HomeMy WebLinkAboutMaster Development Plan Draft
...., "'" ......
J
.,.....<<........
... '.
.,...'.., "",.",
,I
i"";rMtji> kw f.l,i.i'
:...(>. .::....... '.;'/>
. .' . '. . ". .... ". .'. ........ .' '.' ;' ........ ...... .... ., '.. i H . . .... .j.... ...... .... ........ }.C ....... '. " '. "'i ....' ....;i"." ........ . .... ..., ." i;il,ll
. . . '. .', ./.. I.... '.' .'. . '. H .. .., ' "'. '., , .' .... ,. .... ..' . · '" .,' ........,.,,;w., ~illllll
.......II.I.~......i.:...~ :...::~:::: ::.:...:.,::==.::.>.; 'lSi'il'I" . li^'ill\'/"~fi/.;' '."jR"';.'-.':;\;",:,::{' ......: '1.' "i.:.:~:~'::,~::,\,:;:':~;\i;;'~:"I:u'''~:j\:IL '.' [..iLii..... '"
iL 1ii....:U ......>.. a A] .'~'i;lY '" t "i.> ."i;' ..J -i.. .,i'
"i """""7 """"77 '7'ii '. ....,.......,.. .......... .,....., : .' :';. ..- ......... .'?""'-.. .' ".< . .~...."'77:I '::'.' ....
A ..< '.. i i'<. . "....;". .......=...i
...... ...il' ...ii. ......< ....... .... !1"lllj ';1/1111111 .. '1" . III'.!;".
.; . ..........>... .. .. '" . . .'
(:.......'...."'....'... ....
. .... ....... . .' A..;.. "'/. .
..".... ..,...........,. .:.' .,.. .............> .....,..:..
"::i ...,' .< .' .......i\..\ .",<' i"
............./> ""':...<
· . ......>ii. <i ..........
.i ../ ".,:.
........ ....... ........... ,..... ......
,":: ..:.;.... .....
. '.
. ....i...., .'.
H>< ......
:,.:::l~~~::~~:\:l;;l;;;.~:.:ffi ::v:':'.:~
" ,.,' 'I~.;; 'I~ .......
it fiiill; .
:(iitiiSL 'ii;
"';~'m i II
..,
....... "'..."
..... '" ,.
.':.i.
'....
.
........i
i..
.... ...
. ..
. .
".
'" ..
..'
.'.'.' :.............:... >
. .
. c c.
'. .c
..'::.::. ......
...... .......
":'..,
ii;111J1
:,L<o"::
..' ......
...:...'" .......
.": ..' ',:,:::; .:,
> : :.:::::;' ,.:.~{
...... '.....
'..
. ." ,....
.... .
.c' ........
.....,
.......:/
...,.,..... .....:...<:f:
A~.l
.........IU...!i....... ....
i
:'/',:<::'
./::)> ....
':'::":':':':':':":.
....... ...... .....'.......:.:.'....."'.
'.' '.
....ccc.
...., '..
:
,.
....
..
'1Iegie..II;iIRillllffill.,I11 ....Bil
FA: flBII.leE 1:1:1:.1
.... .c...
\
',"'.
........
, .
.,^rA.;:.....:.:.'.Il'I-~11P<N......... 'H< :\ :I~"'L" L~ ..8<
. . . . .' .
.' . . .' .' .'
'" .. ./ .~. .... ...... .>>~~~:; ....'..... ~...:..:..: :. ..' '.
.-'
..1~.li.IIii'!.I;i.ll.i.i . ". ... .... ....
,:':,c..... ':
".
..'c
,.
:'"
. . '.
.....: .'
Master Plan for the
New lake Johanna Boulevard
Citizens Advisory Committee
Ted Brausen - Brausen Service Station
LoAnn Crepeau -- Resident
Leon Hass - Hass Bros. Construction
Ed Von Holtum - Economic
Development Commission / Resident
Ron Johnson - Arden Pharmacy /
Resident
Gregg Larson - Resident
Elizabeth Modesette - Resident /
Planning Commission
David Monson - Resident
Christine Pistotnik - Resident
Jim Huninghake - Economic
Development Commission
Rob Boeck - Resident
Sheldon Bruce - Resident
Dick Eckert - Resident
Moose Gianetti - Resident
David Sand - Planning
Commission / Resident
Clayton Larson, Chair
Roberta Thompson, Vice Chair
Clayton Zimmerman
Elizabeth Modesette
City Planning Commission
Janet Stodola
Andy Holewa
Daniel Reiff
David Sand (Alternate)
City Council
Stan Harpstead, Mayor
David Grant
Brenda Holden
Fran Holmes
Dave McClung
City Staff
Ron Moorse, City Administrator
Noah Simon, Assistant City Administrator
James Lehnhoff, AICP, Community
Development Director
Meagan Beekman, City Planner
Kristine Giga, PE, City Engineer
Consultants
McCombs Frank Roos Associates
William Weber, AlCP, Director
James Kalkes, Landscape Architect
Spack Consulting
Michael Spack, PE, Traffic Engineer
Maxfield Research
Mary Bujold, Market Analyst
Andrew Greene, Market Analyst
Hay Dobbs
Tom Dobbs, AlA, Urban Designer
City of Arden Hills
1245 W. Highway 96
Arden Hills, Minnesota 55112-5743
651-792-7800 www.ci.arden-hills.mn.us
2008
Master Plan for the New Lake Johanna
Boulevard
I ntrod uction and Summa ry ..................................................................................... 1-1
Current Physical Conditions .......................................................... ........................ 2-1
District Market Analysis ......................................................................................... 3-1
Land Use and Public I mprovements Plan .............................................................4-1
District Design Guidelines ...................................................................................... 5-1
Traffic Analysis and Plan .................................................. ..................................... 6-1
Implementation Program ........................ ........... ..... .......... ...... .................... ........... 7-1
Appendix A: T rafflc Study................................................................ ..................... A-1
Aappendix B: Comments from the Community Visioning Meeting ......................B-1
List of Figures
1 Study Area and Businesses ............................ ....... ................... ......................... .2-2
2 Aerial Photograph of the Study Area ..................................................................2-3
3 Existing Land Use, 2008 ...................................................................................2-5
4 Zoning Di stricts, 2008 .. .. . . . . . . . . . . . .. . . . . . . . . . . . . . . . . .. . . . .. . . . . . . . . . . . . .. . . . . . . . . . . . ... . . . . . . . . .. . . . . . . . 2-13
5 Conceptual Development Plan ........................................................................... 4- 5
6 Illustrative Master Plan . ................................................................ .......... ........ ..4-9
List of Tables
1 Summary of Housing Demand in Downtown Arden Hills ..... ........ ..... ...... ........... ..3-3
2 Demand for Neighborhood Retail Space. ................... .... ................ ......... .......... ..3-4
3 Demand for Specialty Retail Space ...................... .... .... ......... .... .... .................... .3-5
4 Retail Uses by Median Size of Store ..................................................................3-7
5 Projected Demand for Office Space ......... .......................... .......... .................... ..3-9
The New Lake Johanna Boulevard
Introduction and Summary
In November 2007, the City of Arden Hills instituted a moratorium on development and
redevelopment in the B2 Zoning District, which only exists in the vicinity of County
Road E between Lexington Avenue and Minnesota Highway 51. The purpose of the
moratorium was to provide time to create a long-term redevelopment plan for that area.
