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M04«2974 Stonrbay Oullol A <br />CMP Amendmcnl Tc\( <br />April IS, 2004 <br />Pate 2 <br />•The o commercial areas alo^g Highway 12 wiihn Orono arc idcniiEcd in Map 3B-7 and include <br />the following; <br />1. Propert>’ abutting the north side of existing Highssay 12 O^as 4ata Boulevard) from <br />Brossn Road North to Willow Drive. P.us area was lev icNved as part ofCompichcnsivc <br />Plan .\inciidincnt No. 2 m 19S9. resulting in a guide plan calling for commercial uses <br />abutting Highway 12, with pamary access to a scrv ice road connecting from Brown Road <br />to Willow Dave, and elimination of direct access to 1 ligliway 12. The area is cuncntly <br />bounded on the north by existing residential development at densities ranging from 1 unit <br />per 2 acres to 1 uml per 1.3 acres. <br />The western half of this area has since been dev eloped via PUD as a nursery gankn center <br />with included leasable commercial spaces. The east half of this area includes a strip <br />shopping center, a new 10,000 s.f. office building, and a vacant 0 5 acre parcel at the <br />northwest quadrant of Brown Road and Highw ay 12. <br />The CityCouncil in February 199S adopted a General Concept Plan for development <br />along Highway 12 indicating that the Council's v ision includes community scale retail <br />development (as opposed to regional or ‘bigbox ’ scale development) focused in a more <br />compact area in or near dow mown Long Lake (closer to Brow n Road than to Willow- <br />Drive, at least in the short term) for the follow ing reasons; <br />1. Focuses on downtown Long Lake remaining a strong retail area, and helps <br />preserve owner-operated small serv icc businesses in Long Lake w hich arc v ital <br />to Orono and Long Lake residents. <br />2. Focuses on maintaining a vital downtown and "sense of place" for both Long Lake <br />and Orono <br />3. A compact retail area encourages pedestrian activ ity, <br />4. It is easier to plan, coot Jinate and control the dev elopment of a more compact <br />retail area than an extended retail strip. <br />5. Focusing dev elopment toward Brown Road could strengthen the ability to obtain <br />desirable development on the north side ofHi^way 12 east of the Oren Brothas <br />Nursery.