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:1 � <br /> located, the City considers proximity to existing hi;her density development; proximity to existing <br /> municipal sewer lines with available capacity; proximity to existina urban services; adjacency to existing <br /> � transportation corridors; and location hi�h in the watershed to limit stormwater impacts. <br /> Site E was not identified for chan�e from Rural to Urban in tl�e 2000-2020 CMP. Further,the 2000-2020 <br /> CMP establishes a number of policies which generally do not support the conversion of Rural land to <br /> Urban status. I-Iowever, certain factors that sugaest such a cilange is appropriate for Site E incfude: <br /> � 1. The property is essentially an "orphan", with relatively little relationship to the developinent that <br /> surrounds it, i.e. it is surrounded on three sides by transportation corridors (Old 12, New 12, Luce <br /> Line Trail); it is topographically disconnected from the primarily single family residential uses to the <br /> north; and it abuts a cemetery on the south. This lack of connectivity to surrounding residential areas <br /> makes use of the site for a"family friendly" neighborhood unattractive and poorly marketable at best. <br /> 2. The potential for non-residential institutional, public or private uses for the site under the current <br /> Land Use Plan and low-density zoning, is limited by the size of the site, and vehicular access <br /> Iimitations. <br /> 3. Vehicular access to the site has (imitations due to existing and future expected traffic patterns and " � <br /> � adjacent roadway configurations, su;jestin� that a low intensity residential use should be favored <br /> • over potentially higher-intensity uses that might be available via a conditional use permit. <br /> 4. The properly is at a location highly visible to traffic entering Orono from the east. Development <br /> at this site might be considered as a `main entrance' to Orono,and as such will inherently set a tone as <br /> to the character of the City, and thecefore a visually low-intensity use of the site should be strived for. <br /> 5. The property abuts the 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. Devefopment of <br /> higher density or hibh-visual-profile residential uses on�Site E would be out of character with the <br /> surroundings. <br /> � . 6. Residential development at a density of 2 or more units per dry buildable acre would be <br /> ! inconsistent with existing and eapected residential development surroundin� tlle 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 w�tli a wide range of lot sizes and at a substantially lower density than it is zoned for. <br /> . Planned Development Parameters . . <br /> Land Use Plan Amendment-2006 <br /> . In addition to the permitted, condrtional and accessory uses allowed within the RR-1 B zoning district, this <br /> amendment allows for residential development of Site E at a density of 1 unit per 0.70 dry bt�ildable <br /> acres (1.43 units per acre). The following parameters shall be adhered to for any residential <br /> development of Site E at a density greater than 0.5 units per acre of dry buildable land: <br /> � 1. Such development shall be subject to the PUD development process, and shall be rezoned to RPUD <br /> - Residential Planned Unit Development. The entirety of Site E shall be so developed as a single � <br /> PUD project. <br /> 2. Maximum number of dwelling units on Site E shall be nine(9). <br /> 3. The dwelling units shall be single family detached dwellinas with a low profile, limited to one story <br /> plus basement,and of an architectural style that blends with the natural surroundings. <br /> 4. The development shall be served with municipal sewer and water. It will be the developer's <br /> responsibility to procure sewer and water service for development of the property. <br /> 5. The development shall adhere to all regulations of the City with respect to wetland protection. <br /> � 6. The development shall adhere to the principals of Conservation DesiDn as established throubh the <br /> ,� Orono Rural Oasis visioning process completed in 2005 and scheduled to be codified in 2006-7. <br /> Page 3 of 4 <br />