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WS — Item 5 WORK SESSION STAFF REPORT Work Session Item 5 Date: May 2, 2011 To: City Council From: Mary Alice Divine Re: Oppidan Proposal — 49/J Background At the request of City Council, the developers who are proposing a grocery store near the northwest corner of 49/J held a neighborhood meeting on April 19. Approximately 75 people attended. Major concerns from residents included the size of the store, its proximity to their homes, and additional traffic and noise from a 24 -hour grocery. Some residents expressed doubt that a grocer was needed or could be successful at that location. Development interest around that intersection precipitated a master planning process that began in 2004. The final report pointed out a number of shortcomings in the area that must be corrected in order to support development. No public water or sanitary sewer service currently exist to service properties along Hodgson Road. While signals have been added since the master planning process, any significant new development in the area will require road upgrades to improve access, traffic flow and circulation. Infrastructure While this proposal shows approximately 50,000 sq. ft. on 8 acres, the traffic study for the master plan has the potential for full redevelopment of up to125,000 sq. ft. of commercial and 225 residential units on the 45 -acre planning area. Anoka County has worked with the city to develop a preliminary design for the 49/J intersection and a design for ultimate improvements. Oppidan has met with Anoka County to discuss what will be required to service this proposed development. Actual improvements will have to be based on further traffic analysis based on the final development plan. As noted in the master plan, sanitary sewer and water will need to be extended to service the area. The timing of these improvements is solely within the discretion of the City and likely to be driven by development. Some of these improvements may benefit properties adjacent to the development site. The City may consider a special assessment process to 1