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design guidelines of the Lx>ng Lake Downtown Master Plan. AH of the other intersection options <br />for a pharmacy use are located in Long Lake. Second, a pharmacy use located anywhere along the <br />Highway 12 commercial area will provide the benefit of drawing traffic fiom the new Highway 12 <br />corridor into the Highway 12 commercial area. <br />It is not clear at this point in time what impact new Highway 12 will have on the retail uses in the <br />Highway 12 commercial area, whether the retail market will be strong enough to enable the types of <br />development and redevelopment anticipated in the Long Lake Downtown Master Plan, what role a <br />pharmacy use might play in that process, or whether creating a neighborhood retail center at Willow <br />and 12 will help or hinder the implementation of the Downtown Master Plan. <br />Traffic Impacts <br />The uses for which the property at Willow and 12 is guided reflect the City's desire to avoid <br />drawing substantial traffic to Willow Drive, and to avoid creating a congested intersection at <br />Willow Drive and 12. As part of the decision process regarding the Landform proposal, it is <br />important that a traffic study is conducted to deteimine the impact of the prq|x»ed development on <br />trahic levels on Willow Drive and at the WiIlow/I2 inteisection. <br />is*' <br />■r‘ <br />y <br />5 <br />i