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ARDEN HILLS SPECIAL CITY COUNCIL WORK SESSION—NOVEMBER 3, 2014 3 Ms. Pitchford discussed several local projects that were 20 acres and had a Main Street look. She reported that access and visibility off of I-35W was critical. Mayor Grant wanted the development to be successful and appreciated the input. He wanted to see the proposed retail reach the critical mass. Councilmember Holden asked if retail along Highway 96 would survive. Ms. Pitchford anticipated a bank, daycare and other quick freestanding convenience users would work in this area. She believed that the Highway 96 corridor was greatly underserved, given the traffic volume. She stated a gas station may work in this area. Councilmember Holden questioned if the 20 acres for retail would have any civic area. Mr. Ulstad stated he did not anticipate having any civic area within the 20 acres of retail. Mayor Grant understood the proposed 20 acres would help guarantee a successful site. He inquired if this size should be increased by five acres. Mr. Ulstad commented that 25 acres may be better than 20 acres; however this may depend on the surrounding uses. He reported that the additional five acres would assist in creating a transitional space. Councilmember Holmes stated that she supported 20 acres of retail west of the spine road and asked if there were any thoughts of having retail on the main level with apartments above. She stated that she liked the retail development she recently saw in Mendota Heights. Mr. Ulstad explained this type of development would require structured parking and more expensive building design. He did not anticipate this would be proposed for the 20 acres of retail. He stated that typically, vertical mixed developments were driven by land constraints. He stated that Phase II of the retail may be better suited for vertical mixed uses. Ms. Pitchford indicated that after time, residents find it difficult to live above to retail. Councilmember Holden questioned how the Town Center area would develop with 20 acres of retail west of the spine road. Ms. Pitchford explained that a cohesive strong retail area near I-35W would be the starting point. From there the Town Center area could expand. Mr. Ulstad stated that the Town Center area could include small retail, mixed use, multi-family and office space, in addition to a civic area. He reported it would be difficult to fully plan this area until the needs of the market were closely evaluated. He commented that connectivity would be important. City Administrator Klaers advised that the location of the spine road may need to be shifted in order to accommodate the visibility needs for the proposed retail and office use.