12/13/2006 P&Z Packet - Laserfiche WebLink

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• • • The 49/J study area lacks sufficient internal roadways, and access to existing arterial and collector roads is unplanned overall, with individual driveways serving individual properties. Any business expansion will require extensive site planning including safe access to Hodgson and CR J. An overall road and access plan is needed to accommodate traffic movement on and access to these arterial roads. There is no public water or sanitary sewer service currently existing in most of the study area. Utilities exist to the north, west, east, and in Shoreview to the south of the 49/J study area. However, the City has not completed a detailed analysis of 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. Redevelopment or expansion of the existing businesses will require municipal utilities. Infrastructure planning must include the City of Shoreview to the south of CR J. Because CR J forms the county boundary, and because both CR J and Hodgson are county roads, both Anoka and Ramsey Counties are important planning partners as well. 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 does not advocate or analyze the relocation of existing businesses. However, planning must acknowledge that redevelopment of existing business sites is a strong possibility. Either way, 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 • 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 • Plan for redevelopment while recognizing existing businesses These study objectives are closely interrelated. Though they are listed separately, no single objective can be accomplished without the others. Draft: December 8, 2006 Hodgson/CR J Master Plan page 4