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<br />. <br /> <br />Perhaps the most detrimental conditions is that of long-range economic <br />decline. Many un-planned commercial areas have shown a tendency to <br />lack competlti ve ability in the face of new competition and changing <br />commercial trends. Over a long period of time, the result con be com- <br />mercial "blight" (vacancy, poor maintenance, rapid tum-over in building <br />occupants, lower business volume, reduced tax base, blighting effects upon <br />nearby areas, and so on). <br /> <br />The commercial area on County Road E between Lexington Avenue and Snelling <br />is in multiple ownership and has been developing on a parcel-by-parcel basis <br />without benefit of a general long-range plan. Under such conditions, the <br />end results mayor may not be beneficial to the Village and the land owners <br />involved. <br /> <br />In our present affluent society, commercial development patterns and business <br />practices are changing quite rapidly; in addition, customer habits and desires <br />are changing very rapidly. In most situations, today's customer demands a <br />pleasant atmosphere and intends to spend his money in pleasant surroundings. <br />Each commercial establishment is at the mercy of his neighbor if there is no <br />plan for the total commercial area as each merchant may do as he pleases <br />and his parcel plan may or may not be beneficial to the total commercial area. <br /> <br />Prior developments along Rice Street, Payne Avenue, and Seventh Street in <br />Saint Paul clearly indicate that piece-meal and haphazard growth is not <br />conducive to long-term commercial stability. Other examples include Lake <br />Street in Minneapolis and Excelsior Boulevard in the western suburban area. <br />The commercial area in Arden Hills is developing in a manner similar to <br />the above examples and the results could be detrimental to both the Village <br />and the land owners involved. <br /> <br />A. PURPOSE AND SCOPE <br /> <br />. <br /> <br />The purpose of this planning study is to provide general guide-lines for future <br />change and development for purposes of promoting sound private investments and <br />promoting the public health, safety, convenience, and general welfare in <br />accordance with the intent and purpases of the Comprehensive Village Plan. The <br />study is designed to determine the nature and extent of development problems <br />including lot arrangements, building size-shape-Iocation, parking, sIgns, access, <br />traffic, general amenities, economic factors, and others as revealed through the study. <br /> <br />This reporttogethorwith associatedgrpphicsconstitute a general urban design plan <br />to serve as a guide to proper change and development in the study area. The plan shall <br />serve as a directional influence only and shall not be intended to relieve property <br />owners of responsibility for obtaining professional design assistance when needed <br />for specific project plans. <br /> <br />The enclosed plan is offered for use by the land owners as a guide to making the best <br />possible use of the land in creating a total commercial area of good quality and strang <br />