03-22-2004 Council Packet - Laserfiche WebLink

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X m4>2974 StOMbiy Markctpitce Jaoutry 1(, 2004 P«gt3 of6 I. Comprehensive Pltn Amendment The 2000*2020 Orono Community Management Plan (CMP) guides this property for Commercial Office uses, i.e. “...professional office as well as limited service uses, and retail lues accessory to the office use.” (CMP Part 3B, Page 3B*24). The proposal is not in conformity with the Comprehensive Plan, in that it includes freestanding retail not specifically associated or supportive of an office use on the site. The Walgreens and the office/retail building would be characterized more accurately as neighborhood retail/service tises. The app.'icant requests an amendment of the CMP that would “allow retail uses in this area when approved as part of a PUD, based on the finding that amendment would comply with the spirit and intent of the City’s Community Management Plan, would allow development of this vacant site, would provide limited retail to serve the neighborhood, and would allow development of the mixed use StoneBay development as originally proposed.” The amendment would apply only to Outlot A of Stonebay. Please review the hi^ligbted areas in Exhibit F, excerpts from the CMP regarding guiding of this area. The City Council has informally reviewed this proposed amendment to the CMP in the context of its impact on development in Long Lake, in full knowledge of Orono’s suted intent to not take actions which will be counterproductive to Long Lake ’s efforts in maintaining a vital, viable downtown retail area. Council’s general conclusion was that the magnitude and types of retail proposed will have minimal impact on Long Lake ’s ability to move forward with its Downtown Master Plan. If done correctly, the proposed mix of neighborhood service/retail and office can provide the business locations, services and quality employment opportunities the Orono City Council envisioned for this area in the 2000*2020 CMP. Additional factors which may come into play in terms of this proposed include: The other three quadrants of this intersection are devoted to retail uses; it is not much, of a lesq) to bring in the remaining quadrant as retail, especially with an office (bank) component The Long Lake Downtown Master Plan docs not at any location provide for the Walgreens model of a building set back from the street with parking in firont. The Long Lake Plan provides for buildings at streetside with parking in the rear. It is highly unlikely that Walgreens would locate in Long Lake ’s Downtown area. From a staff perspective, Walgreens is an amenity that would be welcomed by tte public in this area. .jiL i i