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the best opportunity for providing senior-citizen housing. However, the general location of the town center might not be optimal from a market standpoint. The plan also includes a special opportunity site that would allow Arden Hills to introduce a unique use to the area. Again, ballfields are missing from this plan, but there are space and sites available to accommodate them. Overall rating: Excellent Open Space: This plan provides enough open space to meet whatever recreational needs Arden Hills might have, now and well into the future. If anything, it may actually oversupply open space, in the sense that public open space is usually a net drain on municipal resources. Because it contains only one high-density residential area, the plan provides limited additional housing choices. Given the amount of open space set aside for both passive and active pursuits, finding a site for a ballfield complex (or two) would not be a problem. Overall rating: Pair to good Residential: Among the four, this plan provides for the greatest variety of housing choices, including golf course communities and other types of single- and multi-family neighborhoods. The only housing type that might be difficult to provide here is senior-citizen housing. The flexibility inherent in the office/industrial areas along US 10 should allow them to meet long-term needs. Two potential sites for ballfields are noted, and others are possible. Overall rating: Good UC4 Does the plan respond to expected short-term and long-term market demands? Indicators . Extent to which the plan provides land for uses that can be marketcd quickly (I.e., uses for which there is current and short-term demand). . Extent to which the plan affords flexibility to respond to long-term market changes by setting aside areas that may be used by several uses without reducing the integrity of the overall plan. . Extent to which the plan provides space for an opportunity that is not now foreseen and is not available in the general vicinity -- that is, a unique opportunity. . Extent to which the plan protects land that will be needed for long-term development. All Plans: The plan provides space for several uses that might be marketed quickly. But due to existing uses on the site, particularly the National Guard and Alliant Techsysterns, quick turnover may not be possible. The industrial character of the site as viewed from CSAH 96 and US 10 will deter residential development, while the presence of Alliant Tech and the implied danger of locating near an aging munitions plant will deter other types of development. Compounding these difficulties is the uncertain effect of inadequate clean-up funding on the timing of release of various segments of the site. Conversely, though, these site attributes might assist in preserving land to meet long- term development needs. OfficelIndustrial: This plan shows large blocks of office, industrial and mixed-use land that might be used in several different ways. Rail service is available to these sites. Also, depending on market conditions, a particular use may occupy more land than originally thought or planned for -- for example, the light industrial areas might develop as office/ industrial. The easternmost office/industrial site could also be developed in whole or in part for residential use. Most of the residential areas have similar flexibility. However, unforeseen uses would have to develop within the context created by the specified uses as development occurs. Overall rating: Good Town Center: As in OfficelIndustrial, both business and residential areas may be adapted to better fit market conditions over time, including residential areas within the town center area. This plan also includes a "special opportunity site" that can respond to unforeseen or unique proposals. The down side: town-center retail areas may not provide enough flexibility. Overall rating: Good Open Space: Because of the large tracts of open land retained in this plan, the plan's long-term flexibility is excellent. (Land could even be converted to non-recreational uses, should the need arise in the very long term.) This plan also includes a special opportunity site, and is least likely to be affected by the present negative site image. Camiros, Ltd.lSEH. lnc./LHDL. Ltd. TeAAP Framework Plan Page 14 Chapter IV I .1 I I I I I I I .. I I I I I I J I I