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I' <br /> FILE#11-3498 <br /> 7 February 2011 <br /> Page 7 of 10 <br /> plans and specifications for each type of fixture with the building permit application. Ideally, the <br /> fixtures will be shielded and downcast; consistent with those approved by the International Dark <br /> ' Sky organization. _ <br /> Trails. When any portion of the project is within 1,000 feet of a public trail system, pedestrian <br /> access shall be provided to the trail system by means of a public trail constructed at the <br /> developer's expense. The applicant has not proposed an access to the Luce Line trail. <br /> Topography may prove prohibitive for an "accessible" trail access. <br /> Conservation Desiqn Analvsis <br /> Because the proposal is for a multi-unit residential development guided for urban density <br /> (greater than 1 unit per 2 acres) the project is subject to the requirements of Orono's <br /> Conservation Design ordinance. The applicant has prepared a Conservation Design Master <br /> Plan for the site. There are some minor outstanding elements of this plan which the applicant is <br /> continuing to develop. Staff feels that the remaining items can be addressed before the City <br /> Council reviews the application. <br /> Stormwater Manaqement <br /> The City is currently reviewing the revised/expanded stormwater information submitted by the <br /> applicant. The applicant's plans must adhere to the City's stormwater goals and our approved <br /> plan, as well as the MCWD regulations governing stormwater. Please refer to Exhibit K for a <br /> memo from Jesse Carlson, regarding the stormwater review. Also note that this review is on- <br /> going. The plans must be deemed acceptable prior to Council review. <br /> . COMPLIANCE WITH CUP STANDARDS & CMP <br /> C�onditional Use Permit Analysis <br /> The City has recently added "assisted living facilities" as a conditional use within the list of <br /> RPUD conditional uses. The Planning Commission shauld verify the applicant's proposal <br /> conforms to the following general CUP conditions as well as create any additional <br /> canditions that are specific to this unique project. <br /> Is the use/project: <br /> 1. Adequately served by police, fire, roads, and stormwater management. The plans are <br /> being reviewed for conformance to the City's stormwafer management rules. It is staff's <br /> expectation that this criterion will be met. <br /> 2. Provided with an adequate water supply and sewage disposal system. The property is <br /> served by public sewer and water systems. This criterion is met. <br /> 3. Not expected to generate excessive demand for public services at public cost. The use <br /> is not expected to place an excessive demand for public services at the cost of the <br /> public. This criterion is met. <br /> 4. Compatible with the surrounding area as used both presently and as it is planned to be <br /> used in the future. The project is consistent with the guiding for this property. This <br /> criterion is met. <br />