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P32 Oppidan Concept Plan page 6 line and maximize developable land areas. However, the property owners on the east have not been interested in planning for an access road to serve them and the Anoka County Highway Department insists that a full access be farther from CR J rather than nearer. The signalization ban would need to be changed as well. It derived from Anoka County's past decision not to allow a signal at 990 feet. It has become clear that major development of the area will require a signalized intersection. In addition, growing traffic volumes will necessitate limiting access both for safety and mobility reasons. The County typically would meet this need with the installation of a median, resulting in right in/out driveways for each property. Such access typically would not be considered sufficient for commercially successful development. The intersection will undergo analysis to see if it meets signal warrant criteria. City staff will continue to work toward a signalized intersection in a location that best serves both current and future needs, but without development projects to finance the improvements or cooperation by affected land owners, the City's options are limited. o West of Hodgson Rd., there is to be one access onto CR J, located as far west as possible from the Hodgson/CR J intersection. This new access is to be constructed as right in/right out only. This will be a driveway into the development site , and there will be access easements on that site to provide access to, from, and through property to the north, leading to the full access on Hodgson. No other new accesses are to be allowed. The City will work toward eliminating all other accesses along CR J • The access points, right of way, and internal circulation routes noted above are to create a circulation network serving all properties in the study area rather than individual driveways onto arterial and collector roads that serve only individual properties. The concept plan accommodates these requirements, but Oppidan does not control the property on CR J or to the north of the central 8 acres. • The Hodgson/CR J intersection is to be signalized prior to or as part of any significant development in the study area. This is to be a cooperative effort of Anoka and Ramsey Counties, the Cities of Lino Lakes and Shoreview, and developers. Specific design requirements are to be determined. • Other road improvement needs such as additional lanes, median, and the like will be designed in cooperation with Anoka and Ramsey Counties, the Cities of Lino Lakes and Shoreview, and developers, as appropriate. Specific design requirements are to be determined. • •