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Highway 12 Land Use Options <br />Paged <br />9. Maintains lower activity level in the area west of Willow. <br />10. Would create less pressure for interchanges on new Highway 12. <br />B.Cons <br />1 . Orono may lose current opportunities for retail development along Highway 12. <br />2.Orono may have to wait a number of years for quality ofllce and light industrial <br />development. <br />3.A significant portion of the benefits of this option are contingent upon the cities of <br />Orono and Long Lake coordinating their development planning. <br />Option 3 Provide for regional "big box" retail in selected locations along current <br />Highway 12 (Although this is not a comprehensive option for the entire <br />Highway 12 area; if "big box" retail is allowed in one or more of the sub-areas <br />along Highway 12, ii would have a signifleau^ impact on all of the other sub­ <br />areas of Highway 12.) <br />This option is included in this memo because both Long Lake and Orono have been approached <br />about the development of a 60,000 s.f. grocery store somewhere along Highway 12. <br />A.Pros <br />1.Would provide Orono residents with the benefits of a regional scale grocery store <br />close to home. <br />2.Would provide an anchor to draw traffic to the area, which could benefit other retail <br />uses. <br />B.Cons <br />1. <br />2. <br />A regional retail use will draw subs^anti'’.! traffic from beyond the community. <br />Other retail uses will be drawn to the regional retail use based on its trallic drawing <br />ability. <br />3.If the regional retail is successful, adjacent retail will be successful causing traffic <br />congestion on old Highway 12 and at key intersections. This could cause pressure <br />to add an intercharige on new Highway 12 to relieve the traffic congestion on old <br />Highway 12.