05-20-2002 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,May 20,2002 6:30 o'clock p.m. (#02-2789 DAHLSTROM DEVELOPMENT, Continued) Gaffron pointed out that the final CMP issue to consider is whether conversion from office to residential is appropriate for areas south of Kelley Parkway. Two concept plans, "Study A"and"Study D",have been used as standard guides for developers in recent years when inquiries have been made about the property. The applicants' total combined residential/retail footprint is 190,000+s.f. south of Kelley Parkway,or three times the amount of building mass than the City had been contemplating. Once again, Gaffron noted staff recommends that the Planning Commission give careful consideration to the conversion from commercial office use to multifamily residential south of Kelley Parkway. Steve Johnston, of Landform Designs, indicated that three types of units will exist within Orono Village: buffered single level townhomes located at the left northeast corner with a price point in the mid $400,000's, encircled by a tree lined Kelley Parkway roadway with canopy and sidewalks; followed by row houses with back tuck under garages that fall in the upper$200,000's; and finally, 3 story loft buildings with parking,priced around$180,000, comprise the development. He pointed out that available funding programs and lifecycle housing allows the City to meet many of its goals; adding that the commercial sites are an integral part of the project by providing residents with a commercial retail area they can use, or walk to. Kendra Lindahl, a Landform Design land use planner, explained that within this `walkable community', there are 28 acres of open space, 2 1/2 miles of trails and sidewalks, lifecycle opportunities, and community neighborhood retail. After reviewing the plan with staff, she pointed out that this type of community did not exist 5-10 years ago. With regard to the Long Lake downtown plan, Lindahl maintained that the plan discourages the large scale grocer,while retail makes sense for this corner. Lindahl stated that this offers a good alternative for an upscale grocer looking for 30,000 s.f. She indicated that in conversations with Long Lake,they too, believed a grocer should go further west on a main intersection. Physically,Lindahl explained, using props,how locations don't exist other than the Willow/12 intersection and hoped for Commission support. Carolyn Krall , an architect for Landform Designs,made herself available for questions. Hans Berg, a new resident building a home in the Willow View development, asked the Commissioners to explain to him how the proposed development will benefit the residents. He questioned the effect an additional 235 homes,multiplied by 10 average trips a day,would have on traffic in an already congested area. He voiced his support of the Commission entrusting them to make the right decision for the community. PAGE 17