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) Mabusth stated that she liked the grocer concept; however, she had hoped to examine a formal response from Long Lake in regard to their position before endorsing or denying the application. Gaffron stated that there was no question Long Lake would need to get involved with the discussion. He noted that the Long Lake plan however, does not focus on a grocery because there is not any undeveloped area to place it. Mabusth commented that she had trouble seeing enough adequate parking for a grocer or retail development. Although she had no problem with moving residential to the south side of Kelley Parkway in order to alleviate some of the density, she did question the traffic. Mabusth felt more information was necessary in reference to traffic and Long Lake's position. She complimented the applicant noting that there were many nice parts to the plan including waterways,trails, etc. Mr. Johnston pointed out that the density pays for many of the features the Commissioners like. He continued that his company,too,would support a traffic study performed by the City, and would in fact help fund one. He admitted that more traffic would exist,but maintained this traffic would be at differing times of day. Johnston pointed out that the CMP itself states that main arteries, like Highway 12 and Willow, are designed to support 1,000 to 30,000 trips a day. Ms. Lindahl stated that while the density numbers are higher south of Kelley,they have proposed just 2.7 units per acre north of Kelley,which is warranted in this unique type of development. The overall density of the development averages 7.53 units per acre. Carolyn Krall.was not surprised by the Commissioner's reactions,this sort of development is new to Orono. She stated that many of the details can provide further flexibility and encouraged the City to initiate a traffic study. From what she felt she was hearing,they were moving in a positive direction, and on the right track to creating an exceptional product. Hawn stated that,with respect to the Comprehensive Plan,the plan called for commercial space in an area we are considering changing to residential. She asked for Commissioner comment on this issue. Kluth stated that the City needs to maintain its strong convictions. He questioned, in the present changing economic conditions, if the City should wait for the office market to redevelop or allow this plan to proceed. He stated that he would like to see a lesser degree of housing density,but was not opposed to changing the area to residential. He indicated that everyone he speaks to has been excited about a potential grocery store,however, are concerned if adequate space exists for both retail development, a grocer, and parking. PAGE 19