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� ( <br /> CMP Part 3C. Housing Plan <br /> Second, the issue of developers maximizing their profits at the expense of <br /> affordability will.come into play. The high value of land and the high <br /> � housing demand inake it difficult to keep housing prices in the affordable <br /> range. <br /> Third, the City is limited in its ability to deny a poorly conceived housing <br /> project in an area that has already been guided for such use. The City has <br /> much more flexibility in obtaining the type and quality of developmerit that <br /> • meets its lifecycle housing goals if it requires�special approvals such as a � <br /> rezoning or amendment of the Comprehensive Plan. Absent City or HR.A <br /> ownership,the risk in prematurely identifying specific properties for higher , <br /> • density residential use is that the City must, by state law, within a short <br /> � ' period amend its zoning to conform with the Comprehensive Plan. Once a <br /> property is zoned for a use, the owner gains a package of rights.and <br /> � expectations that make it extremely difficult for the City to deny a proposal <br /> that,while perhaps meeting the minimum standards or general guidelines for <br /> . the zoning district, does not adequately meet the City's housing needs. <br /> Yet, Orono is committed to developing lifecycle housing at densities that <br /> generally aze considered necessary for affordability, and the key to this will <br /> be the ability of the City Council to approve the right project in the right- <br /> place by the right developer. A variety of potentiai sites have been informally <br /> _ identified that have a potential for meeting City ho�sing goals,but which the <br /> City will not re-guide until an appropriate �development proposal is � <br /> forthcoming. , � <br /> . ALHOA Expenditures <br /> The Livable Communities Act additionally established a minimum required <br /> level of annual local spending towards affordable and life-cycle housing <br /> needs, known as the Affordable Life-cycle Housing Opportunities Amount <br /> (ALHOA)based on the City's homestead net tax capacity excesses. Orono's <br /> past expenditures toward the ALHOA have been primarily from Community <br /> Development Block Grant funds earmarked for residential rehabilitation <br /> grants and loans. <br /> City of Orono Community Management Plan Page 3C-19 <br /> September 2000/Revised September Z001 <br />