06-23-1997 Council Packet - Laserfiche WebLink

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\i I #2240 - Sketch Plan May 16,1997 Page 3 2. 3. however, that Orono's current PRD ordinance (Section 10.32) does not allow for such density increases... Rezoning will require a concurrent amendment of the Comprehensive Plan. MUSA. As noted above, the MUSA boundary was established at the time the Comp Pl^ was adopted in 1980, based on 1975 zoning boundaries. The City has rarely revised the MUSA boundary since then, except to accomplish the retrofitting of existmg neigh^rhoods with sewer where septic systems were failing. The notable exception is Sugar Woods, where the City allowed rezoning from 2-acre to 1-acre adjacent to the Long Lake commercial district, primarily to preserve trees by avoiding clearcuts for mound-type sepUc systems, but also to avoid a potential annexation. Arguably, sewer could have been provided for a 2-acre development density. It has long been staffs contention that due to septic system limitations imposed by steep slopes, the applicant's properties likeiy would requite sewer in order to develop them, es^ially the Motgart 10-acte parcel (See Exhibit B). This will require a MUSA The City would have to gain Met Council approval for such an amendment. It is unclear at this time what difficulties this might entail. The Met Council has in the ^t taken a >“S ^ glowing view of Orono's rural residential development policies. A MUSA ^endment tha preserves open space or provides affordable or lifecycle housing would likely receive a relatively warm reception. Sewer availability. Municipal sewer is available in Wildhutst Tral. proposed additional 17 units is available. The developer would bear the cost »f histallation, any lift station upgrades that might be necessary, “d 'Tmoiect currently established at $7,445 per unit ($225 base umt charge, $4750 1970 LS-> Pr^“t charge, and $2470 LS #10 Bypass charge). Credit for previously assessed umts, if any, be subtracted from this. Rnad lavout. The proposal calls for a linear roadway extending 1800' westward from the end of Wildhu^ Trail, ending in a cul-de-sac, with an additional 600' d"veway servmg ^ on Lots 14-15-16-17 to allow standard walkouts rather than front-walkouts. The result is tlw Incomes essentially a 4,000' dead-end road, with a few side cuWe-sacs bm with no secondary access. The subdivision code limits cul-de-sac lengths to 1,000 although there are quite a few in the rural area of 1200-1500 in length. From an emergency services standpoint, Wiidhurst is already a potential problem and the current proposal makes it significantiy worse. The City has attempted to define access ^ibilities for the Saga Hili area. The western strategicaliy near a potential future connection to West Branch Road, alffiough would be needed as well as a reconstruction of West Branch Road for this to be feasibie. ti ' ■