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L <br />From slafTs perspective, the conversion from office to residential has pro ’s and con's. Currently the <br />market for oHice space is very weak, yei this parcel has been sitting for nearly 15 years without any <br />action, and markets come and go. Does it make sense to wait for the office market to develop? <br />What if the neighborhood retail was developed at 12/Willow with office south of Kelley further <br />west? <br />Remember also that the City has made a commitment to providing a w idcr range of li fccyclc housing <br />options, and this is one of only three areas in the City where the 2000-2020 CMP allows for the <br />higher densities necessary to allow lifcc>'cle housing to happen. <br />Staff reconameads that PlaaniagCommissioii give careful consideration to the conversion from <br />commercial office nse to multifamily residential south of Kelley Parkway. <br />IV. Concept Plan Discussion Punchlist <br />Applicants have provided a detailed narrative describing the various elements of their proposal, and <br />have provided the required submittals for the concept plan review (See Exhibits D-6 and D-7). <br />Rather than reiterate this information, staff would offer the following punchlist of issues to be <br />addressed if the concept review continues to move fonvard. <br />Site Features: <br />The full wetland delineation report should be submitted for review by staff and City <br />Engineer. <br />Should a tree survey be required for areas to be disturbed? This is not a specific City <br />requirement, but is alluded to in Subdivision Code Section 11.60... the applicant should do <br />some degree of rev iew of existing stands of trees to confirm the extent of w oodlands to be <br />impacted and determine if any should be preserved... <br />Development of Kelley Parkw ay: <br />3.Does the applicant's proposal provide the *>arkw ay" character intended by the City? Since <br />Orono has not strictly defined the characteristics (landscaping, ligliting, pedestrian <br />walkw'a>’5, bikew’ays, etc.) for Kelley Parkway, some attention should be given to this topic <br />as part of the concept plan review... <br />The City Engineer in his preliminary’comments indicates a traffic study should be completed. <br />#02-2789 Dahttlrom Development LLC <br />May 17. 2002 <br />Page 7 of 9