With great assistance from the community and the steering committee, a master plan that
addresses the complex issues of transportation, land use intensity, appearance, access and
long- term viability has been prepared. This plan will be instrumental in advancing a
community vision on how to redevelop and enhance the commercial properties north and
south of County Road E.
To guide the planning process and facilitate the meetings, the City retained McCombs
Frank Roos Associates to assist staff in preparing this plan. The MFRA planning team
included three sub-consultants: Maxfield Research for the residential and commercial
market study, Spack Consulting for the traffic analysis, and Hay Dobbs Architects for
illustrations. The steering committee included 15 members of the community, including
residents, businesses and property owners. Other landowners from the study area also
attended and participated in the committee meetings.
The planning process examined existing conditions, created a long-range redevelopment
vision and guiding principles, addressed transportation questions, evaluated market
potential, reviewed land uses and prepared design guidelines. The plan includes specific
recommendations, an implementation strategy and estimates of public costs.
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.
Notable Findings and Recommendations
Guiding Principles
These principles will be used by the City of Arden Hills to help guide the evolution of the
County Road E / Lake Johanna Boulevard District Plan including plans for land use,
urban design, public facilities and circulation. Elaboration and details will be added as
the plan progresses.
· Place: Create a visual impression that the County Road E / Lake Johanna Boulevard
District is a distinct, identifiable and special place in Arden Hills.
7 October
The New Lake Johanna Boulevard 1-1
Introduction and Summary
· land Uses: Allow and encourage a variety of land uses in the district potentially
including retail and selVice businesses, offices, high-density housing, places to eat
and drink, industry that has high employment density and attractive buildings,
education and indoor recreation.
· Intensity and Scale: As redevelopment occurs, generally increase the height of
the buildings and amount of each site they cover.
· Local: Create a district that serves the needs and desires of residents of Arden Hills.
· Quality: Ensure that all private and public improvements are of a high quality in
terms of appearance, function and longevity.
· Civic: Communicate that the district is ~~everybody's neighborhood" and a center of
public life in Arden Hills (a distinction perhaps to be shared with the redeveloped
TCAAP site) through the use of public plazas or open space, small private spaces
usable by the public, improved sidewalks and streetscape.
· Movement: Provide for safe and efficient auto movement as land use intensifies but
also greatly improve the environment for pedestrians and bicyclists.
· Green: Provide year-~round greenery and color throughout the district through
generous landscaping of private sites and the public street edges. Add one or more
green gathering spaces in the corridor. Improve the public's use of the Country
Insurance woods, its intended purpose.
· Role of the City: Establish the primary role of the City in the district as planning,
leadership, zoning and public improvements. Do not rule out the application of
municipal financial assistance in land redevelopment such as tax increment financing.
· Continuity: Maintain long-term support for the principles and policies of the
Master Plan for the New Lake Johanna Boulevard throughout the entire Arden Hills
family including elected and appointed officials and staff.
land Use Plan
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. The plan recommends expanding the number of potential land uses in the
district to include multiple-family housing. Refer to Figure 5 on page 4-5.
1-2 The New lake Johanna Boulevard
7 October
Introduction and Summary
Illustrative Master Plan
Several of the principles conveyed in this land use plan and the district design guidelines
have been expressed in the Illustrative Master Plan, Figure 6, on page 4-11. That sketch
is meant to illustrate one possible way in which this plan might be realized but is
certainly not the only development pattern. The market may propose a wide variety of
additional building patterns that are just as desirable (if not more so) and which are also
consistent with this plan and the City's zoning regulations.
Urban Design Guidelines
A comprehensive set of design guidelines for both private and public improvements will
help ensure a high quality of physical improvements. Refer to chapter 5.
These and other statements will guide the future design of the study area:
· The County Road E / Lake Johanna Boulevard District will be a place where people
can live, work and play.
· The district will be a compact, architecturally diverse, pedestrian-friendly community
wi th a di stinct identity.
· It will provide sidewalks and places for people to gather and socialize.
· Design guidelines will be followed to promote an attractive environment with lasting
value. The district is dedicated to the belief that we desire to integrate nature, home,
work and leisure.
Rede sign of 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, ilnprove traffic safety, greatly
enhance appearances and set the tone for private redeveloPlnent. The redesign of the
County Road will also introduce a pair of bicycling lanes, a greatly needed addition.
The improvements preliminarily planned for transforming County Road E into Lake
Johanna Boulevard are listed below and illustrated by the sketch on page 4-7 and Figure
6, Illustrative Master Plan, on page 4-11.
· A traffic signal system at the future intersection located between Pine Tree Drive and
Lexington A venue.
· Replacement signals, arms and poles for the existing signal systems at (all optional):
- The eastern ralnp terminals of Highway 51.
- Pine Tree Drive.
- Lexington A venue.
· Boulevard trees spaced at an average of 40 feet
· A planted median that may include trees along with shrubs, tall grasses and/or annual
flowers.
