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Highway 12 Land Use Options <br />Page 5 <br />4. <br />5. <br />6. <br />OPTIONS MF.M <br />The regional retail uses need to draw from a market beyond Orono and Long Lake <br />residents to succeed. They need to draw from the traffic on current Highway 12. <br />This traffic will be cut in half when new Highway 12 is built, and there will be no <br />access from new Highway 12 to the regional retail uses. If the regional retail uses <br />and other retail that is drawn to the regional uses between now and 2002 (the year <br />new Highway 12 is built) were to experience dilficulties due to the substantial <br />reduction in the amount of traffic with direct access to them, they would bring <br />substantial pressure to add an interchange(s) on new Highway 12. <br />The north/south road(s) closest to a regional retail use would see substantially <br />increased traffic. <br />In the short-term, it is important to consider that the sewer capacity in the Highway <br />12 aica is severely limited until the capacity is increased as part of the Highway 12 <br />project. Also, he traffic on current Highway 12 is now ver>' heavy. If major retail <br />development occurs along Highway 12 prior to the construction of new Highway 12, <br />it could cause significant traffic problems on current Highway 12. <br />! <br />i