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• DEVELOPMENT ISSUES Land Use The existing land uses are illustrated in the previous figures. Any development of the study area must recognize the existing neighborhoods of Woodridge Estates, Blomquist Addition, Rohavic Oaks, and Ware Road residents in Lino Lakes as well as the existing residential development south of CR J in Shoreview. These will continue as stable residential neighborhoods. Design of new development must take into account potential impacts on the neighbors. Also noted previously, some property owners want to develop their site, some want to continue the existing use for now, but have plans for future development. Others have no plan to change their use of their site. For example, a garden center and an auto sales business exist on Hodgson Road. Both these businesses are are consistent with the comprehensive plan future land use map: the sites are guided for commercial use. The garden center owner wants to continue the business on the site and hopes to construct a new retail building. The location and size of this building has yet to be determined. Immediately to the south, the auto sales lot owner plans to continue doing business on the site. However, either one of these two sites could be redeveloped. The garden center has several buildings, but the entire site could be redeveloped either for expansion of the garden sales business or for a completely different use. The auto sales property is mostly undeveloped and could be used for a variety of things, including auto sales. Land at the northwest corner of CR J and Ware Road is owned by a developer hoping to create a small townhome development on the site. This is consistent with the comprehensive plan future land use map, which guides the site for medium density residential use. On the west side of Hodgson Road, a developer is assembling land for a project that would include redeveloping the northwest corner of Hodgson/CR J with new retail uses. It also would create a senior housing campus on 17 acres to the north of the retail area. No specific plans have been offered on the other properties in the study area. The important point is that road, utility, and development plans for the area should provide for future development as well as allow for the existing businesses to continue on the site. Planning for both possibilities at the same time poses challenges. DRAFT December 8, 2005 Hodgson/CR J Master Plan page 12