03-19-2007 Planning Commission Packet

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� #04-2974 Stonebay Outlot A CMP AmendmenE Text April 15,2004 Page 3 6. Enables better control over the a�ilount of retail developmeiit that occurs along Highway 12. 7. Provides the opportunity to geiierate stable jobs in office, high tech, medical, etc. 8. A more compact coiiununity scale retail area niatches the design of new Highway 12 with no iiiterchaiiges througli Long Lake. . 9. � Limits tlie i.inpact on north/south roadways (i.e. increased traffic and activity levels) as conipared to the more intense "big box"retail uses. 10. Maintains a lower activity level in the area west of Willow Drive. 11. Would create less pressure for providiiig an access from new Highway 12 to the retail area. Accord'uzgly, this area should be developed with a nux of conunercial uses inchiding 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 remain at a level which inakes direct all-way access difficult and dangerous. The Highway 12 re-route ("proposed Highway 12") when completed in approximately 2007 will have a sigruficant impact on access for this area, because current Higliway 12 traffic levels are expected to increase between now and 2007, theu should drop draniatically when the Bypass opens. However, haffic levels on "old Highway 12" after 2007 are eapected to again creep upward, and the long- term need for a service road nzay again masufest itself. For tlus reason, it is in the best interests of the City and the business community to preseive at least a pai�tial service road corridor between Brown Road and Willow for fut��re use, that will provide all propei�ties with access options other thaiz direct access from Highway 12. The City supports the development of a "mid-point" connection to Highway 12 directly across from Briinhall Avenue, such access to be at least a right-in, right-out configuration. Further, if and when the seivice road is constructed, all other existing accesses directly to Highway 12 should ultiiiiately be renloved." 2. Property abutting the north side of existing Highway 12 fi•om Willow Drive to Old Crystal Bay Road. Tlus area (shown on Map 3B-7 as the `conunercial' portion of Parcel�Group 1) clirrently is vacant property, comprised of 3 fiax parcels wiih some 2600 feet of Highway 12 frontage. As part of the 1989 Comprehensive Plan amendmeiit,the City guided the portion of this area directly