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CMP Part 3B. Land Use Plan <br />2. <br />8.A more compact community scale retail area matches the <br />design of new Highway 12 with no interchanges through <br />Long Lake. <br />9.Limits the impact on north/south roadways (i.e. increased <br />traffic and activity levels) as compared to the more intense <br />“big box” retail uses. <br />10.Maintains a lower activity level in the area west of Willow <br />Drive. <br />11.Would create less pressure for providing an access from new <br />Highway 12 to the retail area. <br />Accordingly, this area should be developed with a mix of conunercial <br />uses including retail, service and office components. Access via a <br />service road paralleling Highway 12 should still be required rather <br />than direct access to Highway 12, since existing traffic levels along <br />Highway 12 are expected to remain at a level which makes direct all ­ <br />way access difficult and dangerous. <br />The Highway 12 re-route ("proposed Highway 12") when completed <br />in approximately 2007 will have a significant impact on access for <br />this area, because current Highway 12 traffic levels are expected to <br />increase between now and 2007, then should drop dramatically when <br />the Bypass opens. However, traffic levels on "old Highway 12" after <br />2007 are expected to again creep upward, and the long-term need for <br />a service road may again manifest itself. For this reason, it is in the <br />best interests of the City and the business community to preserve at <br />least a partial service road corridor between Brown Road and Willow <br />for future use, that will provide all properties with access options <br />other than direct access from Highway 12. The City supports the <br />development of a "mid-point" connection to Highway 12 directly <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 />ultimately 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 the 1989 Comprehensive Plan <br />amendment, the City guided the portion of this area directly adjacent <br />City of Orono Community Management Pian <br />September_, 2000 <br />Page 3B-39