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HomeMy WebLinkAboutCC 05-31-1966 , \....,. ...:~..c-.. .. Mlnut0~ of SD0CIB! Caune! ~ M80t!n~ Village of Ai-den Hi lis - Tuesday, May 31, 1966, 8:00 p.m. The Joint meeting of the Council, Planning Commission and tenants and land owners of the County Road E area was cal led to order at 8:00 p.m. Present from Council: Present from Planning Nethercut, Crepeau, Commission: Tlssol, Schumacher. BJorndahl and Hoffmann. Hanson, Buetow and Mayor Nethercut welcomed the group to the meeting and explained that the study to be proposed was made because we hope that Arden hills will ramaln a deslrlllble place In \1hich to IIl1a and to do business. The County Road E property Is a I<ey commercial area for our IIlIlage. Similar areas In other communities have some- times been noted to ~eterlorate due to lack of proper planning and we hope to avold,lt here. This Is to be considered the first step to calling attention to some of the problems ~Ithln the Village In general snd this araa In particular. The purpose of the meeting Is to call attention to the problems existing and to makl;l, .the land owners and tenants allare of pos,slbla problems and to encourage them to give consIderation to theIr area In the hope that the,~111 make proposed plans 'or tha future development of the area and will submIt such plans to Village oHlclals. .~~' .- ~arl Dale, Midwest Pl~nntng & Research, Inc., and Planning Consult~nt for. the VIllage of Arden HIlls. presented the Urban Design Study, da"tud April 1966, as ettached. Mr. Dele stresSed the hct that thIs Is one postlble development plan which the group should use as a starting polnt,for developing their own plans for the area. Foliol'Jlng the presentation af the plan by Mr. Da,le. a discussion period I?SS held. Area residents south of County Road E requested Information abo~t making County Road E a four-lane hlgh~ay. Mr. Dale s~ated It will eventually be needed to take traffic flo~ from the much Increased travel cn ne~ Saelllng Avenue and Le~Ingtcn Allenue. Several land owners In the commercial area stressed a nead for s public ~ater system. George ReIling reviewed e water propcsal recantl- submitted to the Council and Maycr Nethercut and Trustee Crepeau reviewed reasons that the proposal was tabled. Complaints ~ere voiced on high taxes paId by area busl"essman. Mayor Nethercut Informed the group that the Village mIll rate 1s one of the lowest 'In Ramsey County. The Council was urged by the property owners to wor~ with County officIals to obtain a lower tax basElo John Daubney stated there Is some 1eellng among businessman of an antl=buslness attItude on the part of local officIals and residents. He feels Arden Hills needs to create a different public Image; he stated that epparently our local businessmen are not boosting Arden H! IIso Werren Brennan stated that Ramsey County re-assesses In Rosevllle every two years. John Rysgaard stated e desire for a plannIng program 'or the County Road E araB. at about 10:00 p.m. ~ .;);' Lorraine Stromquist AdminIstrative Clark 4 / ARDEN HILLS PLANNING COMMISSION .. Robert Jenal Chairman Robert I<err Vice Chairman Mrs. A.E. Tlssol Secretary Members Mrs. Don Cadwell Mr. Gerald H. Buetow Mr. Bert Schutta Mr. Lawrence Brodie Mr. Ward Hanson Mr. Rod Schumacher ~. Preface . this is a special planning study conducted by the Arden Hills Planning Commission and is part of the on-going planning process of local government. During 1965, a Comprehensive Village Develop- ment Plan for land use, transportation, and cammunity facilities was completed; this report is part of the administrative process to be utilized in effectuating the general long-rango Village Plan. The General Village Plan is to be kept up-to-date, amended, and made more specific as necessary to keep it a useful document and a frame- work for making the day-to-day decisions affecting development in the Village of Arden Hills. The enclosed planning report Is part of this process. . PrellmlllO'l)' . URBAN DESIGN STUDY COMMERCIAL AREA AT LEXINGTON AVENUE AND COUI"lY ROAD E IN ARDEN HILLS For: Planning Commission and Village Council By: Midwest Planning & Research, Inc. MInneapolis, iv\innesota . Rough draft: March, 1966 Revised: April, 1966 I. INTRODUCTION . The basic objective of urban planning is to help assure the best use and proper development of land. This planning process is designed to help create a total or community-wide environment of superior quality. A stated goal in the Village Plan is: "The maintenance of a public image which associates Arden Hills with excellence of design, structural quality, and good taste, is a desirable objective." The associated policy. statement is: "As in housing developments, excellence of design and structural quality will be encouraged in commercial developments; the proposition that each commercial development need be only as good as the average suburban development is rejected on the basis that the average is often only the