06-16-1997 Planning Packet - Laserfiche WebLink

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#2240 - Sketch Plan May 16,1997 Page 3 2. 3. 4. 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 Plan 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 existing neighborhoods 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 Uees by avoiding clearcuts for mound-type septic 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 likely would require sewer in order to develop them, especially the Morgart 10-acre parcel (See Exhibh B). This will require a MUSA amendment. 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 past taken a less than glowing view of Orono's rural residential development policies. A MUSA amendment that preserves open space or provides affordable or life-cycle housing would likely receive a relatively warm reception. Sewer availability. Municipal sewer is available in Wildhurst Trail, and capacity for the proposed additional 17 units is available. The developer would bear the cost of sewer installation, any HR station upgrades that might be necessary, and pay a connection charge currently established at $7,445 per unit ($225 base unit charge, $4750 1970 LS-1 project charge, and $2470 LS #10 Bypass charge). Credit for previously assessed units, if any, would be subtracted from this. Road layout. The proposal calls for a linear roadway extending 1800' westward from the end of Wildhurst Trail, ending in a cul-de-sac, with an additional 600' driveway serving homes on Lots 14-15-16-17 to allow standard walkouts rather than front-walkouts. The result is that Wildhurst becomes essentially a 4,000' dead-end road, with a few side cul-de-sacs but 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 serv ices standpoint, Wildhurst is already a potential problem, and the current proposal makes it significantly worse. The City has attempted to define alternative access possibilities for the Saga Hill area. The western end of the proposed road is strategically near a potential future connection to West Branch Road, although easements would be needed as well as a reconstruction of West Branch Road for this to be feasible. • t