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City of Orono 2000-2020 C� , ahensive Management Plan <br /> • � General Land Use Plan, Section 3B <br /> Proposed Amendments 3/15/2007 <br /> commercial uses abutting Highway 12, with primary access to a service road <br /> connecting from Brown Road to WiUow Drive, and elimination of direct access to <br /> Highway 12. The area is currently bounded on the north by existing residential <br /> development at densities ranging from 1 unit per 2 acres to 1 unit per 1.3 acres. <br /> The western half of this area has since been developed via PUD as a nursery/garden <br /> center with included leasable commercial spaces. The east half of this area includes <br /> a strip shopping center, a new 10,000 s.f. �office building, and.a vacant 6.5 acre parcel . <br /> at the northwest quadrant of Brown Road and Highway 12. <br /> The City Council in February.1998 adopted a General Concept Plan for development <br /> along Highway 12 indicating that the Council's vision includes community scale retail <br /> development (as opposed to regional or "big box" scale development) focused in a � . <br /> more compact area in or near downtown Long Lake (closer to Brown Road than to . <br /> Willow Drive, at least in the short term) for the following reasons: . <br /> 1 . Focuses on downtown Long Lake remaining a strong retail area, and helps � <br /> preserve owner-operated small service businesses in Long Lake which are vital. . <br /> to Orono and Long Lake residents. <br /> .• 2. Focuses on maintaining a vital downtown and "sense of place" for both Long ' <br /> Lake and Orono, <br /> 3. A compact retail area encourages pedestrian activity. � <br /> 4. It is easier io plan, coordinate and control the developrnent of a �ore compact <br /> rezail area than an exiended retail s�rip. <br /> , 5. Focusi�g development tov�ard Brown Road could strengthen the ability to <br /> obtain desirable development on the north side of Highway 12 east of the Otten . <br /> Brothers Nursery. � � � <br /> 6. Enables better control over the amount of retail development that occurs along �� . <br /> Highway 12. � �. . <br /> 7. Provides the opportunity to generate stable jobs in office, hig}i tech, medical, <br /> etc. <br /> 8. A more compact community scale retail area matches the design of new � <br /> Highway 12 with no interchanges through Long Lake. <br /> 9. Limits the impact on north/south roadways (i.e. increased traffic and activity <br /> • levels) as compared io the more intense "big box" retail uses. <br /> 10. Maintains a lower activity level in the area west of Willow Drive. <br /> ,': "` .- ', .. :' ? <br /> • �.. ..n.. . � . .. . .•4 <br />