HomeMy WebLinkAbout7B, Master Plan for Lake Johanna Blvd
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__LS
Request for Council Action
Prepared By: James Lehnhoff,
Community Development Director
Council Meeting Date: October 13, 2008
DRAFT Master Plan for the New lake Johanna Boulevard
Budgeted Amount:
$
Actual Amount:
$
Funding Source:
Planning & Zoning
Recommendation:
Motion to Accept the "Master Plan for the New lake Johanna Boulevard."
Supporting Documents:
1. October 13, 2008, Memo to the City Council
2. Comments from the May 20,2008, Community meeting
3. Comments from the September 18, 2008, Community Meeting
4. Draft Master Plan for the New Lake Johanna Boulevard - if not attached it is
available online at www.cLarden-hills.mn.us.
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~HILLS
MEMORANDUM
DATE:
October 13, 2008
TO:
Mayor and City Council ,
J ames Lehnhoff, Community Development Director
DRAFT Master Plan for the New Lake Johanna Boulevard
FROM:
SUBJECT:
Reauested Action
Motion to Accept the "Master Plan for the New Lake Johanna Boulevard."
Plannin2: Process
At the end of November 2007, the City instituted a moratorium on development and
redevelopment in the B2 Zoning District in order to create a long-term redevelopment vision for
this area. The B-2 Zoning district includes those properties on County Road E between Highway
51 and Lexington Avenue, on Connelly Avenue, and Pine Tree Drive. Significant progress has
been made since last November and particularly since May. With great assistance from the
community and the steering committee, a master plan that addresses the complex issues of
transportation, land use intensity, appearance, accessibility, and long-term viability has been
drafted.
Over a series of seven steering committee meetings and two community meetings, the Master
Plan was devised and drafted. The materials presented at each of the steering committee
meetings are available online at www.ci.arden-hills.mn.us/smallareaplan. In addition to the
steering committee involvement, the City Council reviewed the plan on September 15 during a
work session, the Economic Development Commission reviewed the draft on September 17, and
the Planning Commission reviewed it on October 1. The steering committee held their final
meeting on October 7 where they unanimously agreed to forward the draft Plan to the City
Council for official review and acceptance.
The planning process included evaluating existing conditions, creating a long-range
redevelopment vision and guiding principles, addressing transportation questions, evaluating
market potential, reviewing land uses, and drafting design guidelines. The draft Plan includes a
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range of recommendations and an implementation plan. If the Plan is accepted by the City
Council, the design guidelines will be the first item that is implemented.
Redevelopment of the properties at the northwest and southwest intersection of County Road E
and Lexington Avenue is almost certain. This draft Master Plan will be instrumental in moving
forward a community vision on how this and other redevelopment and enhancement can occur in
the study area.
It is very important to note that this Plan is not designed or intended to remove any of the
existing businesses or tenants. This is a long-range Plan that will be driven by market conditions
over a period of time. The Plan includes principles, design guidelines, and public improvements
to help the City be more proactive and better prepared for when redevelopment on private
property naturally occurs.
Notable Findin2:s and Recommendations
The guiding principles, findings, and recommendations in the draft plan are based on the
information collected at the May 20 community meeting (Attachment A), the steering committee
meetings, and the technical information prepared by the consultants).
The notable findings and recommendations in the draft plan include:
.
The plan has set the stage for consensus on public and private improvements that will
help achieve the development potential of Arden Plaza, the former Holiday Inn site, and
other sites as they pursue redevelopment. That is, the committee, affected landowners,
staff and consultants have generally agreed in principle on site plans and revised access
design that will allow a moderate amount of redevelopment on the Arden Plaza site with
manageable short-term traffic impacts. Longer-term, a scheme is proposed to allow
further development on both the Arden Plaza and Holiday Inn sites using a signalized
intersection at a new location on County Road E.
County Road E is proposed to be redesigned as a landscaped boulevard with a central,
landscaped median that will focus the left-turn movements, improve traffic safety, greatly
enhance appearances and set the tone for private redevelopment.
The redesign of the County Road will also introduce a pair of bicycling lanes, a greatly
needed addition.
A connection over Highway 51 to provide a safer pedestrian and bicycle crossing is
included, which could be an addition to the existing bridge, a whole new bridge, or a
separate pedestrian and bicycle bridge.
The plan calls for the enhancing of the pedestrian connections along County Road E and
to the property.