· Decorative lighting at the automobile scale (on the existing bases, located 200 feet
apart); optional extra: decorative lighting at the pedestrian scale located
approximately 50 to 70 feet apart).
1-3 The New lake Johanna Boulevard
7 October
tntroduction and Summary
· Benches and trash receptacles.
· A pair of new continuous concrete sidewalks (6 feet wide).
· Bollards.
· Annual flowers (in beds or raised planters), perhaps in partnership with the adjacent
businesses.
· Seasonal banners on the light poles.
· Striped or colored pedestrian crossings.
· Bus waiting shelters.
· A pedestrian and bicyclist bridge over Highway 51.
A detailed engineering and design study is recommended for the public improvements to
County Road E to refine the plan and determine feasibility.
Traffic Study
A detailed traffic study report was prepared (Refer to Chapter 6 for a summary and
Appendix A for the full report.) To provide a safe multi-modal corridor, the following
long range improvements are recommended:
· Construct a landscaped median on County Road E from Highway 51 to Lexington
Avenue to convert the private driveways along County Road E into right-in/right-out
accesses.
· Consolidate driveways whenever feasible to limit the conflict points along the
corridor.
· Provide left turn lanes at public street intersections.
· Provide on street bicycle lanes.
· Provide sidewalks.
· Improve the landscaping to provide a human scale to the corridor.
· Provide eleven foot wide travel lanes which will reinforce the 35 mph speed limit.
· Minimize traffic signs within the corridor whenever feasible.
· Extend the bicycle and pedestrian facilities through the County Road E/Hamline
A venue interchange when it is reconstructed.
· Reconstruct the corridor using the existing curb and gutter system to minimize the
cost. This will also shorten the construction period, lessening the impact on local
businesses.
County Road E is under the jurisdiction of Ramsey County. Therefore, the City must
collaborate with the County to gain approval of these improvements.
Left-Turns Only at Signalized Intersections
It is ilnportant to note that the improvements to County Road E call for building a raised,
landscaped median that would eliminate all left-turn movements except at the signalized
intersections at the Highway 51 ramps, Pine Tree Drive, a planned new intersection
between Pine Tree Drive and Lexington Avenue, and Lexington Avenue.
Arden Plaza and Former Holiday Inn Sites
The plan has set the stage for consensus on public and private improvements that will
help achieve the development potential of both Arden Plaza and the former Holiday Inn
1-4 The New Lake Johanna Boulevard
7 October
Introduction and Summary
site. That is, the committee, affected landowners, staff and consultants have come to a
consensus 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.
Intersection of County Road E, the Holiday Inn Site and the Arden Plaza
Driveway
After the first round of redevelopment, the driveways on County Road E for the Holiday
Inn site and the Arden Plaza site will experience significant delay and queuing in the p.m.
peak hour even though the overall intersections will operate within traffic engineering
standards. From a traffic engineer's perspective, this is acceptable as an interim situation
because it is not expected to pose a safety problem and little queuing is anticipated on
County Road E. Long term, the queuing will impact the vitality of the redevelopments
and could lead to safety problems.
Therefore, those driveways should be realigned midway between Pine Tree Drive and
Lexington Avenue to provide a four-legged intersection that could be controlled with a
traffic signal. Left turn lanes and shared right/through lanes should be built on the new
north and south legs of the intersection to provide adequate egress. The signal should be
installed when agreement is reached with the most directly affected land owners and
when the traffic volumes at the intersection meet the criteria for installing a traffic signal
per the Minnesota Manual on Uniform Traffic Control Devices. When the traffic signal
is installed at the new intersection it will operate at LOS B in the 2030 Build p.m. peak
hour. This leaves capacity to accommodate significantly more redevelopment as long as
the traffic from the redevelopment is focused at the signalized intersection.
A process is proposed for coordinating the construction of the median in County Road E
(and its restrictions on left turns) with the redevelopment of adjacent properties and new
driveway locations.
Implementation Program
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 minion. That total includes $0.5 million for a pedestrian and bicyclist bridge over
Minnesota Highway 51. Potential funding sources include:
· City general funds
· Special assessments on benefiting properties
· Private sources
· Municipal State-Aid funds
· T ax increment financing
· Tax abatement
· Ramsey County funds
· Grants.
1-5 The New lake Johanna Boulevard
7 October
Introduction and Summary
Supplementary Road Name
As a supplement to ~'County Road E," the local name used on County Road 149 west of
Minnesota Highway 51, "Lake Johanna Boulevard" is proposed This name change will
help identify the road as a local facility with a connection to a nearby natural feature and
thereby personalize it
Committee Consensus and Support
The citizens advisory committee has been closely involved every step of the way and
supports the draft plan.
1-6 The New Lake Johanna Boulevard
7 October
Current Physical Conditions
Location
The County Road E corridor is located in east-central Arden Hills approximately one-half
mile south of 1-694 and between State Highway 51 on the west and Lexington Avenue
(County Highway 51) on the east. Arden Hills is located in the north-central portion of
the Twin Cities metropolitan area, roughly equidistant from the two metro centers and
within the regional freeway ring.
The study area has good access from both regional, subregional and local roads. 1-694
provides very good regional access, while Highway 51 and Lexington Avenues provide
sub-regional connections; both roads link south to Minnesota Highway 36 in Roseville
and 1-94 in St. PauL Lexington Avenue has a full interchange with 1-694 but Highway 51
to Hamline Avenue have only partial access, which is scheduled to be removed as part of
the preliminary 1-694 reconstruction plans.
County Road E is not a major east-west roadway for Ramsey County. To the west, it
merges into Lake Johanna Boulevard and terminates at Cleveland Avenue on the western
side of Arden Hills; to the east, it travels only another two miles and ends near the City of
Vadnais Heights. County Road E is also designated as Ramsey County State-Aid
Highway 15 between Snelling A venue to the west and Victoria Street to the east.
Connections to the study area from within Arden Hills are provided by Highway 5] and
Lexington Avenues, Lake Johanna Boulevard, Snelling Avenue, Lake Valentine Road,
County Road E2 and other routes.
