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

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• • • The March concept plan generated very informative discussions and helpful input from landowners and residents. Several business owners didn't see their businesses pictured on the concept plan and worried that the City was trying to drive them out. They stated they intended to remain on their site, even expand their existing businesses. This misunderstanding enforced the need for further communication, which was accomplished via meetings, conversations, and correspondence. These both helped clarify the goals of the study for landowners and informed the study process regarding landowners' plans and needs. This educational process led to a second set of concept plans 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 while minimizing impacts on both the existing garden center and the auto sales lot. 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. However, both Concepts A and B provide a corridor to Ware Road for utilities, through the development site. It might be 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, so the offset would become moot. 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, a developer is pursuing a plan to develop the 17 acres to the north of the existing buildings. This would include new retail as well as a senior housing campus. Including the redevelopment of those existing buildings would be preferable, as it would allow for overall master planning of that area west of Hodgson. 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. Subsequently, Anoka County Hwy. prepared a plan for the intersection and road improvements. Lino Lakes prepared a traffic study. Ramsey County contributed data for the study. All jurisdictions will need to examine funding possibilities and cooperative planning. Draft December 8, 2006 Hodgson/CR J Master Plan page 27