Comprehensive set of design guidelines for both private and public improvements will
help ensure a high quality of physical improvements
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· The land use plan calls for moving beyond several outmoded developments and using
land in ways that are more consistent with the important role that this corridor may play
in Arden Hills.
· Overall, the plan guides the way for the next major step in the evolution of the corridor
from "County Road E" to "Lake Johanna Boulevard" and a stronger sense of community
center.
· A detailed copy of the traffic study report is available upon request. Ramsey County has
been consulted in the redesign of their road but additional conversations will be needed as
implementation moves forward.
· A preliminary cost estimate for a complete package of traffic, streetscape, pedestrian and
bicyclist improvements along the new Lake Johanna Boulevard was prepared and totals
$2.0 million. (That includes $0.5 million for a ped-bike addition to the existing bridge
over Minnesota Highway 51.)
· The citizens advisory committee has been closely involved every step of the way and
supports the draft plan.
Although prior meetings have referred to this as the B2 District Small Area Plan, the working
title is the "Master Plan for the New Lake Johanna Boulevard." There are not any technical
differences between a small area plan and a master plan.
Illustrative Master Plan
Figure 6 on page 4-11 of the draft Master Plan displays the Illustrative Master Plan. The purpose
of the Illustrative Master Plan is to visually demonstrate a way the principles and design
guidelines in the Master Plan could be applied to redevelopment as it occurs over time. The
private redevelopment will be driven by market conditions, so there is not a set timeline for when
redevelopment would occur on any particular property. Since redevelopment is privately driven,
the final layout of buildings is likely to be different than what is shown on the illustration.
This draft Master Plan is in no way a Planned Unit Development (PUD) approval of any type for
any potential development. Each development will still go through the required PUD review
process, which includes a public hearing with the Planning Commission and City Council
review. The Illustrative Master Plan demonstrates one possible layout for the buildings and is
purely conceptual. The conceptual building layout does not commit the City to approving any
particular design when an actual development occurs.
Public Improvements
The proposed public improvements in the draft Plan are integral part of addressing the overall
traffic situation from a comprehensive standpoint. In addition to addressing the traffic situation,
the improvements are also meant to encourage private, high-quality redevelopment. This. draft
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Master Plan is essentially the feasibility study for the public improvements, though an
engineering study would still be needed to fully evaluate the complete costs. As part of the
engineering review, the City would also want to evaluate the underground utilities, which was
not part of the scope of this project.
The public improvements still rely on a number of factors including a more complete evaluation
of the costs, working with Ramsey County, and going through the budgeting and financing
process with Council. The public improvements in this Plan would be similar to the pavement
management program (PMP) process. The City orders a feasibility/engineering study and
evaluates financing, budgeting, timelines, engineering, etc.
Chan2:es and Updates since the September 15tt 2008tt City Council Work Session
Since the City Council reviewed the draft Plan at their September 15, 2008, work session, a
number of updated have been made to the draft Plan based on comments from the community,
steering committee, EDC, and the Planning Commission. The notable updates are as follows:
· Guiding Principles. Added an eleventh principle encouraging green construction
(LEED), conservation, and sustainability. Page 4-2.
· Illustration Map Colors. The colors on Figure 6 were made more distinct. Page 4-11
· Illustration Map Changes. The illustration map was amended to remove the parking in
the northwest corner of the Arden Plaza property to better reflect the overall design
principles in the Plan. Page 4-11
· Road Name. The Plan now proposes to work with Shoreview to extend the Lake Johanna
Boulevard name to Victoria Street. Page 5-3.
· Highway 51 Ped/Bike connection. The proposed bicyclist bridge over Highway 51 has
been updated to reflect that it is a pedestrian and bicyclist connection. Additionally, the
connection could be a separate bridge, an addition to the existing bridge, or a whole new
bridge with room for pedestrians/bicyclists. This was adjusted throughout the plan.
· Building Illustration. Adjusted the illustration to include a less intense look for the
buildings. Page 5-6.
· Building Height. The reference to six story buildings has been removed and replaced
with four stories. However, the City could consider taller buildings north of County
Road E if there were sufficient road capacity and appropriate design, which would be
assessed during the review process. This draft plan does not automatically authorize a
height greater than four stories. Page 5-7.
· Implementation Timeline. A description of the potential short-, mid-, and long-term
actions for implementing the Plan has been included. Specific dates are not included
because the process of implementation could vary depending on redevelopment and
available funding. The first implementation step is amending the Zoning Code to include
the applicable design guidelines. Page 7-4.
