Lino Council Approves Comp Plan Amendment
Master Plan For Hodgson/C.R. J Adopted
A unanimous council vote on February 12 recommending approval of a Comprehensive Plan Amendment incorporating the Hodgson Road/County Road J Master Plan followed two years of planning work and numerous public hearings. Even up until the final vote, council took comment from local residents and business owners, not all of whom were happy with the plan.
Wendy Jensen, whose family has owned one of the largest parcels in the area "since the early 1900s," said she was "very frustrated." She said she was unable to discuss her recently proposed development with council members as only one member "returned a phone call."
Council Member Donna Carlson said that was by design.
"I think it better that I [did] not read [Jensen's application]," she said, "so that it's not influencing my decision .there are many stakeholders here."
Several developers spoke against the plan at earlier hearings, citing proposed intersection locations, which are "fixed," according to City Planner Jeff Smyser. The plan calls for elimination of numerous driveways along Hodgson Road and County Road J, which will improve traffic safety, he said.
The plan for the area, which lies immediately north of Lino Lakes' border with the city of Shoreview, will eventually result in public utilities, street improvements, and a sorely-needed signal at Hodgson Road and County Road J. That intersection currently functions "very badly," according to Smyser. Threading utilities around neighborhoods guided for large-lot development was "very challenging," he said, but the end result is that the 60-acre study area is now largely guided for mixed-use development as it occurs.
Planning consultant Carolyn Krall of Landform explained that a number of concepts guided the plan, including council concerns about Lino Lakes' southern gateway, and how it would represent the city. She also discussed how local residents wanted "pedestrian-oriented businesses," and to avoid dividing the Lino Lakes/Shoreview neighborhood.
Staff members explained that at this point, nobody knows exactly what will happen in terms of specific development in the area - and not all council members were comfortable with that.
Council Member Jeff Reinert said he was concerned about "undesirable projects," and favored beginning a discussion about rezoning, and a possible moratorium on that corner "until completion of the Comprehensive Plan [Update]."
Mayor John Bergeson said he believes the city should not "overplan" the area, noting that some existing businesses wouldn't score very well. "To have a healthy business and a local owner is a good thing," he said.
Council members Reinert and Dan Stoltz requested that the issue of a zoning update for the study area be placed on an upcoming council workshop agenda.