05-15-2006 Planning Commission Packet

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#06-3201 875 WAyzata Boulevard � May 8,2006 Page 6 � Proainuty to Municipal Sewer; Capacitv. The property was added to the Metropolitan Urba.ti Service Area (MUSA) in 1987-88 as pai�t of Comp Plan Amendmeiit No. 2 pursuant to the Highway 12 Corridor St�idy. The inclusion was based to a great extent oii the site luiutations for on-site systeins (septic a.nd well) and the potential proxiiiiity to sewer and water froin the City of Loiig Lake. It has not been determined at tlus time wliether the Long Lake sewer and water systems have capacity for resideiztial uses of tlus site at the densities requested. This could be a potential limitiilg factor iii the feasibility of the proposed use. Any expansioiz beyond the current use will require agreements with the City of Long Lake. � The 1'987 Hi�hway 12 Coi�idor Sti.idy identified tlus pro�ei�ty and adjoiniiig properties to the east and south as the "Eastern Portion" of the Corridor study area. The 1987 study considered these properties as "relatively small ui area with significa.nt development cons�aints uicludiiig topography, wetlands and transportation access lnnitations. These areas were inchided in the siudy because tliey could have developmeilt pressures not unlike areas to the west." The 1987 siudy also indicates, in its Summarv of Recommeiided Chan�es, that "the area at the east end of the corridor was left Luider the existing zoning, with the expectation that probable uses would likely include those currently perniitted as conditional uses in the rural residential zone". Proxinutv to Existin�Urban Services The property is more than one nzile fiom the Luban seivices considered in the 2000-2020 CMP as critical to developmeilt of higher deiisity housing, such as nearby commercial uses (retail and service uses) and public transportation. Walkability to such services was also considered in establishing the areas for higher deiisiiy housing. Proximity to Existiil�Transportation Corridors Site Access Tlie property abuts existulg Highway 12 a.nd gauis access to 12 via a long driveway at the SE corner of the site, in order to allow for adequate sight distance from the Luce Liiie Bridge. Access to the site inakes use of turn lanes, and is difficult at certain times depending on levels of traffic. A coirunittee of officials of the cities of Orono aiid Long Lake has been meetiiig on a regular basis for the past 2-3 years to consider the vaxious issues and Op170TtL12lli18S that will be encoiuitered wheii new Highway 12 opens aiid NInDOT t�irns over existuzg Highway 12 to Heimepin Cotuity. The conunittee has spent a considerable amouiit of time reviewing access to individual properties, i�icludiiig that of tlus site aud the Montessori school opposite it. No specif c plan has beeii adopted at tlus time. .