07/13/2011 P&Z Packet - Laserfiche WebLink

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• Extension of Sanitary Sewer from Woodridge Lane, providing sanitary service for this site and others along Hodgson Road. • Interim Roadway improvements on Hodgson, as discussed and directed by Anoka County, to allow for widening of Hodgson Road, including installation of a new stoplight at the main access point. • Development of internal circulation to allow for a future connect to a new access point on County Road J, once the sites to the south develop. • Strom Water Management on site, as required by the City and Watershed. Oppidan has been working on this site for approximately 6 months. The initial plan for the site included a grocery store box of approximately 55,000 s.f., with liquor, and an outbuilding of approximately 7,000 s.f. Since that time, we have meet with City Council on two different occasions at workshops, the EDAC to discuss the plan and held a neighborhood meeting to take comments from residents within 500 feet of the site. This is in addition to numerous meeting with City and County staff to review the site. After these discussions, the major points of concern we heard were as follow: 1. Size of the Grocery operation, could we do 35,000 s.f. + / -? 2. Hours of Operation. 3. Delivery Hours. 4. Position of the truck docks in relation to the adjoining homes. 5. Orientation of the building. We have modified the plan multiple times. We are currently on Concept 7.1. In the most recent version, we have addressed the truck dock location, moving it to the north. We have also indicated that we could limit operations (based on discussion with the potential user) to 6 a.m. to 11 p.m. and limit delivery times to after 7 a.m., consistent with the current trash pick -up times within the City. We have provided a large landscape berm area behind the store, along with a privacy fence, in an effort to further screen the buildings from the adjoining residences. The development has been designed to allow for the construction of the grocery building, liquor building and 6,500 s.f. multi- tenant building as the initial phase. We have show potential uses on the other lots (i.e. senior housing, restaurant, bank, additional retail) in new buildings integrated on the west side, all consistent with the Master Plan in having multiple buildings and users on the site. We have reviewed orientation of the building and feel the orientation we have selected with the adjustment for the docks, minimizes the impact to the adjacent homes. We have also reviewed the potential of a smaller format and have concluded that this format gives the operator the best opportunity to succeed in this location. A Market Feasibility study for the grocery use has been completed for this project. Results of that study we shared with City staff (in a format that did not disclose confidential information) to indicate the potential of the operation. Operators have indicated they believe in this location and are willing to invest in the location for the long term. • • •