11/08/2006 P&Z Packet - Laserfiche WebLink

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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 consistent with the Proposed Land Use Map in the Comprehensive Plan: the sites are guided for commercial use. The garden center owner wants to continue the business on the site. Immediately to the south, the auto sales lot owner also plans to continue doing business. However, either one of these two sites could be redeveloped. The garden center has several buildings, but the 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. 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 Proposed Land Use Map, which guides the site for medium density residential use. On the west side of Hodgson Road, there are several properties under different ownership. The existing buildings are on small parcels near the street intersection. A larger parcel of 17 acres lies to the north of the retail area and is largely vacant with only a house and some small outbuildings. A developer is working to develop the 17 acres. It would be desirable to include the smaller parcels in a redevelopment project. 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 both for future development and for continuing the existing businesses on the site at least for the short term until redevelopment options arise. Accommodating both possibilities poses challenges. Draft: October 31, 2006 Hodgson/CR J Master Plan page 15