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The above points are reflected in the current version of the Master Plan.
Project Purpose Review
The City requested for a number of things in the planning process, including:
1. A more defined long-term vision for the B2 District that is realistic and primarily market
driven;
2. A preliminary market analysis to help understand what type of development is likely to
occur in this area in the future and be successful;
3. A better understanding of the traffic situation and potential improvements to help address
the traffic situation;
4. Design guidelines to advance that vision;
5. An implementation guide.
There will undoubtedly be more discussion and a need for more detail about how the vision
should be accomplished over time, but this draft Plan is meant to be an overall guiding plan. The
City now has an idea of what the steps should be and a more uniform idea of what needs to be
done to help ensure that the community, for both residents and business, benefits from a viable
commercial district. There are some hurdles to overcome and the Plan is likely to be adjusted
over time as needed by the City and the market. Since the City doesn't own the land, it is a
balancing act of public good, cost, and the private market.
Remainin2: Schedule and Next Steps
The remaining schedule for this project is as follows:
· November 5, 2008 - Planning Commission reviews Design Standards Ordinance
Amendments for the B2 Zone
· November 24, 2008 - City Council reviews and approves the Design Standards
Ordinance Amendments for the B2 Zone
· December 5, 2008 - B2 District Moratorium Expires
· Continue Implementation Discussion, Planning, and Budgeting
Recommendation
Staffrecommends accepting the "Master Plan for the New Lake Johanna Boulevard."
Upon review of Roberts's Rules of Order (10th Edition pp 489-491), the words accept, adopt,
and agree are equivalent. By using the word accept, it is still adopting the report and
recommendations in the report as a whole. The report is still considered a draft and, if needed,
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changes to the report can be included with a motion to accept. Should conditions or
opportunities change in the future, the City can still amend the report to ensure that it is meeting
the goals of the City. Finally, accepting the report does not commit the city to a specific
implementation or funding schedule but it does lend support to moving forward with the overall
vision and actions in the plan.
As an alternative, the motion could be revised to state, Motion to Implement the Short-Term
Summary of Actions in the Master Plan for the New Lake Johanna Boulevard. Using this motion
does not preclude the City from moving forward with the rest of the report or the other actions,
but it does limit the immediate actions to the short-term summary of actions on page 7-4. A
motion to implement the actions does not put the design guidelines, zoning changes, or other
recommendations into place. The actions will still follow the normal review and approval
process. In order to implement the overall vision of the Plan; however, the mid- and longer-term
summary of actions would need to be addressed in the future.
Attachment
A. Comments from the May 20, 2008, Community meeting
B. Comments from the September 18,2008, Community Meeting
C. Draft Master Plan for the New Lake Johanna Boulevard - if not attached it is available online
at www.ci.arden-hills.mn.us.
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Attachment A
Comments from the May 20, 2008,
Community meeting
October 13, 2008, City Council Meeting
Comments from the Mav 20. 2008. Community Meetina:
Weaknesses
Scum on pond, brings mosquitoes
Doesn't draw strangers to existing businesses
Low Patronage by majority(?) of residents
Retail trending to downscale/vacancies/transient (6)
Ugly Bingo Parlor, bingo traffic (3)
Poor mix of businesses, needs grocery store, needs variety, small businesses (8)
Existing business are struggling (2)
Large existing businesses are unlikely to want to change, or difficult to redevelop compatibly (2)
Lack of good restaln"ants/dining/neighborhood cafe/ethniclhealthy (9)
Lack of night time activity
Weak potential for residential/mixed use
Lack of residential housing to make it feel more like a downtown
Rail makes residential uses unattractive
Architecture is blah and uninteresting, no public square, lack of diversity (3)
Not attractive buildings, blank walls, too much asphalt (3)
Setbacks are inconsistent - no real "flow" visually on E2
Somewhat chaotic visually, lacks obvious plan, especially on north side of E (3)
Needs more continuity architecturally, non- uniform architecture, needs harmony ( 4 )