The study area is just as well linked to the adjacent community of Shoreview as to Arden
Hills by virtue of road access and proximity. Lexington A venue is the common border of
the two Cities.
Nearby major features include:
· A large commercial and industrial area to the north;
· Low -density residential neighborhoods to the west, south and east;
· Tony Schmidt Regional Park on Lake Johanna to the west and Island Lake County
P ark to the east;
· Bethel University to the ilnmediate northwest and Northwestern College on the south
side of Lake Johanna;
· Rosedale Shopping Center and related commercial properties approximately 2.5 miles
to the southwest via Highway 51;
7 October
The New lake Johanna Boulevard 2-1
Current Physical Conditions
~~-
:llt.!.i,('\
:}'k:.Ii
:,::,,:.
i~::,::::.i
::,
}::: ,,",".<w.w
filfal ~~~
~l
~l!:;h~".. __.,::,A(J~
"'::;:,',FSD:;:;':"y
,,='
~ J~
.
".w.w';'''''.;w.,
-J,l!;i'iJj ..' j I
~ ~::~;~;:!
II; :;'::'^:...:.:.....~::, '<t. ~
::;-::.;~;:;::::::;:;::::?::;:::::,~.i. ~.
r:'::::::; :::::,:.:.,:;::;,:'...:,..,;;
ii:;;:li,;;::'
U[;l::
'w~ 't:i.~.O:'
"::~ii.,:r"" .'
i:,,,,;;.:.:,:, "w'ii'[?r ",_",,:.;.
!;..."." ""',:;':n}t'<..;.;,;::::~
Stre,ets
~=~~ Ranroad
~
. l!c"[::!!~': ,...,;v.:~~
~; , '
:~";;"':.:w.."":,;w.:"",.,:.,,.:.;,._,: ~;:<: "";;;:::::;;':: .'w...,~
:::,:~,:;:,:;:::::. ':.:v.:.:::;: :-:,';::::;,:::,:<. . ~,::;::::,:'::'::":,:
:,::::. :",<':;;'. :~,:.::.:,:;::".;:.,
:,-"/i:i[ii::!:U .!!
r...:.,.,.....,:,",.;:,..,.".,:~I:11 .;,;:::,:::;;
,..,.;--;...ij..;.:.::.~;.;::::.::::.:"..,' '.-:,:,;;:,<,:<",<":<,,
l~~]'c~~~%'e"';~ 1/ I ir'\ lJl
"i>~
'..;:'..:............ .:::..,.::..::::::;::\:::/!.;.,.;;.:;;;..
: _;il1@::
f:::?:?:i" :h
II ~"
rttg;@II~ I:IfiIY,ll!ll'!Ir!t Koan e '; 1~.-~:,B3}:r
,Jjttfi I;
1
Lmm;~'_,~;;^;_~limll ;NS!1
, , 0, l+_. -'II
~~:~::tll
~~:.~..:.:.~. '. ... -... ~ ~ ~~
. fi'fi
i
! ~j/' '
I
)
J
'.".'.'.,.,;,........."...,.;.............
,J,___ ~?~~"w _:,,~~!~I\&;11
_,~~~.:RkD IJ "l&r~~~'is .~i_y'.
" t<<1~~i~ ~ ~J})
:::::1'~~:!11L].!...;~::u:!t!!t~'i~!i~;:~ .,-c/';:: /' /A.,';',::>;~ ::==:::<::/
#~ ~j;i>;;j~~i ~~~~%
r.w~'t1;:{~:.::;~:1-" ! \;:::....v.,:{..:...''.....:,...:.:.-:'i:... ::,: :~::~:.:.::~j..~~1'..:~;;:;.li
(.{ru:::::\'~\\.,";::~::::.:.;;,..,..:,.:;%;,::'~:..:.iZ{ t'.,;.,...;n :' C:.} tJ1:;:;.::.:::..
i~1
~:::.:::.,.<,,::,.: ^WAW"'"
i J I ,M
I.,.,.:,,:.,:,:',',:::.:}:::<~ t:::
:,.';,.,..;.....w:;
ti!~)
::::::
f,:"'!";:'C..t::;.)
r,/..,:.,:..:~..;:;,;';.,:
J ""1
~ t
~
"',
... ..,.>
..~"";!;.I;--::':;':-,''''i.
r::.:.::.:,.';.:i::,'
..r)'
-
t,.::,',:
County Road E Corridor Plan
o
c~O(J
, ....: ....,...:....: .... ...:' Feet
'1;000
F'igure .1
Study Area
2-2 The New Lake Johanna Boulevard
7 October
Current Physical Conditions
County Road E Corridor Plan
[Legend
. : 'Study Area
:Q
:5D:(l
1,~{)O{j FEH:~t
,.... ........... ..I
F:ig'ure 2
Aerial P:h,otogra:ph'y
7 October
The New Lake Johanna Boulevard 2-3
Current Physical Conditions
· The site of the former Twin Cities Army Ammunition Plant approximately two miles
to the northwest via Highway 51 and US Highway 10; the development lnaster plan
for that 585 acre site includes various types of housing, office buildings, hotel, retail
and service commerciil buildings, neighborhood parks, a major community park, and
a wildlife corridor.
The study area is bounded by the Soo Line - Canadian Pacific Railroad tracks on the
north, Highway 51 on the west and east, respectively, and Harriet Avenue on the south.
Figures I and 2 illustrate the boundaries of the study area.
Current land Use, 2008
The Vicinity
Immediately north of the study area is a corridor owned by the Soo Line - Canadian
Pacific Railroad Between the railroad tracks and 1-694 along the east side of Highway
51 is a district of industry and offices; along both sides of the Lexington Avenue frontage
are retail commercial areas including a Super Target store on the Shoreview side.
Immediately south of the study area is a neighborhood of townhouses and single-family
homes.
The east side of Lexington Avenue is lined with retail and office buildings. West of
Highway 51 is a residential neighborhood.
The Study Area
The 2008 pattern of land use in the study area is illustrated by Figure 3 and the photos on
the subsequent pages. Most of the study area and the majority of the County Road E
frontage are occupied by retail and service businesses. There are also districts of offices
and industry. The industrial area is somewhat of an extension of the industry north of the
railroad tracks. A district of multiple - family housing exists in the southern portion of the
study area, providing somewhat of a transition to the residential neighborhood further
south.
