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. located, the City considers pro�imity to existing higllei• density developtnent; proximiiy to G�IStllla <br /> rnunicipal sewer lines with available capacity; pro�imity to e�isting ucban services; adjacency to e�isting <br /> transportation corridors; and location high in the�vatershed to limit sto�-�nwater impacts. <br /> Site E was not idetitified for change fa•om Rural to Urban in the 2000-2020 CMP. Further,the 2000-2020 <br /> CMP establishes a number of policies which generally do not suppoi-t the conversion of Rural land to <br /> Ucban status. Ho�vever, certain factors that suggest such a change is appropriate for Site� include: <br /> 1. The property is essentially an "orphan", with relatively little relationship to the developinent that <br /> surrou�ids it, i.e. it is suirounded on tluee sides by trai�sportation con•idors (Old 12, New 12, Luce <br /> Line Trail); it is topographically disconnected fi•om the primarily single family residential uses to the <br /> north; and it abuts a cemeteiy on the south. This lack of connectivity to surrounding residential at�eas <br /> nlakes use of the site for a"family friendly" neighborhood unattractive and poorly marl:etable at best. <br /> 2. The potential for non-residential ii�stitutionll, public or private uses for the site uilder the current <br /> Land Use Plat� and low-density Z011lllb� is limited by the size of the site, and vehic�ilar access <br /> limitations. � <br /> 3. Vehicular access to the site has limitations due to e�isting and future e�pected traffic patterns and <br /> adjacent roadway configurations, suggesting that a low intensity residential use should be favored <br /> over potentially higher-intensity uses tllat might be available via a conditional use pei7nit. <br /> 4. Tlie property is at a location higilly visible to tcaffic.etttering Orono from the east. Development <br /> at this site rnight be considerecl as a`main entrance'to Orono,and as such wiil inherently set a tone as <br /> to the character of the City, and thecefore a visually tow-intensity use of the site should be strived for. <br /> 5. Tlle property abuts tlle Luce Line Trail, which as it traverses Orono has a completely different <br /> .feel than it does in Plymouth to the east; a rural feel rather than a suburban feel. Development of <br /> higher density or high-visual-profile resideiltial uses on Site E would be out of character witli the <br /> sttrroundings. <br /> 6. Residential development at a density of 2 or inore units per dry buildable acre �vould be <br /> inconsistent �vith existing aud expected residential developme��t surroundina the property. While the <br /> property in Long Lake to the north is zoned to allow up to 4 units per acre, it.has developed in the <br /> past with a wide i•ange of lot sizes aild at a substantially lower density than it is zoned fo�•. <br /> Plaaaa�ed�ed�flmpa�aezat Pa��aa�eters <br /> Land Use Plan Amendment-2006 � � <br /> In addition to the permitted,coiiditional and accessory uses allowed witllin the.RR-1 B zoning district,this <br /> amendment allows for residential development of Si�e E at a density of 1 uni# per 0.7� clry buildable <br /> acres (1.=�3 units peQ� acre). The follo�ving parameters shall be adhered to for any residential <br /> development of Site]E at a density greater than 0.�units per acre of diy buildable land: <br /> 1. Such developtnent shall be subject to the PUD developnlent process, and shall be rezoned to RPUD , <br /> Residential Planned Unit Developtnent. The entirety of Si�e E shall be so developed as a single <br /> PUD project. <br /> 2, .IVIa�imum num6er of d�vellin� units oi� S�#e� sl�all be iline(9). <br /> 3. Tlle dwzlling units shall be sin�le family detaclled dwellin�s �vith a lo�v profile, timited to one stoty <br /> plus basement, and of an architectucal style thafi blends with the natural surroundings. <br /> 4. The tleve(opment sl�all be served with municipal sewer and watcr. It �vill be the developer'� . <br /> responsibility to proc�u�e se�vec•and �vater service for de�relopment of the pi•operty. <br /> S. The development shal! adhere to all regulations of the City with respect to �vetland pcotection, <br /> 6. TIZe development shall adhere to the principals of Conservation DesiQn as established through the <br /> Orono Rur11 Oasis visionin;process completed in 2005 and scheduled to be codified in 2006-7. <br /> Pa�e 3 of 4 <br />