Arden Plaza needs a new look, better signage, outdated office pods (4)
Lack of community gathering spot, central park (2)
No gateway entrance identification, bad signage (2)
No cultural or art attractions
More Green, trees, etc (2)
Needs decorative lighting (3)
Too many parking lots right on County Road E
No Access to Public Transit (3)
Area is not bicycle and pedestrian friendly, needs more connectivity through City, especially
from west, few sidewalks and bike paths (15)
Lack of sidewalk on north side of E (2)
No designated bike trail, better bike access through city (5)
Poor pedestrian'bike access across 51, bad bridge, too narrow, unsafe (14)
Lousy/unsafe access for vehicles, turning onto Lexington is difficult, poor circulation (3)
Traffic in and out of Arden Plaza and internal circulation is bad (3)
Heavy traffic, too much, especially during rush hour (8)
Too many access points, curb-cuts (3)
51 and E is a dangerous intersection (2)
82 Small Area Plan - May 20, 2008
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Curve at Pine Tree Drive is dangerous
Train that goes every hour on the ~ hour backs up traffic (3)
Strengths
University students use the district
Existing businesses already in place and known, centralized (3)
Variety/Mix of businesses, good shopping (10)
Serves some consumer needs, serves local needs (2)
Nice business district
Lower density of businesses
Small family businesses, local, neighborhood retail, useful, small town fee\ no big box stores,
unique (22)
Variety of office space and employment opportunities (2)
Historically this was the main business area for Arden Hills
Arden Plaza, hardware store, pharmacy, post office (7)
Convenient banking (2)
Source of good tax income for Arden Hills
Accessibility via arterial streets and from neighborhoods (3)
Retail shops within walking distance of neighborhoods
Easy access to neighborhoods, centrally located (4)
Ease of access for pedestrians, bikers, and autos, manageable traffic (4)
Some pedestrian sidewalks
Decent parking
Possible light-rail future opportunities
Central to other commercial development, large chains on Lexington (2)
Good access from Snelling Avenue and 1-694 and Lexington Avenue (9)
Traffic flows well except at rush hour, good amount of traffic (2)
County Road E can support development, four lanes, turn lanes (3)
The area is well defined, has a beginning and end
Large area and can accommodate a variety of uses
Small town layout, residential feel, quite side streets (3)
Area has a pattern of development that can be built upon
Most existing development does not directly conflict with obvious future plans
Strong community feel and quaintness, friendly, meet neighbors (3)
Relatively calm visually
Buildings are setback from street, not right on the street
Stability
Railroad tracks create natural division of land uses
Has redevelopment opportunities and open areas
Aged in such a way that it is close to turning over
Two large parcels on prime comer
Little in the area that needs to be preserved
Narrow street and bridge
Banners on light poles
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Open green space, landscaping, and mature trees (9)
Quality parks nearby, undeveloped areas, and trails (3)
Close to beach
Need to include environmental concerns and impact in planning future development
Wide street has potential for landscaping or boulevard
Opportunities
Keep all the property on the tax rolls
Make retail areas more accessible by pedestrian and bike traffic, from all directions, safe
crossings (8)
Promote ease of access for pedestrians, bikes, and autos (2)
Prominent bike paths, sidewalks or walking paths on both sides of street (5)
Circulator bus for area
No more than 2-3 curb cuts into business sections, put a frontage road to limit access points,
particularly Mr. Movies and TCF (3)
Alter Curb cuts to more "street-like" elevation (not up over sidewalks)
Better street circulation
Four-lane Bridge, with pedestrian walkway and bike lane (8)
Better turn lanes or roundabout (3)
Add right hand turn lane from northbound Snelling/Hamline to east bound Co Rd. E
Two lanes each way on Lex. South of E
Right turn lane from eastbound Co Rd. E to southbound Lex.
Two left turn lanes from eastbound Co Rd. E to northbound Lex
Right turn lane from southbound Lex to westbound Co. Rd. E
Circulation road behind Flaherty's and Corp Express so buildings can be closer to E.
Lower speed limits
Traffic hub with mass transit to major metro access; hub to include retail and service shops to
support those utilizing mass transit
Plan with Shoreview for a transit hub/depot with structured parking on NE comer of Co Road E
and Lexington.
