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#2490 - VanEeckhout Sketch Plan May 12, 1999 Page 6 The Rural Land Use Policies clearly indicate that the rural area will not be urbanized, i.e. it won't be prov ided with urban services and it won't be expanded by rezoning. The City has held fast to this policy, and has only veered from it in a few unique circumstances: Sugar Woods on Brown Road North: The 1987 Hwy 12 CMP amendment recognized that a service road should be developed between Brown Road and Willow Drive north of 12, allowing commercial uses abutting 12. The plan suggested that single family development north of that service road on the undeveloped 40 acre site would provide an appropriate transition between the commercial uses along 12 and the 2-acre density residential to the north. Due to soil and topography constraints, the site was provided with sewer, which allowed the planned density to occur and preserved trees that would otherwise have been lost to septic sites; Fleming Trail Addition: Orono agreed to annex the Long Lake sewage treatment plant site to Long Lake, subject to a platting of the site at densities providing a transition between the 1/3-1/2 acre lots nearby in Long I ake and the 2-plus acre Orono Oaks development in Orono. The Fleming Trail site, which had been owned by the City of Long Lake for many years, ultimately was platted into 1-acre single family lots with sewer. Orono has provided sewer to many existing rural neighborhoods where it was concluded that septic systems were not a viable long-term alternative for replacing non-conforming systems. The City amended CMP in 1998 to expand the MUSA for existing and new development along the northeast shore of Maxwell Bay, but did not change from the existing 2-acre minimum lot size zoning. There are two innovative options Planning Commission might consider for developing the VanEeckhout property that may be consistent with the City's rural area goals: A.Based on the proximity to the creek, this is a sensitive Shoreland area. As was done with Little Orchard on Maxwell Bay, it may be reasonable to allow' the developer to prove how many lots he could develop under our rural standards (by actually doing septic testing and re-working lot layouts as necessar>'), then allow that number of lots to be developed with sewer. This preserves the rural density while eliminating potential pollution from septic systems near the creek. B.To go one step further, the City might allow the number of lots that could be developed using septic systems, to be developed via a sewered PRD by clustering the homesites near the existing residence and leaving the majority of the property’ as preserv'ed open space. This