resu It of expedience and lack of planning." It is recognized, however, that good planning is very often difficult to achieve for a variety of reasons. First, the effectuation of a total community plan is difficult since there are many land parcels with many land owners and developers. In a free economy, many proposals are made for a variety of land uses and development plans; planning by its very nature begins to limit the choices available for the use of land. In a multiple ownership situation, the total community environment is created by a variety of land owners as land is developed on a parcel-by-parcel basis'; The quality of each development and its relationship to adjacent and nearby develop- ments very often creates the total environment which may be superior or inferior. Although many suburban commercial developments are planned and developed by a single land owner or developer, not all developments are created by such a process. Many suburban "shopping centers" have been planned and developed as a single unit; other commercial centers have grown under multiple ownership and without a general plan for the entire area. . Without a general plan, the final results are merely the sum total of indivIdual commercial lot plans which mayor may not be desirable. The poor results of this process can be noted in many areas, especially in the older central cities. The results are often detrimental to the community and to the commercial interests involved. · As related to commercial development. . Perhaps the most detrimental conditions is that of long-range economic decline. Many un-planned commercial areas have shown a tendency to lack competlti ve ability in the face of new competition and changing commercial trends. Over a long period of time, the result con be com- mercial "blight" (vacancy, poor maintenance, rapid tum-over in building occupants, lower business volume, reduced tax base, blighting effects upon nearby areas, and so on). The commercial area on County Road E between Lexington Avenue and Snelling is in multiple ownership and has been developing on a parcel-by-parcel basis without benefit of a general long-range plan. Under such conditions, the end results mayor may not be beneficial to the Village and the land owners involved. In our present affluent society, commercial development patterns and business practices are changing quite rapidly; in addition, customer habits and desires are changing very rapidly. In most situations, today's customer demands a pleasant atmosphere and intends to spend his money in pleasant surroundings. Each commercial establishment is at the mercy of his neighbor if there is no plan for the total commercial area as each merchant may do as he pleases and his parcel plan may or may not be beneficial to the total commercial area. Prior developments along Rice Street, Payne Avenue, and Seventh Street in Saint Paul clearly indicate that piece-meal and haphazard growth is not conducive to long-term commercial stability. Other examples include Lake Street in Minneapolis and Excelsior Boulevard in the western suburban area. The commercial area in Arden Hills is developing in a manner similar to the above examples and the results could be detrimental to both the Village and the land owners involved. A. PURPOSE AND SCOPE . The purpose of this planning study is to provide general guide-lines for future change and development for purposes of promoting sound private investments and promoting the public health, safety, convenience, and general welfare in accordance with the intent and purpases of the Comprehensive Village Plan. The study is designed to determine the nature and extent of development problems including lot arrangements, building size-shape-Iocation, parking, sIgns, access, traffic, general amenities, economic factors, and others as revealed through the study. This reporttogethorwith associatedgrpphicsconstitute a general urban design plan to serve as a guide to proper change and development in the study area. The plan shall serve as a directional influence only and shall not be intended to relieve property owners of responsibility for obtaining professional design assistance when needed for specific project plans. The enclosed plan is offered for use by the land owners as a guide to making the best possible use of the land in creating a total commercial area of good quality and strang . competitive ability. Individual property owners are urged to use the plan as a guide only; when individual plans are proposed, however, they should be equal to or superior to those presented herein and they should be properly related to the long-range goals of the entire commercial district. The study area includes all land bounded by County Rood E on the south, new Snelling Avenue on the west, the railroad on the north, and Lexington Avenue on the east. In addition, plan proposals are made for land adjacent to and south of County Road E in this vicinity; much of this land is presently vacant or of low intensity use. B. SUMMARY OF FINDINGS AND RECOiv\MENDATlONS RECOMMENDATIONS 1. The enclosed plan should be presented to the land owners and tenants involved for their review and comments. 