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CMPPartSB. LudUicPIui <br />10. <br />roofc compact community scale retail area matches <br />design of new Highway 12 with no interchanges <br />L^gLake. <br />nwLimitt the impact on north/south roadways (i.e. increased <br />traffic M activity levels) as compared to the mop6 intense <br />**bigboi^r retail uses. <br />Maintains \lower activity level in the areayest of Willow <br />Drive. <br />11. Would create Ins pressure for providipg an access from new <br />Highway 12 to tl^ retail area. <br />Accordingly, this area shouldbe developed with a mix ofcommercial <br />uses including retail, serviceV^d offfcc components. Access via a <br />service road paralleling High\^ .12 should still be required rather <br />than direct access to Highway 12j^since existing trafTic levels along <br />Highway 12 are expected to remai\at a level which makes direct all* <br />way access difficult and dangerous^ <br />The Highway 12 re-rq.ufe ("proposed Highway 12") when completed <br />in approximately 2007 will have a signim^t impact on access for <br />this area, becaus^ current Highway 12 trafnc levels are expected to <br />increase betw^h now and 2007, then should (^rqp dramatically when <br />the Bypass opens. However, trafTic levels on "old Highway 12" after <br />2007 are^)(pected to again creep upward, and the nmg-term need for <br />a servin road may again manifest itself. For this let^n, it is in the <br />bestyferests of the City and the business communit^to preserve at <br />lea^a pailial service ro^ corridor between Brown Road and Willow <br />future use, that will provide all properties with occ\^s options <br />^ther than direct access from Highway 12. The City suprorts the <br />development of a "mid-point" connection to Highway 12 oirectly <br />across from Brimhall Avenue, such access to be at least a right-in, <br />right-out configuration. Further, if and when the service road is <br />constructed, all other existing accesses directly to Highway 12 should <br />iiltifnntely be removed____________^______________ <br />Property abutting the north side of existing Highway 12 from <br />Willow Drive to Old Crystal Bay Road. This area (shown on Map <br />3B-7 as the ‘commercial’ portion of Parcel Group 1) currently is <br />vacant property, comprised of 3 tax parcels with some 2600 feet of <br />Highway 12 frontage. As part of ihc 1989 Comprehensive Plan <br />amendment, the City guided the portion of this area directly adjacent <br />CUy ofOnMO CoBwaaily Maaafcaeal Plio <br />ScyMStr MM <br />Pagc3B-39