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DAI IK.KI \ <br />s| lAKl Ai )\\ <br />A\D I T,A\ <br />COKSUtTlMC FLAMNIM <br />LANDSCAPE ARCHITECTS <br />JOO rtMT AVENUE NORTH <br />SUITE 210 <br />MINNEAPOLIS. MN SS40I <br />612 JJP SJOO <br />MEMORANDUM <br />DATE: January 15.2004 <br />TO: Mike Gaffron, City of Orono <br />FROM: Phil Carlson, AICP; Dahlgren, Shardlow, and Uban, Inc. <br />RE: Stonebay Marketplace, Highway 12 and Willow Drive, Orono <br />Introduction <br />.-\t your request we have rcview’cd the materials submitted for the Stonebay Marketplace PUD, as <br />well as city staff and consultant comments, and offer the following comments for the Planning <br />Commission at their January 20 meeting. <br />Rocommondatlon <br />Based on our review of the Stonebay site plan I w'ould recommend that the Planning <br />Commission continue review of the PUD to a later meeting - perhaps a month out - allowing the <br />developer, suff, and consultants additional time to look at alternative layouts and a revised plaa <br />1 believe the time spent in this additional review will be well worth the effort fer the developer <br />and the City in gening the best project possible for this important comer in Orono. The ideal <br />situation is for the staff and developer to come to the Plaiuiing Commiision with a plan that they <br />feel works well for everyone. <br />Comments <br />We looked at the various elemen: of the Stonebay Marketplace PUD and have the following <br />comments: <br />Site Plan. The site plan places three buildings on a small odd-shaped site, with one full <br />access off Kelley Parkway and one right-in/right-out access to Willow Drive. All three <br />buildings (Walgreen’s pharmacy, bank, office/reiail) are shown with drive-through lanes, <br />plus their owm parking lots. The combination of these numerous features crowded onto <br />the site creates a number o: awkward or potentially unsafe internal intersections. These <br />have been pointed in other memos by st^ and consultants. These issues alone suggest <br />that there needs to be mere work on the site plan, to make all the uses fit together <br />harmoniously. All other rite and building issues should be pul off until the basic site <br />arrangement can be made to work.