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<br />Curve at Pine Tree Drive is dangerous <br />Train that goes every hour on the ~ hour backs up traffic (3) <br />Strengths <br /> <br />University students use the district <br />Existing businesses already in place and known, centralized (3) <br />Variety/Mix of businesses, good shopping (10) <br />Serves some consumer needs, serves local needs (2) <br />Nice business district <br />Lower density of businesses <br />Small family businesses, local, neighborhood retail, useful, small town fee\ no big box stores, <br />unique (22) <br />Variety of office space and employment opportunities (2) <br />Historically this was the main business area for Arden Hills <br />Arden Plaza, hardware store, pharmacy, post office (7) <br />Convenient banking (2) <br />Source of good tax income for Arden Hills <br /> <br />Accessibility via arterial streets and from neighborhoods (3) <br />Retail shops within walking distance of neighborhoods <br />Easy access to neighborhoods, centrally located (4) <br />Ease of access for pedestrians, bikers, and autos, manageable traffic (4) <br />Some pedestrian sidewalks <br />Decent parking <br />Possible light-rail future opportunities <br />Central to other commercial development, large chains on Lexington (2) <br />Good access from Snelling Avenue and 1-694 and Lexington Avenue (9) <br />Traffic flows well except at rush hour, good amount of traffic (2) <br />County Road E can support development, four lanes, turn lanes (3) <br /> <br />The area is well defined, has a beginning and end <br />Large area and can accommodate a variety of uses <br />Small town layout, residential feel, quite side streets (3) <br />Area has a pattern of development that can be built upon <br />Most existing development does not directly conflict with obvious future plans <br />Strong community feel and quaintness, friendly, meet neighbors (3) <br />Relatively calm visually <br />Buildings are setback from street, not right on the street <br />Stability <br />Railroad tracks create natural division of land uses <br />Has redevelopment opportunities and open areas <br />Aged in such a way that it is close to turning over <br />Two large parcels on prime comer <br />Little in the area that needs to be preserved <br />Narrow street and bridge <br />Banners on light poles <br /> <br />82 Small Area Plan - May 20, 2008 <br /> <br />2 <br />