2. The affected property owners and tenants" should be urged to form some type of "area association" for purposes of establishing ond achIeving long-range goals for the commercial district. The enclosed plan could be utilized as a starting point f'Or setting policy and goals affecting each property owner and tenant. In effect, this would involve a process whereby the association would proceed with the planning and the public (Village Council and Planning Commission) would review the progress through normal planning administrative procedures. 3. The area should contain a mixture of uses including, but not limited to retail, service business, offices, apartments, and semi-industrial uses. The area does not seem well suited for a suburban type "shopping center" with retail as the primary land use. As such, this would be a "general business district" with a variety of uses. 4. The proposed "variety" of uses should be made cohesive thraugh various design techniques such as uniformity in business signs, regard for pedestrian circulation, relationship between uses and building locations, and similar features as indicated on the plans. 5. The development plan should be kept up-to-date by adding each development as it is built and approved; in this manner, it will be clear as to what the end results may be as all of the land is developed and changes occur in existing uses and strucutures. . FINDINGS . 1. The commercial area is growing on a parcel-by-parcel basis with no clear indication as to what the total results might be in the future. 2. Based upon similar situations noted elsewhere, there is a strong probabilily that the total area development will be less than desirable to both the Communily and the land owners involved. The primary danger is that of new, higher qualily developments to the east and north which could be severe competition in future years. Hence, it is in the best interests of both the Communily and the properly owners involved to establish some suitable long-range goals for proper and competitive development,. 3. The survey has revealed the following negative development conditions: a) The general appearance of the area is not up to present day standards. Proper landscaping is probably the most needed feature. Structural design is only "average" and there is little to make a lasting impressian upon customers or the general pL.blici the area lacks an architectural "mage." At present, development is a dbconnected patchwork of rather plain buildings and parking areas. Power lines, vacant areas, open storage, obsolete buildings and sheds, and other features also detract from the appearance of the areCl. b) The area lacks a sense of unilyi individual merchants in such areas must rely upon their individual promotional efforts and reputation without the added benefit of area identification. For example, individual merchants in Southdale can obtain business from the customer attracting power of the area identification and amenities offered in a unified center. c) Future traffic volumes on Counly Road E will be much greater. The road will eventually require at least four moving lanes to accommodate the volume potential. Access drives off Count}. Road E for each development could lead to a traffic congestion and hazardous situation detrimental to the public and the commercial interests. . d) As the area develops, provision must be made for pedestrian circulation. While customer interchange will be limited due to the nature of the district, there are various reasons why pedestrian circulation must be considered an important factor. Such reasons include non-business traffic, school children, local-non-business pedestrians, a unily design feature, and others. e) An "average" environment will not be adequate to attract high qualily developments that may othelWise find the area quite atlTactive due to its central location and generally good transportation access. Hence, there may be a tendency for later developments to be of even less desirable qualily. . 4. It is quite likely that both the Community and the land owners and tenar:lls could greatly benefit from adherence to a generally agreed upon long-range plan for development and maintenance of the area. . II. EXISTING CONDITIONS . During the next two decades, many thousands of dollars will be spent building and re-building the Village of Arden Hills. Will Arden Hills through its physical environment continue to reflect abundance, excellence of design, and beauty within its magnificent setting? Or, will the Community reflect ugliness, declining prosperity, and mediocrity? Many urban areas are suffering from visual "blight" as a result of being overly preoccupied with the economic and political problems of expansion and renewal to the exclusion of social and aesthetic responsibilities. We are inclined to overly stress the quantity of buildings rather than the quality of living that these buildings will provide. Technological advances have given us new materials and techniques which have enabled us to build more and build it faster but also to destroy more and destroy it faster. And in our haste to get into the future, we have all too often used the worn-out but handy cliche of style, and the easily accepted design, rather than the more dIfficult discipline and truth which are essential to excellence. 