Notable elements of current land use include:
· Arden Plaza Shopping Center: a retail, service and office development with access
from Lexington A venue and County Road E. An application was submitted by the
owner in 2007 to amend the Planned-Unit Development agreement in order to remove
the three office buildings and build a 15,000 square foot Walgreen's pharmacy, a
(small) 16,000 square foot retail store and a two-story 14,000 square foot retail and
office building (directly east of the Frattalone's Hardware store). The application was
withdrawn before being considered by the City Council.
2-4 The New lake Johanna Boulevard
7 October
Current Physical Conditions
County Road E Corridor Plan
{)
~)o-
1 3)0-0 Feet
I
Figure 3
Existing Land Use" ,2008
7 October
The New Lake Johanna Boulevard 2-5
Current Physical Conditions
· The Former Holiday Inn property: eight acres of land and an unused 150-room hotel
at the comer of County Road E and Lexington Avenue. The building is scheduled to
be used as a residence hall for Northwestern College students through the fall of
2011. Also incl1ded are a restaurant and two large banquet rooms.
· Northpark Corporate Center: four major office buildings with access from both
County Road E and Pine Tree Drive.
· Carroll's Furniture: a relatively small but locally owned retail furniture business on
the north side of County Road E.
· Corporate Express: a major business-to-business office supplies and equipment
company.
· Three banks along the south side of County Road E: Anchor, Wells Fargo and TCF.
· Flaherty's Arden Bowl: includes 36 bowling lanes and a restaurant; parking is
located north of Connelly Avenue.
· Pot 0 Gold Bingo: a private operation in an aging, former lumber yard building
north of the McDonald's restaurant along Highway 51 with access from Connelly
A venue.
· Hunter's Park: two large condominium buildings with access from Pine Tree Drive.
· Country Financial: a large corporate office building with private open space to the
north (including pedestrian paths) and the south (including a wetland).
· Catholic Aid Association: an attractive office building located at the intersection of
Harriet and Lexington A venues. SOIne undeveloped land is included on the northern
end of this site.
2-6 The New Lake Johanna Boulevard
7 October
Current Physical Conditions
Arden Plaza is a retail, service and
office development along Lexington
Avenue with a secondary access
point on CR E..
There are several wetlands in the
study area.. The one shown here
separates the retail portion of Arden
Plaza from Lexington Avenue..
The former Holiday Inn property
occupies 8 acres at the corner of CR
E and Lexington Avenue..
The one-story office buildings in the
southwest quadrant of CR E and
Lexington Avenue were proposed
for redevelopment in 2007.
The intersection of CR E and
Lexington operates at a low Level of
Service in the PM peak hour.
There is typically a landscaped
setback between the County Road E
curb or sidewalk and the buildings
or parking lot of approximately 15 to
30 feet..
7 October
The New lake Johanna Boulevard 2-7
Current Physical Conditions
There are three banks located along
County Road E.
Corporate Express is a large office
supplies company on the northern
end of the study area that generates
traffic by heavy trucks.
CR E has four travel lanes and a
shared center turn lane..
Bicycling along County Road E is
difficult and dangerous because
there are no striped cycling lanes
nor a wide curb lane.
Sidewalks exist along only about
three-quarters of the County Road E
frontage. Crossing intersections
and driveways is hazardous
because of the many fast-moving
autos making turns.
Minnesota Highway 51 t sometimes
known in this vicinity as Hamline
Avenue or Snelling Avenue, forms
the western boundary of the study
area.
2-8 The New lake Johanna Boulevard
7 October
Current Physical Conditions
There is no space on the bridge over
Minnesota Highway 51 for
pedestrians or bicyclists.
The easterly exit from the Arden
Plaza shopping center operates at
level of Service F during the PM
peak hour.
The Northpark Corporate Center
includes four prominent office
buildings.
A convenience store with fuel
pumps and auto service bays is
located along the south side of
County Road E at Minnesota
Highway 51.
7 October
The New lake Johanna Boulevard 2-9
Current Physical Conditions
A bingo gaming business is located
north of the McDonald's restaurant
along Connelly Avenue in a former
industrial building.
Four small industrial buildings are
located to the east or west of the
major Corporate Express building
although none is easily visible from
County Road E.
The Country Financial headquarters
office occupies the southwest
corner of the study area.
A large open space and paths
surround the Country Insurance
office building.
The Hunter's Park condominiums
are the housing element in the study
area.
2-10 The New lake Johanna Boulevard
7 October
Current Physical Conditions
An office building anchors the
southeastern corner of the study
areao
There may be some first -time
development potential remaining in
the study area.
The east side of Lexington Avenue in
the City of Shoreview includes a
retail-office mixed use building, a
convenience gas and good store,
and several office
The asphalt path along the western
side of Lexington Avenue ends
abruptly at the eastern entrance to
Arden Plaza.
7 October
The New Lake Johanna Boulevard 2-11
Current Physical Conditions
Current Zoning and land Use Plan
Current Zoning Regulations
The pattern of zoning districts in the study area as of 2008 is illustrated by Figure 4. The
districts are summarized as follows:
B-2, General Business District: Allows as Permitted Uses service businesses,
clinics, non-profit clubs, fitness clubs, commercialrecreation, child day care
facilities, financial institutions, hotels, funeral homes, offices, personal service
businesses, and retail sales.
R-3, Townhouse and Low-Density Multiple Dwelling District: Allows as
Permitted Uses single-family dwellings, two-family dwellings and day care
facilities. Allows under the Planned-Unit procedure attached housing up to a
density of eight dwelling units per net acre.
Thus, the several industrial businesses north of County Road E are not consistent with the
pattern of zoning nor with the 1998 Land Use Plan (see below).
land Use Plan, 1998
The City of Arden Hills Comprehensive Land Use Plan (1998) guides most of the study
Area for commercial development. High-Density Residential land use is designated for
the Hunter's Park condominium area.
