04-16-2007 Planning Commission Packet

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� , . �07-3278 • April 11,2007 Page 6 Accordingl.y, this area shozdd be developed tivith a nzix of cornr��ercial zrses inclacding �•etail, service and offrce cor�aponents. Access via a seM�ice road paralleling Highway 12 shozrld still be requif•ed • rather tharr. direct access to Highwcry 12, si�zce existi��g traffic levels alon.g Highway 12 are expected to remain at a level which nzakes direct all-way access d ff cult and darrgerozrs. � � The Highway 12 re-route ('p7•oposed Hightivay 12') when conapleted in upproximately 2007 will have � a significar7t im�act on access fo��this area, becazrse current Highway 12 tra�c levels are expected to . irrcrease betwee�a now and 2007, then should drop draniatically when the Bypass opens. However, .• • � traffic levels on "old Higlarvay 12"after 2007 are expected to again cr�eep zrptivard, and the long-ternz r�eed for a service road naay again ntanifest itself. For this reason, it is in the best interests of the City and the business cor�zr�auniry to preserve at least a partia7 service �•oad corridor between Brown Road anc�Wil.low for fi�tarf•e arse, that wil.l provide all pro�erties with access options other than di��ect access fi•orn Highway 12. Tl�e City sarppo��ts the developme�t of a "�i�id poi�zt" connection to Highway 12 . • directly across frorn Brimhall A>>enue, szrch access to be at least a riglat-in, right-out cor�figuration. Further, if arrd when the ser�vice road is constrzrcted, all other existing accesses directly to Highwcry 12 sl7oul.d ultirnately be rernoved. 2. Property abutiing tlTe�rorth sirle of existing Higltway 12 froni Willow Drive to Oltl Crystal Bay Roa�l ?'his areu (shown ora ll�tap 3B-7 as the `conzmercial'portion of Parcel Group 1) czrrrently is • vacant property, conaprised of 3 tax parcels with sonae 2600 feet of Highway 12,frorrtage. As part of the 19ti9 Cbmprehensive Plarr an�endrn.ent, the Ciry guided the portion of this crrea directly adjacent to the rro��th side of Highway 12 for con7rnercial developn7ent. At that time, the City was rrot clear about the type of contn7er•cial develop»aent that should be planned for tl7is area. Through joint CTISCZlSS1031S YVItT2 tlae City of Long Lake regarding development ador�g Highway 12, the City has deternxined that the optin�uni developnzent in this area wottld be o�ce developnaent. Offce development can provide services for Orono residents, can provide facilities for barsinesses otivrred by Orono residents, cmd can provide qarality erf�ployment opportzrnities. The developmerrt of this area for office zrse versus retail zrse enables the High.way 12 retail area to remain a naore co�npact � pedestrian-friendly retail.area verszrs a non cohesive extended strip of retail developn�errt. Access to all ofjice zrses will be via a seftiice road co�7�7ecting Willow Df•ive and Old Crystal Bcry Road, tii�ith no direct access points onto Highwuy 12. Development of this service road began in 1991 with the extension of Kelley Purkwcry eastwa��d from Old Crystal Bay Roa�' The City's intent is to hatie a si�zgle tier of o�ce uses bet�veei� Kelley Ptrrinvuy«nd Highwcry 12, wit11 prinrarily residential zrses J7orth of the sef-vice f�oud. Due to constYttctio�� of a stormwatet• retentiorz por7d by MnDOT r��idway bet�a�een Old Crystal Buy Road a��d Willow, and the City's interzt to develop the area no��tl�of the se�•vice road residentially at a derasiry of 2-6 units per•acre, the opportunities for large offrce sites ar•e lir»ited As n�any ns six 3-2..i acf�e office sites car7 be developed along the Highti�>>ay 12 frontage while still allo��ing the intended residential develop»�ent to occur. This af�ea is guided for offrce use ti>>ith f�2ir7oi•f�etail aj�d setvice uses allowed of�ly as uccessofy zrses to • the offrce zrse. 'Big bos"retail uses ti>>ill��ot be allotived within this ar•ea."