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Zoning File #2158 <br />August 2, 1996 <br />Page 6 <br />Comprehensive Plan <br />Planning Commission should consider more than merely whether the B-5 rezoning meets the <br />applicants needs, but whether it meets the needs and goals of the City for development of <br />Navarre. The Comprehensive Plan says very little about long-term plans for Navarre, although <br />it does include a list of 13 'Urban Land Use Policies' (Exhibit L) of which a number have <br />direct relation to commercial development: <br />"2. Limited Commercial Areas Will Be Provided for Neighborhood Service <br />Businesses . The primary function of Orono's commercial areas will be to provide <br />those retail, commercial and service businesses which are directly necessary to <br />serve Orono's urban and rural residents..." <br />"4. The City Will Encourage Private Unification and Coordination of the Existing <br />Commercial Areas. Unplanned strip commercial developments will be <br />discouraged. Coordinated projects designed to aesthetically enhance, unify and <br />identify the business areas will be encouraged." <br />"6. Commercial and Industrial Development Will Not Be Permitted to Adversely <br />Affect Neighboring Residential Property. The location and scale of commercial <br />and industrial development will be controlled so as not to encroach upon the <br />primary residential land uses in Orono. Wherever possible, natural land forms <br />or buffers will be required between different land uses." <br />"11. A Significant Amount of Natural Woodlands and Open Space Will Be Retained <br />on Each Property. Retention of the natural environment requires careful siting <br />and preservation of trees and open space on each urban property." <br />On page CMP 4-26 of the Land Use Plan, it is indicated that the Navarre area "will provide <br />sufficient opportunity for neighborhood retail and service businesses, plus adequate professional <br />offices, to serve the needs of most Orono residents. Accessory functions such as offices and <br />owner-occupied living units or limited multi-family developments will be considered appropriate <br />in or near the Navarre commercial area." <br />Map 7 of the Orono Comprehensive Plan is a depiction of the Land Use Plan. It defines the <br />Navarre area as commercial in nature, but the scale of the map was not intended to identify <br />whether individual properties are included or excluded from the commercial area. Therefore, <br />it is unclear whether the site of the proposed rezoning is 'planned' for commercial use.