05-15-2006 Planning Commission Packet

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� #06-3201 875 Wflyzata Boulevard � May 8,2006 _ Page 4 The conversion from Rtual to Urban status would require the extension of urban services to this site, including inuiucipal sewer a.iid water. It is tinluiowii whether the curreirt water coiuiection to Long Lake is viable for such a development. C. Analysis of Proposed Conversion from Rural to Urban Status Recent CMP Revisions (2000�. The 2000-2020 CMP converted a small iiumber of defined areas in the City froni Rural to Urban designation. Section 3B, Land Use Plan, Page 3B-26, states as follows regardiiig the establisluneiit of newly-defined areas allowed for coiiversion froin Rural to Urban uses: "To niore closely approach the development density goals established by Metropolitan Cotuicil, Orono has defined certain areas of the City where conversion fiom plaimed Rt�rai densities to planned Urban densities is appropriate. These are areas where provision of urban services can be e�cient, cost-effective, and have the least negative, iinpacts on the City's environmental goals and on surrounding developinent. In defining where these newly-defined urban areas shonld be located, the City considered the following criteria: 1. Proximity to existing higher density developnient; 2. Proximity to existing mtuucipal sewer luies with available capacity; 3. Proximity to existing urban services; 4. Adjacent to existuig traiisportation corridors; � 5. Located high in the watershed to linut stormwater impacts. Based on these criteria a number of properties have been identified for change from low density residential to nleditun density residential uses in Orono's Land Use Plan. These properties are identified later in this sectioii." Tlie applicasit's property is not ainong those identified for such a change. Coiisistencv with Land Use Plaruiin� Goais & Policies of 2000-2020 CMP The 2000-2020 CMP on pages 3B-14 thru 3B-23 lists sia Land Use Goals, eighteen General Land Use Policies, thirteen Urban Land Use Policies, and eleveii Rural Land Use Policies. Altl�ough the applicant's letter of request suggests how the proposed amendment may be ui agreement with the goals of the CMP, it is important to review the specific Policies tliat were established to reach those goals. Key aniong these is General La.ud Use Policy No. 1: "1. The boundary between Orono's Urban and Rural Areas is fixed. Oroiio's Urban Area will not be strictly defined by the Metropolitali UrUau Seivice Area(MLTSA) bouiidary or fiit�.ire expansions of the MUSA boluidary but will be fixed by tlus aiid the other elements of the Conuilunity Mauageineiit Plan. Orono's defined Urban aszd Rural Areas are best described by the planned development types aiid densities. A.reas where the zoned density allows iio more tha.n 1 utiit per 2 acres is deeined Rtual; areas where the zoned density allows more tlian 1 unit per 2 acres is deeined Urbati. Oroiio's Urba.n and Rural areas are depicted a.i1d fxed by Map 3B-2."