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4 <br /> <br />Hodgson Road & CR J. The Master Plan covers approximately 60 acres of land on both <br />the west and east sides of CSAH 49 (Hodgson Road). The Comprehensive Plan states <br />that all development in the area must be consistent with the Master Plan. It assumed that <br />approximately half of the 60 acre area would develop with residential uses at <br />approximately 10 units per acre overall. The Comprehensive Plan identifies a density <br />range from 8 to 15 units per acre for the Mixed Use District portion. The proposed <br />development would have a net density of 9.36 units per acre on site, which is consistent <br />with both the Comprehensive Plan and Master Plan. <br /> <br />Gross Area (acres) 20.47 <br />Wetlands & Water Bodies (0.28) <br />Public Parks & Open Space 0.00 <br />Arterial ROW (1.79) <br />Other (Utility Transmission Easement) 0.00 <br />Other (Wetland Buffer Area) (0.24) <br />Net Area (acres) 18.16 <br /># of Units1 170 <br />Gross Density (units/acre) 8.30 <br />Net Density (units/acre) 9.36 <br /> <br />1Per Met Council, skilled nursing facilities/units are not counted toward a community’s net residential <br />density. 218 total units - 48 SNF =170 units. <br /> <br />Surrounding Zoning and Land Use <br /> <br />Direction Zoning Existing Land Use Future Land Use <br />North R, Rural Rural Residential Urban Reserve <br />South Commercial <br />(City of Shoreview) <br />Commercial <br />(City of Shoreview) <br />Commercial <br />(City of Shoreview) <br />East GB <br />General Business Commercial Mixed Use <br />West R-1X, Single <br />Family Executive <br />Single Family <br />Residential <br />Low Density <br />Residential <br /> <br />Master Planning Study-Hodgson Road & CR J <br /> <br />The development of this property is guided by the Master Planning Study-Hodgson Road <br />& CR J (“Master Plan”), which was approved by the City Council in 2007 via Resolution <br />No. 07-21. See Attachment 3. The Master Plan anticipated a mix of residential and <br />commercial uses on the site, specifically noting that the mixed use district “would allow <br />for, though not mandate, the inclusion of residential units, possibly in multi-story