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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Tuesday, January 20, 2004 <br /> 6:00 o'clock p.m. <br /> (#14)#04-2974 RELIANCE DEVELOPMENT COMPANY LLP,NW CORNER OF <br /> WILLOW DRIVE AND HIGHWAY 12, PUD REZONING, COMPREHENSIVE <br /> PLAN AMENDMENT, PRELIMINARY PLAT,AND COMMERCIAL SITE PLAN <br /> REVIEW (9:35-10:20 P.M.) <br /> John Trautz, Reliance Development, and Vickie VanDel, the Applicant's Representatives, <br /> were present. <br /> Gaffron explained that the applicants propose a commercial retail/office development on <br /> Outlot A of StoneBay. The proposal requires an amendment of the Community <br /> Management Plan(CMP)to allow freestanding retail uses that are not directly associated <br /> with supporting an office use on the site. The proposal includes a rezoning via the Planned <br /> Unit Development (PUD) process from RR-1B (SFR, 2 acre minimum) to B-6 PUD <br /> (Highway Commercial District). <br /> The proposed development includes a subdivision of the 3.69 acre site into 3 separate <br /> building lots as follows: <br /> Lot 1: 1.53 acres - 10,000 s.f. office/retail building <br /> Lot 2: 0.86 acres - 5,000 s.f. bank building <br /> Lot 3: 1.30 acres - 14,490 s.f. Walgreen's retail/pharmacy building <br /> Since the proposal is not in conformity with the Comprehensive Plan, in that it includes <br /> freestanding retail not specifically associated or supportive of an office use on the site, the <br /> applicant requests an amendment of the CMP. Gaffron noted that the amendment would <br /> "allow retail uses in this area when approved as part of a PUD, based on the finding that <br /> the amendment would comply with the spirit and intent of the City's Community <br /> Management Plan, would allow development of this vacant site, would provide limited <br /> retail to serve the neighborhood, and would allow development of the mixed use StoneBay <br /> development as originally proposed." The amendment would apply only to Outlot A of <br /> Stonebay. <br /> Gaffron indicated that the City Council has informally reviewed this proposed amendment <br /> to the CMP in the context of its impact on development in Long Lake, in full knowledge of <br /> Orono's stated intent to not take actions which would be counterproductive to Long Lake's <br /> efforts in maintaining a vital, viable downtown retail area. Council's general conclusion <br /> was that the magnitude and types of retail proposed will have minimal impact on Long <br /> Lake's ability to move forward with its Downtown Master Plan. If done correctly, the <br /> proposed mix of neighborhood service/retail and office can provide the business locations, <br /> services and quality employment opportunities the Orono City Council envisioned for this <br /> area in the 2000-2020 CMP. <br /> Gaffron cited additional factors which might come into play in terms of this proposed <br /> amendment including: <br /> PAGE 31 of 53 <br />