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• The discussions also led to a second set of concept plans. In fact, the second round resulted in two concepts in June 2005. Knowing that some of the existing businesses planned to remain led to realigning the new roads to follow existing property lines. This provides for new road and utility corridors without breaking up existing properties. It avoids breaking up both the garden center and auto sales lot, each of which includes several contiguous tax parcels. Expansion is possible, and the new road and utility corridors provide access to utilities and to Hodgson and CR J. Concepts A and B differ in the specific alignments of the internal roads. The alignments result in different approaches to designing the land at the northwest corner of CR J and Ware Road. The actual layout of that site has yet to be determined by the developer there. However, both Concepts A and B provide a corridor to Ware Road for utilities, through the development site. It would preferable to align the new road access to CR J with the existing Kent Street in Shoreview, as in Concept B. However, aligning it with the property boundary is acceptable, even though it creates an offset. The likelihood of a median in CR J makes a full access there somewhat questionable. Though both concepts show a full access, this has yet to be determined. The June concept plans led to further, more detailed planning and discussions with land owners. On the west side of Hodgson, one developer is assembling a plan to redevelop the sites with existing buildings and develop the 17 acres to the north. This would include new retail as well as a senior housing campus. The land owner at the northwest corner of Ware Road and CR J is pursuing a townhome development. If utilities for the study area connect to Ware Road, this townhome development would include a corridor for the water and sanitary sewer. The June concept plans also formed the basis of discussions with the Anoka County Highway Dept., Ramsey County Public Works., the City of Shoreview City Engineer, and Lino Lakes staff. All agreed that the Hodgson/CR J intersection needs improvement, and a collaborative solution is needed. Anoka County Hwy. is putting together a plan for the intersection. Lino Lakes is preparing a traffic study. Ramsey County contributed data for the study. All jurisdictions will need to examine funding possibilities and cooperative planning. DRAFT December 8, 2005 Hodgson/CR J Master Plan page 21