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ORONO PLANNING COMMISSION MINUTES FOR SEPTEMBER 20, 1999 (#2522 The Bancor Group, Continued) east and north and the school to the west and possible townhome/office use to the south. Newman stated due to the high water table and poor soils in this area, it is necessary to develop this area with City sewer and water, which dictates the need for higher density housing in an effort to help offset those connection costs. This development would also offer an opportunity for those people being relocated due to the Highway 12 project to remain in this community. Newman commented in his opinion this development would not significantly impact negatively on the traffic situation in the area and would be an asset to the community by providing higher income housing. The concept plan proposes a trailway to the east and north as well as berming and landscaping in an effort to help buffer the area from Willow Drive and County Road 6. Extensive open spaces are being provided as well as ponding and protection to the wetlands. Newman stated the Bancor Group has attempted to comply with Orono's standards and would be a valuable addition to the neighborhood and community. Campion stated they have received a copy of the City Engineer's letter and all the issues raised will be addressed at the time of final plat. Campion indicated they are willing to work with the City Engineer in an effort to resolve these issues. Newman commented since this is only the preliminary plat stage, some of these issues will be addressed later on in the application process. Hawn stated that due to the number of people in the audience who wish to speak regarding this application, it will be necessary to limit public comment to five minutes per speaker. Steve Johnston, 2330 Shadywood Drive, stated he is representing a number of people tonight, noting that he has resided in Orono for 12 years, is a civil engineer by occupation, and has become familiar with Orono's Comprehensive Plan and ordinances over the years. Johnston remarked the Comprehensive Plan focuses on what is known as an urbanization cycle, which calls for extension of City services into areas where they are anticipating higher density housing. Johnston pointed out that the original Comprehensive Plan reiterated time and time again that urbanization will not be expanded into existing rural areas, which over time has been revised and now allows for carefully integrated developments to limit the adverse affect on the surrounding areas, with a desire to maintain open spaces and natural environment as much as possible. Johnston noted that the sewer policy does call for City sewer in developments where the land is not able to support their own individual septic systems due to poor soils or high water table. Johnston reviewed an overhead depicting various proposals prepared by a consultant hired by the City on how this area can best be developed, noting that the number of lots proposed by the City consultant range from 14 lots to 20 lots, with the owner of the property proposing 22 lots at that time. Johnston stated when Amendment Two to the Comprehensive Plan was adopted by the City, it was determined that the City should remain at the two acre zoning. Johnston remarked that this area has been designated as a buffer area due to the wetlands and open spaces in this area. In order for rezoning to occur, the question normally posed to the Planning Commission is what conditions have changed since the adoption of Amendment Two which would dictate the need for rezoning of this area. Johnston stated in his opinion the conditions calling for two acre zoning have not changed and that this area should remain zoned at two acres in an effort to preserve the natural environment. Page 8