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PROPOSED OUTLINE OP THE HIGHWAY 12 ECONOMIC/LAND USE IMPACT STUDY TO BE CONDUCTED BY MNDOT AS PART OF THE E.I.S. PROCESSThere is a core difference between the corridor study as it relates to the Long Lake and Orono segments and other corridor studies that include a bypass option. In most cases a bypass is built around a freestanding city at the fringe of the developed area of the city. Here we have the bypass being built in a different city and in a developing area - developing in a direction different from the type of development a bypass would bring. <br />In a standard bypass situation, the bypass is considered to be an <br />economic development project for the city. The bypass draws new <br />and in most cases some existing businesses to it. All of these <br />businesses remain in the same city. Here, businesses and <br />commercial development potential would be moving from one city to <br />anc'-her. This core difference requires that the economic and 1> nd <br />impact study includes several specific items; they are as <br />follows: <br />1. Conduct a development/redevelopment pocential study for each <br />corridor assuming the developmert is driven by the market and <br />not by current zoning. The study should include several <br />development scenarios for each corridor, including the current <br />proposed alignment for each corridor and any changes to the <br />alignments that would be advantageous to development or <br />redevelopment. The study should include determinations <br />regarding expected land uses, densities, locations and time <br />frames. The study should be conducted by a consultant group <br />with expertise in market analysis, land planning, development <br />and traffic engineering; and with particular experience in how <br />land develops in anticipation of or in response to new <br />transportation facilities. This development potential study <br />will be an important input to the analysis of relocation and <br />financial impacts. <br />a. ) Bypass alternatives. Provide development potential <br />scenarios and an indication of the most likely type and <br />intensity of development to be expected within a 10 to 20 <br />year time frame based on the types of land uses that <br />generally occur along similar bypasses. <br />b. ) Current corridor. The study should provide an analysis <br />of the feasibility of redevelopment to provide an <br />indication of the most realistic type and intensity of <br />development potential for the downtown area. <br />2. Comprehensive Plan and zoning changes. <br />a.) Current corridor. The study should determine <br />Comprehensive Plan and zoning changes needed to achieve <br />the projected development potential and/or to mitigate <br />economic impacts on existing businesses.