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COMMUNITY / AREA DESCRIPTION The subject property is located in the north-central part of Arden Hills on the south side of State Highway 96 (also known as County Road G) approximately v.. mile east of the intersection with U.S. Highway 10. Arden Hills is bordered on the south by Roseville, on the north and east by Shoreview, and on the west by New Brighton and Mounds View. 1-35W forms the border between Arden Hills and New Brighton/Mounds View. The following chart summarizes population growth in Arden Hills and some of the adjoining communities. . ARDEN HILLS POPULA TION HISTORY 1980 1990 2000 2004 (est) Arden Hills 8,012 . 9,199 9,652 9,620 New Brighton 23,269 22,207 22,206 22,333 Mounds View 12,593 12,541 12,738 ]2,865 Shoreview 17,300 24,587 25,924 26,381 Ramsey Connty 459,784 485,783 511,035 515,41 ] Source: U.S. Census and Minnesota State Demographer Adjoining communities are essentially fully developed, as evidenced by their minimal population growth since 1990. The northern part of Arden Hills is the 2,300-acre former Twin Cities Army . Ammunition Plant which constitutes almost 40% of the land area in the city. The site is considered the largest developable land parcel in Ramsey County. If the arsenal land is opened up for development, the population or the city will greatly increase. The arsenal property is roughly delineated by State Highway 96 on the south, the Shoreview border to the north, Lexington Avenue on the east and 1-35W to the west. The Arden Hills City Council on March 28, 2005 voted to accept a master "framework vision" of how redevelopment of the former ammunition plant would look. The city vision references where residential housing, office, industrial, and other uses would be located on the 661 acres of deve]opable land. The vision foresees 2,300 units of residential housing. Environmental clean-up is estimated at $40 to $60 million. The city is currently working on getting ownership of the property transferred from the government to developers working with the city. Highway 96 is a major arteria] road across the northern suburbs, extending from Stillwater west to New Brighton. According to 2004 survey data released by the Minnesota Department of Transportation (Mn/DOT), the average daily traffic volume on Highway 96 at the subject location is 18,800 vehicles. A traffic volume map is on a following page. - BRKW APPRAISALS, INC. PAGE 16