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) Tony Oxborough, T.F. James Company, a neighboring property owner and developer,was interested in how the Comprehensive Plan would or would not be changed in light of this application. He pointed out that if the CMP is changed,his company would like the opportunity to be involved more on a larger scale. Cliff Otten,Box 249 Long Lake, stated that he has heard many comments from people in support of this development. Hawn asked the Commission if, in their view,the development matches with the spirit of the Comprehensive Plan in regard to, green space, affordable housing, and commercial vs. office space. Kluth stated that, in his opinion,the proposal does not fit well with what the Commission has viewed the CMP to be as they've reviewed it over the past two years. He pointed out that this is the most intensive development he has ever seen proposed in Orono. Although there is pressure for more affordable housing,Kluth maintained that this is an incredibly intensive use of housing. He continued,noting that a long standing unwritten agreement exists with Long Lake that indicates they would develop the commercial and Orono the office space. Bremer commented that while she is excited about a grocer,the design is way too dense near the loft and row houses. She maintained that many people, like Mr. Hans Berg, come to Orono because there is more space and larger lots. Rahn stated that this is a very large production, one that is hard for the Commission to get its hands around. The density,traffic, and parking cause him issue even more so than changing the use. Hawn stated that she saw no problem in changing the space from office to residential; however,the plan was much too dense for her liking. She added that while Orono would like a big upscale grocer, one here would dominate the parking area and parcel as proposed. The pressure of this huge grocer may diminish the other retail space, space which should be located closer to Long Lake. Hawn viewed traffic as another major hurdle, as intersections are already heavy. Smith liked the idea of mixed use and believed the area was appropriate for it. Her concerns included traffic,parking, and density. Fritzler maintained that very few residents of the community will actually walk to the grocery store. He stated that he liked the idea of having a grocer in the area, and was not comfortable with waiting for Long Lake to come up with a plan. PAGE 18