1 If Arden Hills is to remain a good example of suburban living, new growth and development demands sensitivity and restraint. Our respect for individual taste must not be rewarded with common ugliness rather than civic beauty. While we are the richest nation on earth, the designs of our cities are poverty stricken and an increasing number of citizens are asking, "Is God's own country fast becoming God's own junkyard?" In Arden Hills, there is still the opportunity to maintain and develop a satisfactary living and working environment. There: is, evidence, however, that the to:l6l development pattern for the area in question may be considerably less than ideal. A primary potential danger is the possible economic deterioration that could result in future years from the present piece-meai approach to area commercial develop- ment. . Existing development has been on a parcel-by-parcel basis without the benefit of guidance from an over-all plan which would indicate what the total district may become in the f!lture. Unfortunately, the history of commercial development in both the centrol cities and suburban areas would indicate that such development may prosper for a time but eventually succumb tax competition from better planned areas. 1. Toward a New City, Community Renewal Program, Minneapolis, December, 1965 . At present, there is a mixture of general commercial, retail, service commercial, entertainment, vacant land, residential, and the remains of a farming operation. There is little, if any, continuity between existing commercial development; nearly all business establishments exist as independent units with no relationships between various uses which would tend to tie the area into a meaningful whole. The area has no individuality or identity and thus has no "advertising appeal" as a unit. Each business must rely almost exclusively upon its own individual customer appeal. The detrimental results of this type of commercial growth can be seen in such locations as: 1. County Road E and White Bear Avenue in White Bear lake; 2. Portions of Maplewood and Roseville; 3. 7th Street in St. Paul 4. lake Avenue in Minneapolis; and 5. ~ortions of Excelsior Boulevard extending into the western suburban area. Too often, the end results can be: 1. High business turn-over; 2. Change in occupancy to more marginal operations; 3. Increased vacancies; and 4. Maintenance and structural deterioration. Some specific defects in existing development are: . 1. Parking areas that lack proper channelization, landscaping, and sta II arrangements. 2. The growing number of access points off County Road E and the growing congestion and traffic hazards. 3. An almost complete lack of pedestrian circulation facilities. 4. Eye-sore such as trash exposed to public view, less than good building and yard maintenance, a lack of or poor landscaping, a mixture of vehicle circulation and porking paving, a mixture of sign types and locations, and so on. 5. A lack of curb and gutter and proper drainage faci Iities. 6. Poor subdivision planning with no public street access for some uses; and 7. An unrelated mixture of architectural features. Based upon past experience with such developments, there is every indication that strong economic conditions may be in jeopardy within a few years. There is little in the present trends ta indicate that a strong commercial district will emerge and the total physical environment will be in accordance with the commercial policy and goals stated in the Comprehensive Village Plan. . In general, existing trends do not indicate that with certainty that ecanomic conditions will deteriorate in the future but neither do they give any assurance of economic stability or visual excellence in the future. Under any conditions, there most certainly will be additional development but the question is, "What will be the long-term economic climate and whot will be the final state of physical development?" . \II. A PROPOSED PIAN CONCEPT . Based upon previous study conducted as part of preparing the Comprehensive Village Plan and current study, it is proposed that the entire area be treated as a "planned unit" area. In general, this idea involves the development of several principal uses according to some over~all plan. In most instances, "planned units" contain a mixture of uses all properly related in accordance with a plan that serves to caordinate all development and eliminate potential development conflicts between various principal uses. The area