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Highway 12 Land Use Options <br />Page 2 <br />B.Cons <br />1. <br />2. <br />3. <br />4. <br />5. <br />6. <br />7. <br />8. <br />9. <br />10. <br />This option would ultimately result in a two mile strip of retail uses along Highway <br />12. <br />Unless closely planned and managed, this option could result in multiple <br />uncoordinated concentrations of retail development along Highway 12. <br />Retail uses with significant anchors located west of Willow, and particularly west of <br />Old Crystal Bay Road, could significantly reduce the ability to accomplish quality <br />community scale retail development/redevelopment on the north side of Highway 12 <br />east of Willow, and along Highway 12 in Long Lake, because this market can only <br />support so much quality community scale retail. <br />A retail strip, if successful, would create multiple busy intersections and increase <br />traffic on multiple north/south roadways. <br />A retail development west of Old Cr> stal Bay Road could cause the current light <br />industrial area to redevelop to retail, due to being surrounded on three sides by retail. <br />A successful retail development west of Old Crystal Bay Road would increase traffic <br />on Old Crystal Bay Road and would change the character of this entrance to the Old <br />Crystal Bay Road rural residential area. This could bring pressure for increased <br />residential density along Old Crystal Bay Road. <br />Retail development generates low paying jobs, fhe City has limited la.nd available <br />and may want to use this land to generate higher paying jobs through the <br />development of ofilce, high-tech, medical or similar uses. <br />Retail development can generate the need for increased City services (police). <br />A spread out retail strip weakens the vitality of downtown Long Lake as a viable <br />retail area and as a focal point for community activities. <br />If retail development is successful along Highway 12, it will generate congestion on <br />old Highway 12 creating pressure for interchanges on the new Highway 12. If the <br />retail development is unsuccessful, it could create pressure for interchanges along <br />new Highway 12 to provide more access to customers on new Highway 12.