01-16-2007 Planning Commission Packet

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#04-2974 Stonebay Outlot A CMP Amendment Text April 15,2004 Page 3 6. Enables better coiltrol over ihe aniount of retail cievelopment that occurs . aloiig Highway 12. 7. Provides tlie opporhinity to generate stable joUs iii office, higlz tech, medical, etc.' 8. A more compact conununity scale retail area matches the design of iiew Highway 12 with ilo intercha.ilges tlu•ough Long Lake. . 9. Limits the uzlpact on nortl�/soutli roadways (i.e. uicreased traffic and � activity levels) as coiilpared to the nlore intense "big box"retail uses. 10. Maintains a lower activity level in the area west of Willow Drive. 11. Would create less pressure for providii�g an access fiom new Highway 12 to the retail area. Accordiligly, this area should be developed with a mix of commercial uses including retail, service and office components. Access via a service road , paralleling Highway 12 should still be required rather than direct access to Highway 12, since existing traffic levels along Highway 12 are expected to remaiii at a level which inakes direct alI-way access difficl�lt and dangerous. The Highway 12 re-route ("proposed Highway 12") when coinpleted in approximately 2007 will have a sigiuficant impact on access for tlus area, because current Highway 12 traffic levels are expecteci to increase between now asid 2007, then sliould drop dramatically wheii the Bypass opens. However, traffic levels on "old Highway 12" after 2007 are expected to again creep upward, and the long- term iieed for.a service road inay again manifest itself. For this reason, it is in the best interests of the City and the busiizess coiruilunity to preserve at least a partial service road corridor lietween Brown Road and Willow for fut��re use, that will provide all properties with access options other tlian direct access from Highway 12. The City supports the developnlent of a "nud-point" connectioii to Highway 12 directly across from Brin�liall Avenue, such access to be at least a right-in, right-out configl�ration. Further, if and when the service road is constructed, all other existing accesses directly to Highway 12 should ultimaiely be renloved." 2. Property abutting the north side of existing Highway 12 from Willow Drive to Old Crystal Bay Road. This area (shown on Map 3B-7 as the `conuiiercial' portion of Parcel�Group 1) clu•rently is vacant property, coinprised . of 3 tax parcels with some 2600 feet of Highway 12 frontage. As part of the 1989 Coiilprehensive Pla�i asnendment, the City guided the portion of this area directly