06-14-2004 Council Packet - Laserfiche WebLink

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f #04-2974 Stoncbay Outlot A CMP Amendment Text April 15,2004 Page 3 i 6.Enables better control over the amount ofrctail development *hat occurs along Highway 12. 7. Provides the opportunity to generate stable jobs in office, high tech, medical, etc. 8.A more compact community scale retail area matches the design of new Highway 12 with no interchanges through Long Lake. 9. Limits the impact on north/south roadways (i.e. increased traffic and activity levels) as compared to the more intense "big box" retail uses. 10. Maintains a lower activity level in the area west of Willow Drive. 11. Would create less pressure for providing an access from new Highway 12 to the retail area. Atcordmgly, this area should be developed with a tnix of commercial uses including retail, service and office components. Access via a service road paralleling Highway 12 should still be required rather than direct access io Highway 12, since existing traffic levels along Highway 12 aic expected to remain at a level wliich makes direct all-way access difficult and dangerous. The Highway 12 re-route ("proposed Hi ghway 12") when completed in approximately 2007 will have a significant impact on access for this area, because cuncni 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 arc 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 friturc use, that will provide all properties with access options other than ducct access from 1 lighway 12. The City supports the development of a "mid-point" connection to Highway 12 directly across from Brimhall Avenue, such 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 should ultimately be removed." ^^2. Property abutting the north side of existing Highway 12 from Willow Drive to Old Crystal Bay Road, This area (shown on Map 3B-7 as the ‘commercial’ portion ofParccl Group 1) currently is vacant property, comprised of 3 tax parcels with some 2600 feet of Highway 12 frontage. As part of the 1989 Comprehensive Plan amendment, the City