Figure 5:
1998 land Use Plan
land Use Plan, 2008
LOR ,~ L!Nii' t)ena.rtvR:$$~!tti.,a~
MOR ~,M~&tjf~l O~ftS,t:fl%e~rjierma1'
Pt! - Pt~eiJc &h$.Mu:tbm~~~
Plt);S...P~~: And t:*i~n St~a(.*
The City is in the process of updating the 2030 Comprehensive Plan, which can be
amended as needed to reflect the results of this Master Plan. .
2-12 The New Lake Johanna Boulevard
7 October
Current Physical Conditions
.Zoning g:istricts
County Road E Corridor Plan
o
500
1 JJOO f~eet
I
Fig,ure 4
Zoni,ng Districtsl 2008
7 October
The New Lake Johanna Boulevard 2-13
Current Physical Conditions
Major Natural Features
As illustrated by Figure 2, Study Area, there are at least four major wetlands, all located
south of County Road E, some of which sustain open water.
There is also a large, privately owned wooded area that wraps around the Country
Financial site in the southwest portion of the study area.
Building Design and Conditions
Most of the buildings in the study area have been constructed within the past forty years
and are generally in very good condition. The oldest buildings include the industrial
buildings north of County Road E and the Pot 0 Gold bingo hall (a deteriorated and aged
former industrial structure). The newer buildings tend to be south of County Road E.
Exterior building architecture varies although most structures have facades of masonry
and glass.
The overall impression along County road E is a low-rise, low-density suburban
environment. Many of the commercial buildings have a landscaped front setback with the
parking located to the side or rear, which provides a pleasant appearance for the corridor.
Others have parking between the sidewalk and the building with little or no landscaping.
The most impressive structure is probably the four-story fonner Holiday Inn hotel that has
been vacant since the fall of 2007. In comparison, the three office buildings immediately
south of County Road E from the hotel are one story in height and six-sided.
Arden Plaza is a community-scale shopping center located in the southwest comer of
Lexington and E that includes the three office buildings mentioned above. The
appearance of the center is wen maintained but undistinguished. The center is nicely
buffered from the adjacent housing and offices by a row of mature conifers. Between
Arden Plaza and Lexington A venue is a landscaped pond, which is attractive but probably
hurts the business visibility of the center and restricts auto access.
The Northpark Corporate Center consists of a pair of one-story brick office buildings with
frontage along County Road E plus two three-story brick office buildings to the south
with primary access from Pine Tree Drive.
The largest building in the study area is probably the warehouse and offices for Corporate
Express, a major vendor of business office supplies, equipment and furniture.
Fortunately, only the office element abuts the County Road E frontage; the warehouse
and truck court are relatively concealed in the rear.
The largest surface parking lot, that of Country Financia\ is arranged in an unusual and
interesting semi-circular shape focused on a landscaped arrival and turn-around The
approach is via a curving, tree-lined two-lane road, and views are softened by mature
woods. Thus, the expanse of parking is not a visual nuisance to the vicinity.
2-14 The New lake Johanna Boulevard
7 October
Current Physical Conditions
There is little or no land available for new construction without undergoing
redevelopment. Minor opportunities may include the northern end of the Catholic Aid
Association office property along Lexington Avenue south of the Arden Plaza shopping
center.
Redevelopment opportunities may include the former Holiday Inn property, the office
component of Arden Plaza, and the Pot 0 Gold bingo property.
In 2007, a planned unit development application was presented to the City to remove the
office building from Arden Plaza and build a freestanding pharmacy, a freestanding retail
building and a rnixed- use retail and office building (on the southernmost end of the
parking area between the pond and the existing retail center).
South of Harriet Avenue is a residential neighborhood of narrow-lot, single-family homes
with a distinctive 1970s design. This neighborhood includes two wetlands and backs up
to the wooded area owned by Country Financial
Along the east side of Lexington Avenue in Shoreview, there is a mixed-use retail and
office building north of County Road E. South of E, there is a convenience store and a
series of four attractive office buildings.
West of Highway 51 , development consists of an attractive, low -density, wooded
neighborhood of single -family homes.
North of the railroad tracks are large industrial and retail buildings including a Cub Foods
grocery. East of Lexington Avenue is a Super Target (goods plus groceries) store.
Study Area Identification and Identity
The study area lacks a sense of identity, which would be helpful both for business
marketing and to build a sense of central place for the Arden Hills community. There are
no entrances signs, monuments, landscaping or special lighting at the eastern or western
ends to the district announcing arrival or place.
Some people have called the study area "downtown," but that term has not caught on,
perhaps because it lacks many of the physical characteristics usually associated with a
downtown: a grid of streets, sidewalks lined with buildings, and civic buildings, plaza or
parks.
Another identity shortcoming is the name of the major road. The county road designation
does no evoke warm and local identity. It has been suggested that the Lake Johanna
Boulevard moniker be extended from Old Snelling to Lexington Avenue.
7 October
The New lake Johanna Boulevard 2-15
Current Physical Conditions
Road Pattern
The Traffic Analysis and Plan chapter of this document includes a complete and detailed
analysis of current and forecast traffic conditions. However, a few global observations
are offered below.
The basic circulation challenge for the study area is the fact that there are only three ways
in or out of the district: the east and west "ends" of Country Road E at the bridge over
Highway 5] and at Lexington A venue and Harriet Avenue at Lexington Avenue. No
roads other than Lexington and Highway 51 cross the railroad line to the north, and there
is no link to the south through the adjacent neighborhood.
The capacity of the Highway 51 connection is adequate for the study area because of its
folded diamond interchange design. However, the signalized intersection ofE at
Lexington Avenue suffers from peak-hour congestion; the overall level of service is D,
and east-to-northbound PM peak hour left-turns movement operates at level of service F
(the worst rating).
Internally, circulation is hampered by the size of the block bounded by Lexington, E, Pine
Tree and Harriet The lack of internal public streets to divide that large block reduces the
access options for all land uses. The result is that peak-hour egress at certain driveways
(e.g., the northern exit from Arden Plaza) is difficult and hazardous. Also, County Road
E is forced to serve the dual and conflicting roles of traffic movement and land access.
Ideally, traffic related to Corporate Express would be routed through the industrial area to
the north but that is not possible. That land use and its truck traffic are inconsistent with
the nature of the rest of the study area.