in question contains a variety of uses and there is nothing to indicate that this trend can or should be changed. In fact, there are many advantages to promoting a variety of uses provided this can be done in accordance with a reasonable compre- hensive plan. It might be well to consider this area as "downtown" Arden Hills. Due to the location, nature of development, proposed civic center to the west, and other factors - this could well become a vital center for various community functions and activities. A diversity of uses would hove the following advantages: 1. The area would hove broad appeal to diverse interests; 2. A variety of uses would serve to drow additional people into the area and thus provide custamer appeal in addition to the individual advertising of various businesses. 3. Any attempts to develop the area as purely retail (shopping center) or as purely industrial, or any other specific function wauld probably not be economically or otherwise feasible. 4. The area could become a pleasant Village feature where it is "fun" to go even when no business is involved. 5. It could serve to give both business and the Community an identity that is now lacking. (There is no clear feature which informs you that you are now in Arden Hills) Under such a plan concept, a rather wide variety of uses could be accammadated in- cluding but not limited to the following: . Retail Wholesale Offices Motel Apartments (various types and densities including high rise) Institutions Public areas (green areas, sitting and rest areas, art forms, etc.) Limited industri al uses. Entertainment and others The area could probably accommodate most uses except detached single-family homes and "nuisance" business. . Such 0 mixture of uses, however, is not recommended unless they ore developed in conformance to some worthwile over-oil plan which establishes proper relationships between the uses, building bulk and height, circulation, and the like. An un- planned mixture of principal uses would probably produce chaotic results detrimental to both land owners and the Community as a whole. The plan concept presented herewith Is intended as a guide only and any number of suitable, more specific plans could be developed. Any plan developed should be flexible but conform to the following general guidelines: 3. '4. 5. 6. . 9. 10. 11. 1. Provide proper relationships between various uses and building types. 2. Provide proper ingress and egress from County Road E with access to County Road E limited. 3. Provide adequate vehicular and pedestrian circulation. 4. Provide adequate and properly arranged off-street parkingi and 5. Present a generally pleasing appearance. More specific plan features should include: 1. A service drive along the south side of County Road E with access limited to about three points onlYi Well designed multiple housing between the commercial uses and the single- fami Iy housing and college area to the southi Limited access off County Road E for uses north of the roadi Professional design assistance in the preparation of site and building plansi Expansion of County Road E to four moving lanes with curb and gutteri Elimination of drainage ditches and replacement with proper storm drainage systemsi Added yard landscaping and "island" or other type landscaping in off-street parking lotsi Proper use of plant materials such as Hackberry for street canopy, little leaf Lindens for boulevards and/or screening, Hawthorn-Russion Olive - and/or Flowering Crabs for focal, ornamental interest, low-grawing ground cover where visibility is required, pines for confinement or screening, and so on. More rigid maintenance (yard and building) standards. Better definition of use areas (for example, clearly defining street pavement edge, yard areas, parking lot edges and stalls, etc.) Eventually, there should be a sidewalk along both sides of County Road E and all other major roads in the commercial area in addition to internal pedestri an paths or trails between uses. 2. 7. 8. . 12. A variety of building heights properly related each to the other through good design planning; 13. A collector street (70 ft. R. 0 . W .) extendi ng south from County Road E and an east-west collector street from the north-south collector to Lexington Avenue (See Village Transportation Plan). 14. Careful attention to business and identification signs (for example, the sign noting Carrol's Furniture, Weber Cabinet, and the Anderson Company is a step in the right direction). 15. Lighting should be carefully controlled so as to light the business area and not adjacent streets and non-cammercial land uses. 16. Each specific development plan should be related to the over-all area plan and become a part of the plan if approved; each specific development may require some further alteration or modification of the general plan. J7. While no Architectural "theme" as such is suggested, each new building should be designed in relationship to existing buildings and potentiol over-all effect on the commerciol area. Each building should be specifically designed to fit the site and area; "stock" building plans should not be utilized. 