04-16-2007 Planning Commission Packet

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City of Orono 2000-2020 C� , .ehensive Management Plan General Land Use Plan, Section 3B • Proposed Amendmenfs 3/75/2007 11 . Would create less pressure for providing an access from new Highway 12 to the retail area. Accordingly, this area should be developed with a mix of commercia( uses including retail, service and office components. Access via a service road paralleling Highway 12 should still be required rather than direct access to Highway 12, since existing traffic levels along Highway 12 are expected to remain at a level which makes direct all-way access difficult and dangerous.. . The Highway 12 re-route ("proposed Highway 12") when completed in approximately � 2007 will have a significant impact on access for this area, because current Highway 12 traffic levels are expected to increase between now and 2007, then should drop dramatically when the Bypass opens. However, traffic levels on "old Highway 12" after 2007 are expected to again creep upward, and the long-term need for a service road may again manifest itself. For this reason, it is in the best interests of the City and the business community to preserve at least a partial service road corridor between Brown Road and Willow for future use, that will provide all properties with . . access options other than direct access from Highway 12. The City supports the development of a "mid-point" connection to Highway 12 directly across from Brimhall Avenue, sucfi access to be at least a right-in, right-out configuration. Further, if and when the service road is constructed, all other existing accesses directly to Highway • 12 shou{d ultimately be removed. (Resofution No. 5190, adopted 6/14/2004) � 2. The portion of Parcel Group 1 between Kelley Parkway and Highway 12 as depicted in Map 38-7 is subdivided into four tax parcels for commercial development. Each of the four parcels abuts Highway 12 on the south an� Ke11ey Parkway on the north. The most westerly parcel, at the intersection of Highway 12 and Old Crystal Bay Road, is . � 2 acres in area and had been developed for dental office use. The 2.5 acre parcel � directly east of the dental site is currently being developed for medical office use. The third ai ine iour parce�s is Outlot D cf �toneua�r, a 3.5 acra parcnl llke�A�lS? �+�al�Ad fn� office use and anticipated to be developed for office use during the period 2004-2006. . These three abutting parcels are located across Highway 12 from the Orono Industrial Park which in the past has been usecl ior processing and manufacturing. The industrial park has potential for redevelopment and is guided to encourage conversion to light industrial high tech uses, as well as office-showroom. The City does not intend to allow commercial retail or services uses within the industrial park. Tne fourih parce(, Outlot A, Sionebay, 3.5 acres in area, is located at the northwest quadrant of the signalized Highway 12/Willow Drive intersection. Outlot A is remotely located from the first three parcels, separated from them by a regional stormwater . pond. The opposite three quadrants of the 12/Willow intersection are developed with retail uses; the NE quadrant is a garden center with adjoining retail shops; the SE quadrant is an off-sale liquor store and coffee drive-thru; and the SQ quadrant is a :; --- � �� -- .:: . ,.. ,;:. . . . .. . , .. .. .. . .. .. .. . . . : .. ... �:�.. . . .