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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,May 20,2002 <br /> 6:30 o'clock p.m. <br /> (#02-2789 DAHLSTROM DEVELOPMENT, Continued) <br /> A second CMP change would be to allow a considerably more intense level of retail uses at the northwest <br /> corner of 12/Willow, i.e. grocery, service retail, and restaurant. <br /> 2) Rezoning- The entire site is currently zoned RR-1B, one family residential. The area of commercial <br /> development is proposed to be rezoned to B-6 Highway Commercial District(PUD) and the residential <br /> component is proposed to be rezoned to RPUD Residential Planned Unit Development District. <br /> 3) PUD General Concept Plan Approval - a review process similar in scope to a combination of the <br /> sketch plan and preliminary plat phases of a standard subdivision process. Commitment by the City in <br /> this phase signifies the City's formal commitment to the development. <br /> 4) PUD Development Plan Approval -In this final stage,the developer will provide detailed plans for <br /> implementation of the approved General Concept Plan, as well as,preliminary and final plat documents. <br /> Gaffron reiterated to the Commission that their mission this evening would be to focus primarily on the <br /> proposed amendments to the CMP. He encouraged the Commissioners not to get bogged down in the <br /> details and instead carefully consider the points made by the City's planning consultant, John Shardlow. <br /> Gaffron reminded the Commissioners that in the 2000-2020 CMP update,that they only recently <br /> completed,the CMP envisions focusing retail development in a compact downtown area in Long Lake. <br /> The CMP specifically limits retail development between Willow and Old Crystal Bay Road to small <br /> scale. He maintained that Orono's plan was to avoid pulling energy and development potential away <br /> from the Long Lake downtown area, and to avoid retail uses that would draw high levels of traffic to the <br /> area west of Willow Drive. <br /> Furthermore, Gaffron noted that the grocery store that has been proposed as a retail element to provide the <br /> western `anchor' to what would be a linear retail strip with its eastern end being downtown Long Lake is <br /> viewed by staff as being in complete conflict with the Comprehensive Plan. Staff believes that if a <br /> grocery store is located west of Willow Drive, it will draw retail development/redevelopment,to the <br /> detriment of the existing downtown Long Lake retail area, and to the detriment of both Orono and Long <br /> Lake to redevelop the downtown Long Lake area. <br /> Gaffron reiterated that staff strongly recommends against amending the Comprehensive Plan to allow the <br /> grocery store element of the development proposal, and suggests that the Planning Commission place <br /> significant focus on this element in its consideration of the concept plan. <br /> PAGE 16 <br />