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3 <br />CMP PTt3B. Liiad Use Ptan <br />Site Description: 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 />SITE B S separate tax parcels with S existing residences plus outbuildings, and is <br />(Parcel Group 2, currently zoned for single family rural development at a density of I unit per 2 <br />Map 3B-7) acres, flic new Highway 12 route is plaitncd to abut the south side of this <br />propert>‘, paratlcling the railroad track. <br />SiteCharart-ristks; <br />Gross site area east of major wetland: SS acres i <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 23 acres is relatively flat with high-waiertable soils <br />and interspersed wetland pockets Not easily developable <br />with septic systems Mostly open Helds that have been <br />farmed previously. <br />Westerly 30 acres has S^^IS^* slopes, eventually dropping a <br />total of 50' down to major wetland basin. Soils are better <br />suited for use of septic s>stei>-:.. but slopes mav 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 />• L'.cation across from Industrial Pork is not conducive to <br />rural development. <br />• Site abuts one of the busiest intersections in Orono. <br />• East half of site is poorlv suited for development with <br />septic systems. <br />Municipal sewer and water are relatively av ailable as <br />compared to most other x eas of the City; the site i* adjacent <br />to existing MUSA and is a logical MUSA expansion point. <br />This site has direct access to arterial and collector rord <br />system, and is relatively near urban services as compared to <br />most othvr areas of the City. Furthermore, this site is <br />separated flom existmg rural neighbourhoods by the Orono <br />Schools, by existing wetlands, by the existing railroad, and by <br />existing and fumre road, railroad corridors. Because of these <br />separations, development at higher densities w ill have little <br />impact on adjacent rural character nvighborhoods. <br />Site B Retldewtlal Development Options: <br />Density parameter Dwclline Units Dcniitv <br />Current 2-acre zoning 16- IS Units OJ uniu'ac. <br />(septic systems) <br />2-acre zoning 20-22 Units 0.4 units.'ac. <br />(sewered, standard plat) <br />2-acre zoning 24 Units 0.5 units oc. <br />(sewered. PRD) <br />1-acre zoning 42-44 Units 0.8 umts'ac. <br />(sewered standard plat) <br />l-acre zoning 47-48 Units 0.9 uniLs'ac. <br />(sewered. PRD) <br />l/2-acre zoning 80-85 Units i 5 unils'ac. <br />(sewered, standard plat) <br />1/2-acrc zoning 93-10( Units I.Sunits'ac. <br />(sewered. PRD) <br />3 unit/acre PRD 140 Units 3.0 units'ac. <br />Preferred Dcvelonmrot Option: <br />Mil oMl.5 units/ac SFR <br />i: 4 units/ac townbomts 120 Units 2.5 units'ac. <br />City of Orono Community Management Pbn <br />Septtwbcr 24M <br />Page 3B-35