Street and Right-of-Way Dimensions
County Road E consists of four traffic lanes and a shared center turn lane. Public right-
of-way and street dimensions were measured (rounded to the whole number) at three
points:
1. At the Corporate Express entrance:
ROW: 89'
Street: 72'
2. At Carroll Furniture (just east of Pine Tree Drive):
ROW: 83'
Street: 70'
3. At the eastern median:
ROW: 88'
Street: 72'
Thus, County Road E is typically 72 feet from curb to curb in an 83 to 89 foot right-of-
way and is divided approximately as:
2-16 The New Lake Johanna Boulevard
7 October
Current Physical Conditions
Number
4
2
1
2
Element
l2-foot driving lanes
2-foot gutters
l8-foot shared left-turn lane
Boulevards
Dimensions
48
4
18
13 to 17
(6,,5 to 8.5 each)
Current Traffic Conditions
The three major roadways within the study area, all designated as minor arterials, are
County Road E (Ramsey County State Aid Highway 15), Lexington Avenue (Ramsey
County State Aid Highway 51), and Minnesota Trunk Highway 51. The rest of the
roadways within the study area are city streets. Existing traffic control, speed limits, and
travel lanes are shown on Figure 2-1 for each study intersection. No roadway
improvements are scheduled near the site.
Metro Transit routes 225 and 261 travel along County Road E through the study area and
on Lexington A venue north of the study area. Route 261 also travels along Lexington
A venue through the study area. There are no major bus stops within the study area, but
bus service is available during the day time hours.
There are intermittent trails and sidewalks for pedestrians through the study area. The
sidewalks along County Road E are interrupted by many driveways that serve the local
businesses. There are bicyclists who use the corridor both on street and along the
trails/sidewalks. The County Road E / Highway 51 interchange provides a significant
barrier for pedestrians and bicycles who want to move along the County Road E corridor.
The bridge over Highway 51 does not have sidewalks or on street bicycle lanes.
Traffic Volumes
In commercial/retail areas, such as the County Road E corridor, the p.m. peak hour is
typically more congested than the a.m. peak period. For this reason, the analysis in this
study focuses on the p.m. peak hour. Figure 2-2 shows the existing p.m. peak hour
turning movement counts for the study area. The data for the street intersections was
collected in 2008 and the turning movement count data is contained in fifteen mnute
intervals in the Appendix. The turning movement volume data for the County Road E /
Arden Plaza driveway intersection is from the 2007 Traffic and Parking Study for
Proposed Redeveloplnent of Arden Plaza. No turning movement volumes are shown for
the Holiday Inn site because it is currently vacant and will be completely redeveloped.
Please note the traffic volumes do not balance between the study intersections because
there are driveways and ancillary intersections between them.
The historic daily traffic volumes for the area roadways are shown in Table 2-1. This
data was furnished by MnJDOT.
7 October
The New Lake Johanna Boulevard 2-17
Current Physical Conditions
Table 2-1
Average Annual Daily Traffic Volumes
30,000
25,000
~ 20,000
to
0
;
~
f/I 15,000
Q)-
U
:c
(I)
>
10,000
5,000
level of Service
LOS D = Accept}l.ble
Source: City of
San Jose, CA
0
1986 1988 1990 1994 1996 1998 2000 2003 2005 2007 Year
6,900 6,400 6,700 7,000 7900 9,100 10,100 10,500 9,400 9,100
16,000 15,300 15,700 15,500 15,800 15,800 16,300 16,000 16,000 14,700
15700 14 500 17500 17 000 20 000 19 000 24000 23000 22 400 22 400
13,500 11 500 12500 12,500 12,000 12 000 14,000 13,000 11 ,800 13,100
An intersection capacity analysis was conducted for the
existing intersections per the Highway Capacity Manual.
Intersections are assigned a "Level of Service" letter grade for
the peak hour of traffic based on the number of lanes at the
intersection, traffic volumes and traffic control.
Level of Service A (LOS A) represents light traffic flow (free
flow conditions) while Level of Service F (LOS F) represents
heavy traffic flow (over capacity conditions). LOS D is
considered acceptable in urban conditions. The photos on the
left represent some of the LOS grades (from a signal controlled
intersection in San Jose, CA).
The LOS results for the existing study hours are shown in
Table 3.2. These are based on the existing traffic control and
lane configurations as shown in Figure 3.1. The existing
turning movement volumes from Figure 3.2 were used in the
LOS calculations. The LOS calculations were done using
SYNCHRO™ software. Ramsey County's existing timing
plans were used in the analyses. The complete LOS
calculations are included in the Appendix.
7 October
2-18 The New Lake Johanna Boulevard
Current Physical Conditions
Table 2-2
Existing level of Service (lOS)
rinie~sectionmm.'........m....m..'.......'mm'..'..m'm'.m._'m'm'..'m..,..'.l'.'.'..uE~:~~~':~~.:'..,.,u..]
!............. ........ ........... ......................... ...................... .......................................... ......... J...... .~ ~~.~.~.. .~.f. .~.~.~~! ~.~...... J
L.~Q.. RQ...~.. ~...tH9. h.Y.Y.~. ;t...~ !..AY.~.. W.~ ~t.~ ~.IT! J?............,L........................ ....J~L....... ........... ......... i
~ Co Rd E & Connelly Ave ~ C ~
L:~2~:~~:::g::~::~:~~:~::!i.i~:::~~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::1:::::::::::::::::::::::::::::~:::::::::::::::::::::: ::::::J
L. ~Q...R Q... ~..~.JJ.QHQ ~Y...!nrt. ?;1~... py.Y.YY............ .............. .....L....... .....................1.\ ........ .....................1
L. ~2... ~~...~.. ~..~ ~ ~~. ~...~.~ ~.~.~... ~~~Y............ ........ ..................... J .............. ............. ..~...... ........................I
L. ~2.. ~9... ~...~ ...~.~~ ~n g.~ 9n.. ~ ~~............... ....................... .............. ....!.......... .......... ........ ...g..... .......... ...............1
L ..~.~~ J 0.9 t,Q [! .:A y~.. .~...H~.r. r.~~!...~y~..... ........................................L.... ......... ........ .... . ..A................. .............J
All of the study intersections operate acceptably at LOS D or better in the existing p.m.
weekday peak hour.
