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Orono Property P.U.D. Submittal 5 November 1993 <br />maximize the development potential of the land while remaining sensitive to its unique and <br />valuable natural characteristics. This consolidation of building along the road also makes the <br />grading, ponding system and public utilities efficient and cost effective. <br />Efficiency is a key element in the PUD and has been addressed in our plan by consolidating <br />lots along an interior stre-^t system and minimizing the amount of earthwork needed for <br />correcting the high water table of the property and the installation of utilities. To spread the <br />development out more would increase the cost significantly for each lot and would impact the <br />natural feanires and push development closer to the perimeter of the subject property. <br />Density transfer is utilized creating a great variety of lot sizes with an overall density that was <br />originally contemplated in this area in the comprehensive plan which would be 60 units or <br />less. Since the school and recreational facilities are absorbing half of the area and utilities <br />were contemplated in the comprehensive plan for this area, a realistic one unit per acre <br />density is proposed. At one unit per acre density, utilities can be installed cost effectively to <br />make the development feasible because the water table is high and onsite septic systems would <br />be environmentally prohibitive. <br />Ihe PUD is applicable to this property because it is limited in the City ordinance to Just those <br />lands in the Highway 12 Corridor as set forth in the City of Orono ’s Comprehensive Plan <br />Amendment No. 2 adopted May 23, 1988. It is clearly the intent based on the comprehensive <br />plan and the City ordinance to have this property developed as a PUD with a density tor this <br />area no greater than 60 units to be served by public utilities and to adjust through the PUD <br />system to the varied adjacent uses set forth in the comprehensive plan. Additionally, the <br />project is incorporating a great deal of open area to assure preservation ol wetlands, woods <br />and the creation of enhanced water quality management. <br />PUD Design <br />The proposed PUD is designed to achieve a maximum coordination between the propcseo <br />development and the surrounding uses, as well as provide for the common protection and <br />enhancement of wetlands in the area. Additionally, the drainage system has been carefully <br />constructed to increase the quality of runoff from existing cordition. The development is <br />proposed to use City sanitary sewer and water eliminating the negative impacts of onsite <br />sewer systems and wells in an area with a very high water table. <br />The overall design creates a variety of lot sizes and a density of one unit per acre. The larger <br />lots are located along the periphery of the development to cre.ite a neighborhood feeling <br />consistent with other area development. Significant open space is also located along Willow <br />Drive largely separating most of the development from the road. Two homes are proposed to <br />be directly adjacent to Willow Drive along the 2,000-foot eastern perimeter. No direct <br />driveway acce.ss is proposed from the lots out to Willow Drive. <br />Large ponds and lots with extra rear yard setbacks will also create a rural type edge to the <br />CSAH 6 neighbors to the north. Here again, direct access to CSAH 6 is not proposed with <br />development off a future, central collector road which will also serve to some degree the <br />property to the west.