06-10-2002 Council Packet - Laserfiche WebLink

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L No. 3 was rc-guided to allow a single tier of commercial uses along 12, to be accessed via a frontage road with no direct access to 12. North of the frontage road and up to the north line of Section 33 (i.e. the north boundary of the Dahlstrom property), multi-family uses at densities of up to 10 umts per acre could be allowed via PUD. Land to the north of Section 33 remained guided for rural density single family (1 unit per 2 acres) but was allowed to develop with sewer due to high The guided densities in this area were keyed in part to planned sewer capacities. Area No 3 was expected to require 300 to 450 total sewer units under the adopted plan amendment. A concept plan provided during the 1985 study by the Orono Plaza partners would have required up to 1200 sewer units; that intensive plan was considered to have the potential to place excessive burdens on sewer capacities, and was rejected. Four other schematics which varied the mix of commercial and multifamily uses were considered as feasible. Development of Area No. 3 has occurred more slowly than anticipated (perhaps in part due to uncertainty about the future of Highway 12). Of the 190 acres, the Orono Schools have acquired the northwesterly 55 acres for education uses; Willow View was developed residentially at a sewered 2-aicre density in the northeasterly 60 acres; the City has approximately 15-20 acres of the remainder- and only the Dahlstrom 50-acre site and two 2-acre parcels at the southwest comer remain to be developed. 2000-2020 CMP: OFFICF. VS RKTAH. Dunng Ae CMP update process during 1999-2000, Council and Planning Commission reconsidered Ae land use plan for the Highway 12 area. The 2000-2020 CMP envisions focusing retail development m a compMIdow-ntown area in Long Lake, and specifically limits retail development betw een Willow and Old Crystal Bay Road to small scale, accessory to the principal office use (but in this c«e. accessory to the residential). Orono ’s plan is to avoid pulling energy and development potential avray from the Long Lake downtown area, and to avoid retail uses that would draw high levels of tramc to the area w est of Willow Drive. This plan is based on a number ofcritical element as noted by Ron Moorse in a December 2001 work session memo: 1.The Cities of Orono and Long Lake have a joint vision of a downtown that serves both communities. The two cities are at or near a critical crossroads where a small number of key decisions could be the difference between reaching our joint vision Md making that joint vision impossible to achieve. These key decisions relate to the locations of key significant development projects, particularly retail development. 2.It is much easier and less expensive for developers to develop on vacant land than to redevelop a site with an e.xisting use. 3.If we have^ opportunity to get a high quality, high income generating retail use to ocate in this market area, we need to guide this use to a priority redevelopment location, rather than changing our comprehensive plan and zoning to allow it to take the path of least resistance. #02-2789 Dahktrom Development LLC May 17,2002 Page 4 of 9