CCP 02-17-1994 - Laserfiche WebLink

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Ie INTROOUCTION The Lex i ngton Avenue industrial district is one of the older industrial/business districts in Arden Hills, developed prior to today's development standards. On the other hand, the area contains some of the newer, more highly valued industrial development in the City. For several years it has been looked at as a potential redevelopment area-- the first in the City--to restore or replace the outdated buildings, to all evi ate present and potential traffic problems, and generally bring the area into conformity with contemporary regulations. Although the County Road E business area on the south edge of the study area has been termed "Downtown Arden Hills," with its mixture of retail and service uses, within the last decade the City has reconsidered its long-standing position of restricting business development to the County . Road E area and has allowed business zoning and development to occur along Lexi ngton Avenue in the study area. The target site across Lexington in Shoreview has further stimulated interest in business development. The fu 11 impact of the drawing power of Target will not be seen until it is operational, but already the City is feeling the pressure for allowing ancillary retail and service uses. Lexington Avenue has likewise.undergone considerable change in the last decade, wi th continued northward expansion of the metropolitan area. Widening to four through-lanes, installing a center left-turn lane, and signalization of several intersections (and approved signalization of Red Fox and Grey Fox Roads) have all been in response to rapidly increasing traffic volumes and turning movements. As traffic volumes and left turns on to and off of Lexington Avenue continue to increase, a continuous median (except at signalized intersections) is imminent. This will further limit access to Lexington Avenue businesses. Because much of the area was developed according to now outdated practices (and regulations) , functional and visual problems need correct i ng. The si gnificant disparity between the old and the nevI development is obvious and does not require a thorough analysis to determine that redevelopment would produe a higher valued, aesthetically more pleasing, and a higher tax producing business area. All of these factors--age, use, function, appearance, value and quality--need to be cons i dered in this planning study. Solutions . need to be multi-faceted in approach. This study will therefore have severa 1 interrelated purposes. -1- ------ ---