Keep traffic down
No trucks
Limit traffic congestion
Extend Connelly Ave across railroad track to connect with Grey Fox Road
Parking behind stores (3)
Parking structure up against the railroad to preserve the Co. Rd. E frontage
On-Street parking (3)
Some residential mixed in with retail
Encourage and support businesses that citizens want as part of their "neighborhood" (2)
Neighborhood businesses on north side of the street
Viability of Grand Avenue
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Retail Office Supply
Variety of service stores and retail (3)
Nice upper end shops
Home improvement retail
Anchor store such as Costco (no Walmart) (2)
Post Office
Small Businesses/restaurants, Unique restaurants, inexpensive, ethnic, Small specialty shops:
bakery, coffee, book store, Asian take-out, clothing, gifts, drugstore, toy store, green products
store, ice cream, shoe repair, cleaners (7)
Small scale neighborhood commercial with a common architectural theme
Food: Co-op, farmers market, interesting restaurants, real restaurants, sit-down, neighborhood
bar/cafe - but not a chain, more wine selection (6)
A Sweet Tomatoes Restaurant
Trader Joe's (2)
Someplace to have real ice cream cones - not soft serve
Keep pharmacy and Ace Hardware
No big box retail (3)
Replace Bingo Hall with dining or motel or housing
Close down bingo hall
Farmers market in Arden Plaza parking lot
Remove octagon buildings and replace with not "cutsie" small businesses visible from all sides
(no Walgreens, CVS, or Bigbox)
Holiday in as conference center/community center (3)
Holiday Inn converted to senior housing project within current building
Mixed use on Holiday Inn site (residential above community/retail/office/services) (2)
Mixed-use, including residential (3)
Should have a multi- use zone so that residential could be mixed with the retail
Consider needs of local corporations; Boston Scientific, Land-o-Lakes, Deluxe, etc.
Put library where bingo hall is and have food and gathering place
Move City hall to Arden Plaza/general area (2)
Ramsey County library portal
Consiler public purpose for Arden Plaza - library?
Some kind of community plaza where people can gather - town square
Community Park
A focus place where people can eat and gather, public meeting areas or room in old holiday inn
hotel
Community bulletin board
Divided roadway with landscaping
Wide boulevards for pedestrian walkways, landscaping (8)
Multi- use sidewalk north of Co Road E and west of Lexington Avenue and safe crossing areas to
cross Lexington
Walks and trails should compliment the existing trail system
Uniform trees and street lights (2)
Pedestrian friendly square, fountain, occasional street vendors (2)
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Good landscaping, pleasant surroundings, outdoor patios, water
Signs along Snelling for Northwestern College
Improve park and hockey rink size/access
Change name of County Road E to.. . community choice
Continued small town feel, Arden Hills community identity (3)
People friendly amenities
Low Building profile, no building taller than 3 stories (2)
Outdoor art
Large setbacks
Buildings that architecturally flow together, that do not "age", blend with environemnt (7)
Quality architecture, not franchise architecture
Gateway signage
Work together with Shoreview to improve the corner aesthetically; trees, sidewalk, landscaping,
use of retail space
Mix of business and landscaping
Maintain trees and green spaces (5)
Utilize wind mill structures around community
Plan for green or LEED design in all housing types
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Attachment B
Comments from the September 18, 2008,
Community Meeting
October 13, 2008, City Council Meeting
Comments from the September 18. 2008. Community Meetina:
Lights timed to 35 mph +.
Do not slow beyond the 11" lanes.
Left turns allow V-turns. Some residents are young and can drive.
Will business owners, etc., on County Road E be made responsible in clearing snow from
sidewalks? No enforcement now. More dangerous to walk in winter now.
It is known ifbusiness people, etc., want to come to and stay in this area of redevelopment -
don't want empty buildings in long run.
Need sidewalks and biking space on Harriet and Pine Tree Drive.
Improve the safety of the curve on Pine Tree Drive.
Need to "soften" Harriet and Pine Tree to reduce through traffic.
I like all that I'm hearing.
I just wish it could happen sooner.
I hope the bike bridge can be TOP priority and happen very soon (3-5 years)!
Thanks - great plan.
A format similar to Arbor Lakes in Maple Grove would be nice. An environment to keep the
residents of Arden Hills shopping and spending money in our own community. Also better
places for our youth to be employed at, where they currently look for employment in Shoreview,
New Brighton and Roseville.
Pot-Q-Gold space - changed to industrial condos overlooking Snelling.
Let's not wait too long to do this. As the residents of Arden Hills age, we need to look at what
makes Arden Hills enticing for young people to move here.
Loved the ideas in the presentation.
The zone will never become highly used by pedestrians no matter what improvements are made.
Please keep pedestrian-centric designs from hindering traffic patterns and from costing us tax
money.
Adding a signal would hinder traffic flow too much!! Arden Plaza users can always use
Lexington for an easier exit, none is necessary here on County
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Road E.
I like the boulevard plan and the emphasis on creating a sense of place.
I recognize that developing places for dining, etc., is a private development; however, I would
like to see small, unique shops and dining encouraged through the design.
Open space! !
Gathering areas.
I would like to see this project move ahead without being impacted by the development of the
TCAAP property.