18. Except possibly for a possible office-yard - small pond complex - it would be more desirable to create interesting spaces rather than large open spaces of greenery. This means that the land could be rather intensly developed provided proper space relationships and site designs are employed. While this may be contrary to the popular concept of "suburban" development, it is prabably the most desirable approach for this specific location. 19. Others as may be appropriate and as may be suggested by the land interests involved. An objective in addition to maintaining a strong economic unit is that of creating a true "Village Center" to serve as the facal point of economic, social, cultural, and civic afklrs (in combination with Civic Center). The area should be developed such that it is attractive, inspiring, and stimulating to the citizens of Arden Hills. It should be beneficial to the Community as a whole as well as to the business community. . IV. A PROPOSED PROGRAM . Plans are of little value unless they influence actual development in a direct or indirect manner. The plans presented herein are designed to influence development in an indirect manner. In other words, the plan presented is merely a guide and is not intended as a specific development plan. The objective is to create interest in proper planning by the people who will actually develop and maintain the area. Such plans have been developed under similar conditions in other communities and served a similar purpose. There are two good examples in the Twin Cities Metropolitan Area; they are Downtown White Bear lake and Downtown Hopkins. Similar efforts are nll'lW being made for the commercial area located at County Road E and White Bear Avenue to the east of the area in question. In order to attain the desired objectives, there must be some course of action or policy that can be followed. The following steps are suggested as a means to attain the desired objectives: 1. The plan concept as developed in this report should be presented to the land owners and tenants involved. 2. The land owners and tenants should be encouroged to study the plan and make comments and suggestions following such study and review. 3. The affected persons should be encouraged to form some type of "area association" for purposes of establishing long range goals for the commercial district. This could be similar to many commercial organizations in existence and formed for similar purposes. 4. The business community could then use the enclosed plan as a guide to further planning as individuals and/or as a group. 5. The assaciation could serve as a self-policing unit to: . a) Raise maintenance standards; b) Review development proposals prior to presentation to the Village; and c) Promote the area as a whole to obtain the best passible deve lopment . 6. The affected property owners could use the enclosed plan as a starting point or develop an alternative plan or plans which may be suitable. 7. The Village ?laRning Commission should maintain the plan in an up- to-date fashion that has the approval of the Village Council. 8. Each specific development as it is proposed should be compared with the general plan to determine the following: . . a) Adherence to the general intent and purpose of the overall plan; b) Relationship to existing and potential future development; and c) Is the development equal to 0 r better than that noted on the general plan at any given time. The first step is to reach a concensus on the following: a) Agreement that some long-range goals and policy are necessary; and b) The nature of the long-range goals and policy. The most successful ventures of this type are attained where the private interests involved assume the planning responsibility. More detailed planning by a public agency is not normally desirable nor has it much effect unless the land is in public ownership. In this instance, it would be advontageous for the property owners to present further plans they themselves have developed rather than further and more detailed planning by public interests. . APPENDIX . VILLAGE OF ARDEN HILLS, MINNESOTA FORM LETTER SENT CONCERNING URBAN DESIGN STUDY FOR COUNTY ROAD E AREA PRIOR TO INITIATION OF SAID STUDY TO: Land Owners and Tenants in an area described as follows: Bounded on the south by County Road E, on the west by new Snelling Avenue, on the north by the railroad line, and on the east by Lexington Avenue. Also, property owners and tenants bordering on the south side of County Road E between new Snelling Avenue and Lexington Avenue. FROM: The Mayor and Village Council, Village of Arden Hills SUBJECT: A proposed development plan for the above described area. WHY IS A DEVELOPMENT PLAN NECESSARY? The area is composed of various land uses in multiple ownership. In the absence of a plan, each property owner may develop his own property