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. CMP Pai-t 3B. L1nd Use P[an <br /> 8. A rnore coinpact commluuty scale retail area nlatches the <br /> design of new Highway 12 with iio interchanges through <br /> � ' Long Lake. <br /> 9. - Limits the it�.lpact 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 'ui the area west of Willow <br /> Drive. ' � <br /> � 11. Would create less pressure for providing�an access fronl new <br /> Highway 12 to the retail area. � � <br /> Accordingly,tlus area should be developed with a inix of conunercial <br /> uses includ'ulg 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 tz�affic levels along <br /> Highway 12 are expected to remain at a level w}.�i.ch 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 tra�c levels are expected to <br /> increase between now and2007,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 itsel£ For this reason,it is in the <br /> ' best interests of the City and the business community to preserve at � <br /> least apartial 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" conneci:ion 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 tlie service road is <br /> constructed,a11 other existing accesses directly to Highway 12 should <br /> ultimately be removed. <br /> 2. PropeA•iy abattiug the north side of existing Highway 12 �ro� <br /> Willow Drive to Old Crystal Bay Itoad. This area(shown on Map <br /> 3B-7 as the `comtnercial' portion of Parcel Group 1) currently is <br /> vaca�.lt property, comprised of 3 tax parcels wit11 some 2600 feet of <br /> Highway 12 frontage. As part of the 1939 Coniprehensive Pla.n <br /> amendment,the City guided the portion oftlus area direcfily adjacent <br /> City of Orono Community Management Plan Page 3B-39 � <br /> Scptembcr ZUDO <br />