Upscale dining would be nice.
Thank you for your work.
I would really reconsider high density - none that close to railroad tracks. Who would want to
live there?
Outdoor dining should be more upscale and private! More like Tria in North Oaks (not in front
of street).
It is obvious that a lot of great thinking and planning has gone into this. If the planning
principles and guidelines as stated in the paper and also this evening, it will all be on the right
track. Everything is good - community, grocery, a place to gather, announcing the arrival to a
special place, etc., is great. One item - think about a local adult daycare facility, where we can
leave an elderly person while we come to shop and dine.
Have you seen the construction area on Hwy 81 in Robbinsdale by North Memorial? I like it!
Your suggested improvements mirror that design.
I like the idea of mixed use buildings along the street - for all retail or service businesses at street
level with residential or business on second floor. It seems like this would encourage pedestrian
activity on the street - more lively, not so barren.
Pedestrian traffic across Hwy 51 should be a priority.
Seems like the city is on the right path with these ideas and plans.
We want to see some upscale senior housing - to move the Arden Hills empty nesters out of their
houses to free them up for new families.
Any green technology options?
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One or two mid-size (or small) pedestrian plazas - places to linger, eat and drink, as well as just
passing through. Say where Mr. Movies used to be in Arden Plaza.
Must do something for safe pedestrianlbicycle access across Hwy 51 bridge - ASAP! !
After laying down minimum standards for new buildings, specify that for city approval of any
particular proposal, in addition to meeting all the minimums, the design must include "something
extra," above the minimums (some extra quality/qualities/features/etc.) so we don't wind up with
an area that meets the minimums but seldom rises above them. In other words, "good enough" is
not good enough for approval.
Would like to see as much permeable surfacing as possible, to minimize runoff and associated
Issues.
Recreational locations for residents - those in NDR?
What about ''being'' someplace - a gathering place to arrive to, not just drive by.
Outdoor dining? Community places?
Stoplights might stop traffic rather than make it smoother.
Retail should be up closer to the street for better visibility.
County Road E - will county consent?
RCWD - what do they have to say?
Housing next to train?
Property owners in Shoreview - to open space zoning.
Starting with street improvements would help bring private sector redevelopment.
Some concerns about additional traffic on Pine Tree and Harriet - with more density on Lake
Johanna Blvd.
Street lights on Harriet.
Crossing at Lexington needs improvements.
How will left-turn loss be coordinated with businesses?
Traffic flow through N/S and E/W of Arden Plaza and North Park?
Pedestrian connection from Harriet to Arden Plaza! !
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Improved traffic and pedestrian at Harriet and Lexington - no light now.
Street lights on Harriet Avenue - pedestrian scale.
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Additional Comments
:: The first floors of any new retail and office buildings fronting E or Lexington must be at
street level or very close to it. Or for such buildings with long frontages for individual
occupancies, at street level on average for each occupancy. This must apply to
frontage on Lexington as well as County Road E. This will improve aesthetics and
make accessibility possible.
:: No parking or pavement between street and new buildings within 100 feet of street for
any new buildings fronting E or Lexington.
:: Era-appropriate street and lot lights. No "ye olde" gaslight repros as has Roseville on
its otherwise modern city campus. Let's look at lamps that cast light only downward as
done at the new Costco in Maplewood.
:: Reconsider giving up traffic flow for the sake of treed medians. Instead, have thin
ribbons of curbing to limit left turns while accommodating the backup of people in
vehicles lined up on E back to Pine Tree as they wait to turn north on Lexington from
County Rd E(LJB). The curbing would be placed to limit left turns along LJB, and to
create left turnlanes where necessary. In the places west of Pine Tree where left turn
lanes aren't necessary, treed medians could go there.
:: Require walkable green space, including benches and shade trees, as some
percentage of redeveloped space, to be installed with the first redeveloped building on
each developer's land. Such green space would not include rain garden space or end
caps at the end of rows of parking. So as to encourage use by all, such spaces be
separate and distinct from outdoor spaces used by businesses for their customers.
:: No backlit signage on the street side of new buildings within 100 feet of the street
edge.
:: Eliminate from the plan trees along Lexington in front of Catholic Charities. That
property is already leafy and pastoral. Any trees there would only serve to obscure the
view of the sign they recently installed.
Attachment C
Draft Master Plan for the New Lake
Johanna Boulevard
Available online at:
http://www.ci.arden-hills.mn.us/
October 13, 2008, City Council Meeting