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Orono Planning Commission <br />April 26, 1994 <br />Page 2 <br />7.Usb.8 sound nnd nomuDy .ocp.»d planning prindptes. * <br />land use should form a transmonal pattern north from Hgh y ^ tcvicial <br />would be from Commerdal, to Multifamily. then to Smgle Family one aae sewered. <br />then Rural two acre unsewered. <br />8 Land Use transition is needed also west to east. From toututional. then to Smgle <br />Family one acre sewered, to Rural two acre ur,sewered. <br />o Since the City of Orono's Comprehensive Plan was adopted, the ^hool District <br />the 60 acrcs to the West for future school expansion. This change m <br />^"la ’nd use ^ muci mte intense than the existing guiding of two acre lots. <br />'0 The City of Orono's Comprehensive Plan designates 120 acre for 60 home sites to <br />to Si«y acres purcLsed by the school district are 'o b'“nv'rtrf <br />to Institutional use leaving the subject property alone to accommodate the 60 u <br />11 County Highway 6 is projected to carry 12,000 vehicle trip per days in the future <br />Depending on the final Highway 12 upgrade solution, <br />dirked to the county roads The subject property is directly impacted on the north <br />with traffic noise and possible ROW enlargement. Devetopment should be clustcre <br />to the southern portion of the site (as proposed by Lundgren Bros.). <br />1 The property is surrounded on three sides with dissimilar uses. County Hi^way 6 <br />on the north, Orono School district expansion to the west, and ^ <br />and commercial to the south. This property should be a transitional land use to the <br />unsewered Rural area to the east and north. <br />13 Since the City of Orono adopted its Comprehensive Plan in 1987, the State Wetl^d <br />Regulations tove changed substantially, restricting normal development patterns that <br />were contemplated at the time the comprehensive plan was adopted. <br />14 'fhe City of Orono in its- Comprehensive Plan of 1987 did not know if the area would <br />' develop with on-site sewer or public sewer. It is now evident that sewer must be <br />tended all the way from Highway 12 to the site in order for development to take <br />place. <br />15 The City of Orono's Comprehensive Plan identified 116 sewer ^ <br />level^pment. Seven years later there are still 58 urnts going <br />enough sewer capacity for the 44 homes proposed by Lundgren Brothers.