 Units <br />(sewered, standard plat) <br />1/2-acre zoning 95-100 Units <br />(sewered. PRID) <br />3 uniCacre PRD 140 Units <br />0.3 units/ac. <br />0.4 units/ac. <br />0.5 units/ac <br />0.8 units/ac <br />0.9 units/ac. <br />1.5 unils/ac <br />1.8 units/ac <br />3.0 units/ac. <br />Preferred Development Option; <br />MU of 0.5 units/ac SFR <br />St 4 units/ac townhoines 120 Units 2.5 units/ac. <br />City of Orono Community Management Plan <br />Scptcinber 2000 <br />Ptge 3B-35