12/14/2005 P&Z Packet - Laserfiche WebLink

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• • • However, a number of shortcomings must be corrected in order to support development. The Hodgson/CR J intersection functions poorly at peak periods. Very little traffic at this intersection is generated by business in the area, and traffic will continue to increase. The area lacks sufficient internal roadways, and access to existing arterial and collector roads is unplanned and random. Any business expansion will require extensive site planning. This includes safe access to the major roads that currently are the only roads. An overall road and access plan is needed. There is no public water or sanitary sewer service available to most of the study area. The intersection area is a hole in an area where utilities exist to the north, west, east, and in Shoreview to the south. Solutions have been suggested, such as new trunks down Hodgson Road or Laurene Ave. in the Rohavic Oaks neighborhood. However, the City has not addressed how to serve this area with utilities. Existing homes and businesses have onsite wells and individual wastewater treatment systems, which are not sufficient to support contemporary development. Any expansion of the businesses will require municipal utilities. In addition to these infrastructure issues, development planning for the area should include gateway elements. The visual appearance of this entrance to Lino Lakes should be considered in the overall planning. At the outset of the project, the list of objectives included design of the gateway elements for this entrance to the community. The gateway idea has expanded to become a project of its own, to address other gateways and possibly the design of a consistent gateway theme. It is very important to note that there are several viable commercial businesses within the study area. One of the challenges of the study is to plan both for current and future use of land in the area. To be clear, this planning study is not an attempt to relocate existing businesses. However, there are a number of issues to be resolved for the existing businesses as well as for future development or redevelopment. Master Plan Study Objectives • Plan for redevelopment of 49 Club corner and potentially other sites • Identify appropriate land uses (present & future) in study area • Plan for road improvements to provide good access and circulation • Identify routing & phasing solutions for utilities to facilitate future development • Propose gateway design elements DRAFT December 8, 2005 Hodgson/CR J Master Plan page 3