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CMP Pan JB. Laad Use Plaa <br />■3 <br />\mm ''3; <br />Site Dctcription: <br />SITEB <br />(Parcel Groap 2, <br />MapJB-7) <br />55 acres located betweeo Higliway 12 aad the Barliagtoa Northera Railroad <br />property, abattiag aad Jast west of Old Crystal Bay Road. Property includes <br />S separate tax parcels with S 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 Cbaracterfanci! <br />Cross site area east of major wetland: SS acres t <br />Area of additional wetlands in east half of site: - 4 acres * <br />Area to be lost due to Hwy 12 b>pass: - 2 acres ± <br />Net dry buildable for development: 49 acres + <br />Easterly 25 acres is relatively flat with high*wateriable 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 5V»-I5% slopes, eventually dropping a <br />total of SO' down to major wetland basin. Soils are 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 cunently zoned, <br />including: <br />• Location between two highway corridors is not conducive <br />to rural development. <br />• Location across from Industrial Park is nor conducive to <br />rural development. <br />• Site abuts one of the busiest intersections in Orono. <br />• East 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 Cit)*; the site is adjacent <br />to existing MUSA and is a logical MUSA expansion point. <br />This site has direct 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 from existing rural neighborhoods b>' the Orooo <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 higher densities wrill have little <br />impact on adjacent rural character neighborhoods. <br />Slle B Residential D cvcIodibcb I Ontloni! <br />Pensitv oammeter Dwelllna Unlls Density <br />Current 2-acre zoning 16-18 Units OJ units/oc. <br />(septic systems) <br />2-acre zoning 20-22 Units 0.4 units/ac. <br />(sew ered, standard plat) <br />2-acrc zoning 24 Units 0.5 units/oc. <br />(sewered, PRD) <br />1-acre zoaing 42-44 Uniu 0.8 units/ac. <br />(sewered, standard plat) <br />I-acre zoning 47-48 Units 0.9 units/ac. <br />(sewered, PRD) <br />1/2-acre zoning 80-85 Units 1.5 units-'ac. <br />(sewered, standard plat) <br />1/2-acrc zoning 95-100 Uniu l.Suniu'ac. <br />(sewered. PRD) <br />3 unit/acre PRD 140 Uniu 3.0 uniu'ac. <br />Preferred Development Oollont <br />Mis orO.Snnits/ac SFR <br />& 4 uoiu/ac townhones 120 Uniu 2.5 units/ac. <br />City of Oroao Coamuniiy hlanagnncul Plaa <br />Srptraber 2«M <br />Pagc3B-35