05-15-2006 Planning Commission Packet

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#06-320I 875 W�yzat�Boulevard _ May 8,2006 • Page 5 Map 3B-2 shows the applicant's property as part of the Rural Area. General Laiid Use Policy � No. 2 notes thlt inclusion within the MUSA c�oes not necessarily result in a conversion to Urban � Area: � ; ; "2. The 1Vletropolitln Urban Service Area (MUSA) will define the areas of � � " Orono where municipal sewers may be extended. The MLTSA will inchide all parts of ; Orono's Urban Area and may iilclude parts of Orono's Rural Area where appropriate." � � In General Land Use Policies 13 a�id 14, it is noted that development must benefit the ; community and tlie enviroiuilent: : "13. Future development must enhance the community. Land development should ? respect and ei�liance neighboring properties and existing developed character of t11e ; neighborhood and the City, preserviilg the value of the land and the integrity, stability � and beauty of the comnnuuty. 14. Future development must enhance the environment. Land development , should respect and ei�liance the unique nahiral features of the site and the general ' enviroiuiiental assets of the coriuilunity. Preservation of natural views, vegetation, drainage and general respect for tuuque site features always produces more aesthetic results and lasting value for the property owner and the community than does wholesale alteration of the landscape or matheinatical division to the lughest possible density." Urban Land Use Policy No. 9 and Rural Land Use Policy No. 4 provide an indication that conversion of la�ids fiom Rural to Urban is not part of the City's long-term plan: "9. The existing urban area will not be exPanded. Oroi�.o's Conununity Managemeizt Plan is not a staged growth plan. The urban service area will iiot be eapaiided into the defined rural area ai�d urban services and facilities will not be extended into the rural area for purposes of fosteruig or allowing increased developinent density in those areas." ` "4. The � existing rural area wili not be urbanized. Orono's Community Management Plan is not a staged growth plan. The urban service area will not be expanded into the rural area. Mtuucipal urban services will iiot be exteiided into the rural area or across open, rt�ral lands. Rural land uses and rural land use density will be maintained at a level to ensure that priv�.te on-site sewer systems will operate satisfactorily and that rural wetla.nds and drainageways will not be overloaded with storm water iiutrient polhition." With regards to Housing Goals a.ud Policies,please refer to Pages 3C-20 tluli 3C-23 of the 2000- 2020 CMP (Exhibit H). These policies geiierally do ilot support-the coiiversion of Rl�ral laiid to Urban status.