with no clear idea of the total results for the entire area. It is well known that an attractive, safe, convenient and pleasant commercial area benefits individual property owners, the commercial area as a whole, and the entire Community. Due to the absence of an over-all development plan for the area and the presence of certain traffic, parking, and other problems - the Planning Commission has suggested that a plan be prepared for use by property owners and the Village. WHO WILL PREPARE THE PLAN ? The development plan will be prepared by the Planning Commission with assistance from 0 professional consultant. . HOW LONG WILL IT TAKE TO COMPLETE THE PLAN? The plan should be completed in early March of 1966 WILL THE PROPERTY OWNERS AND TENANTS BE INVOLVED? Yes. The plan is being prepared to provide guide-lines for future change and development for purposes of promoting sound private investments and promoting the public health, safety, conven- ience, and general welfare in accordance with the intent and purposes of the Comprehensive Village Plan. Upon completion of a preliminary plan, you will be asked to study the plan and make suggestions for incorporation into a final plan. . WHO WILL USE THE PLAN? First, it is hoped that each property owner will utilize it as a guide to the development of his own land. It can also be utilized by the Village in planning street improvements and other public developments and services. WHAT WILL BE INCLUDED IN THE PLAN? The planW'i11 include street right-of-way and pavement needs, building set-back requirements, parking needs, accoss driva arrangements, sign arrangements, traffic (pedestrian and vehicular) circulation, general amenities, and similar features. WILL PROPERTY OWNERS BE REQUIRED TO ADHERE TO THE PLAN? First, it is hoped that the plan will be generally accepted by the property owners and willingly used as a guide to future change and development. However, only those features such as building set-backs, parking requirements, landscaping, and the like that would be required even in the absence of a plan will be enforced by law. The main purpose of the plan is not to present an inflexible "master" plan; rather, the main purpose is to provide the area with a sense of direction - guidelines for future development that will help produce and maintoin a commercial district that will be good for private investments and a source of civic pride. WHO SHOULD I CONTACT IF I HAVE ANY QUESTIONS OR COMMENTS? Your comments and suggestions are welcome and needed. Please contact Mayor Nethercut, any member of the Planning Commission, or Carl Dale (377 4000). . , December 7, 1965 PLANNING DESIGN SERVICES TO BE PROVIDED HEREIN . Submitted to: Village of Arden Hills By: Midwest Planning & Research, Inc. Services to be Provided: A. The Consultant will conduct an urban design study to determine the nature and extent of development problems including lot arrangements, building size-shape- location, parking, signs, access, troffic, general amenities, economic factors, and others as revealed through study. B. Solutions to problems noted in A above will be proposed; such solutions will be in two forms: (1) actions which can be taken by public bodies; and (2) actions which can be taken by private interests. C. The product of this study shall include a preliminary report (25 copies) for review by the Planning Commission and a final report (50 copies) including necessary text to explain the problems and proposed solutions plus graphics as necessary to support the text. The report shall constitute a general urban design plan to serve as a guide to proper change and development in the study area; the plan shall serve as a directional influence only and shall not be intended to relieve property owners of responsibility for obtaining professional Jesign assistance when needed for specific project plans. While architectural design concepts for the general study area may be indicated, design for individual buildings will not be a part of this study. Study Area: The study area shall include all land bounded by County Road E on the south, new Snelling Avenue on the west, the railroad on the north, and Lexington Avenue on the east. In addition, plan proposals will be included for land ....~cent to County Road E between new Snelling Avenue and Lexington Avenue; white m-h of tl.:.. !.....l .. "........t o. of 10'" l,,~ty '..0 ". tf,,, present time, future development should be properly related to development north of County Road E. Purpose of Study: . To provide general guide-lines for future change and development for purposes of promoting sound private investments and promoting the public health, safety, convenience, and general welfare in accordance with the intent and purposes of the Comprehensive Village Plan. Cost and Time for Completion of Study: Completion: 60 days following start. It is proposed that the study be done at cost (time and expense) with the total cost not to exceed the sum of FIVE HUNDRED ($500.00) DOLLARS.