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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 /> (#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—Continued) <br /> - The other three quadrants of this intersection are devoted to retail uses. <br /> - The Long Lake Downtown Master Plan does not at any location provide for <br /> the Walgreen's model of a building set back from the street with parking in <br /> front. The Long Lake Plan provides for buildings at streetside with parking <br /> in the rear. It is highly unlikely that Walgreen's would locate in Long <br /> Lake's Downtown area. <br /> - From a staff perspective, Walgreen's is an amenity that would be welcomed <br /> by the public in this area. <br /> - Having service retail uses within walking distance of both StoneBay and <br /> our senior housing less than %2 mile east, provides a positive amenity. <br /> - The location on Highway 12 will enable certain types of retail uses that can <br /> serve the Stonebay development that we would otherwise probably not <br /> attract to the area without the Highway 12 traffic. <br /> - Review of the traffic study completed for the Highway 12 area as part of <br /> the general Stonebay PUD in 2002-2003 indicates that the traffic <br /> generated by the proposed retail uses would be very similar to the traffic <br /> generated by office uses at this site. The upgrades to surrounding roads <br /> required as part of the Stonebay PUD approvals will still be applicable <br /> if the amendment is approved. <br /> Gaffron pointed out that, procedurally, this CMP Amendment requires approval of the <br /> Metropolitan Council; however, it is expected this will be viewed as a minor amendment, <br /> will have no new or unplanned-for impacts on metropolitan facilities, and is not expected <br /> to be met with any resistance by Met Council. In addition, Gaffron added that a copy of the <br /> plans had been provided to the City of Long Lake, although no comments have been <br /> received as of yet. <br /> With regard to permitted uses in the B-6 District, Gaffron stated that these include business <br /> and professional offices; banks and financial institutions; libraries; and motels &hotels. In <br /> addition, retail uses are allowed in B-6 only via the PUD development process. Rezoning <br /> this site to B-6 PUD is allowed under the"Special Requirements for Rezoning in the <br /> Highway 12 Corridor Study Area"of zoning code Section 78-1065, and was anticipated <br /> PAGE 32 of 53 <br />