Figure 2-1
Existing lanes and Traffic Control
7 October
The New lake Johanna Boulevard 2-19
Current Physical Conditions
'1
'\.
_.........I./'ON'.u~.-.N'J"oIO.A
^",.<7"""->"
.Il'
c:
:1
e
:..,.
,I
~
,(;;:-~f\
.f"I'-, ",r~:: '!~
5,~~~)
.~
~
:1
I:
,~
c
I
""
,..I,
Figure 2-2
Existing PM Peak Hour Traffic Volumes
Ii
>
i
I
F....
.!
&:
H3tr:i..,:Av:t:nu it
~
Ji<
:~
r:
.
~
e::
'W :
\(p:
,4, :
..,'", ..,,2006AVera~e MnuarDaUy
TrafficVo.lumes '
SoiJfCe Mn/DOT TrafficF JQW Maps
.,. 2005 Average Annual Daily
Traffic,Volumes
source: MnlDOT Traffic Fto\ov t'>!taps
Figure 2-3
Existing Daily Traffic Volumes
2-20 The New lake Johanna Boulevard
7 October
Current Physical Conditions
Off-Street Parking
Off-street parking is provided for every building in the study area; there is no parking
allowed on County Road E. Parking is allowed on Pine Tree Drive and Harriet Avenue
but rarely used. All parking areas appear to provide adequate capacity for the land uses
that they serve including the more intensive uses such as Arden Plaza, Flaherty's Arden
Bowl and the Northpark Corporate Center.
Structured parking in the study area is located under the two major Northpark Corporate
Center office buildings.
Pedestrian and Bicyclist Circulation
Pedestrian and bicyclist circulation in the study area is difficult and hazardous.
A concrete sidewalk exists along the south side of County Road E from the Highway 51
off-ramp to Lexington A venue. On the north side, there is a sidewalk only from the west
leg of Connelly to Pine Tree Drive. Walking along County Road E is an intimidating
experience because of the high speed traffic. Crossing driveways or Pine Tree Drive is
dangerous because of the many turning vehicles.
There are no sidewalks along Pine Tree Drive, Harriet, Lexington or Highway 51. There
is a walking path in the open space owned by Country Financial. There are no designated
pedestrian crossing of County Road E. The only signalized intersections are at the
Highway 5] ramps and at the Lexington Avenue intersection.
There are no on-street striped bicycling lanes or off-street bicycling paths in the study
area.
Crossing the Highway 51 bridge is especially hazardous for pedestrians or bicyclists. The
bridge deck consists of two auto lanes, no sidewalks and no bicycling lanes. County
Road E is five lanes east of the bridge and two lanes west of the bridge.
Crossing Lexington A venue on foot or bicycle is equally intimidating. There are striped
pedestrian crossings and walk indicators at the signalized Lexington intersection but no
such help at the Arden Plaza driveway nor the Harriet A venue intersection.
Streetscape Improvements
Along County Road E there are decorative street lights elevated and spaced to illuminate
the road for auto traffic and, secondarily, pedestrian movement The metal poles and
I. I. shoebox" light fixtures are a step up from the most basic equipment and provide a high
level of illumination and enhance the sense that this is a special district.
There are no trees in any of the public street rights-of-way. Trees along County Road E
would help soften and effect of the wide road and add identity and unity to the corridor.
There is probably insufficient space between the curb and the right-of-way boundary
7 October
The New Lake Johanna Boulevard 2-21
Current Physical Conditions
along County Road E for trees; that distance is approximately 7 feet or less in most
locations, as noted above.
Sidewalks are presently located outside the public right-of-way in easements across
private property. Any trees near the street are on private land.
Lexington A venue presents an unappealing image as an entrance to Arden Hills and the
County Road E study area. It has neither decorative street lights, street trees, continuous
sidewalks nor continuous curbing.
Highway 51 is located below the surrounding grade near the study area and is lined with
mature vegetation that appears to have come up on its own.
2-22 The New lake Johanna Boulevard
7 October
Current Physical Conditions
Summary of Major Physical Planning Issues
The following questions should be discussed, debated and resolved during the planning
process from the County Road E Plan.
1. Arden Plaza: What should be the extent and nature of redevelopment, if any, on
the Arden Plaza shopping center site? Should additional development on that site
be limited for the sake of traffic operations at its two driveways?
2. Former Holiday Inn Site: How should the former Holiday Inn property be used in
the future?
3. Industry: Is industry considered an appropriate land use along the County Road E
corridor?
4. Street Trees: Should the City plant trees along the County Road E right-of-way?
Should pedestrian-scale lighting be installed?
5. Lexington Avenue Streetscape: Should the City invest in trees, decorative
lighting and better sidewalks along Lexington Avenue?
6. Entrance Monuments: Should district identity signage, lighting and/or
landscaping be installed at the Lexington and Highway 51 entrances to the study
area?
7. Building Setbacks: Where should future buildings be located relative to the street
and sidewalk - set immediately adjacent to the sidewalk, set back a short distance or
separated with a parking area?
8. Design Guidelines: Should the City adopt and apply a set of site planning and
architectural design guidelines in the corridor?
9. Role of the City: To what extent should the City of Arden Hills be involved in
helping to implement changes in the study area? Should the City's role be limited
to planning, zoning and public infrastructure or should it become financially
involved in site redevelopment?
7 October
The New lake Johanna Boulevard 2-23
District Market Analysis
Maxfield Research, Inc., was retained by the City of Arden Hills to conduct market
research and analysis of the market potential for an area in Arden Hills considered to be
the prime central business district of the city.
The scope of this study includes an evaluation of the site; definition of an appropriate
draw area ("'Market Area") for general occupancy and seniors housing, retail business
and office land uses; an examination of demographic growth trends and characteristics of
the Market Area; and an analysis of competitive housing, retail and office developments
in the Market Area. Based on the research, demand is projected for general occupancy
and senior housing units, retail, and office space in the study area.
Based on this analysis, it was found that the study area could support selected housing
products and additional commercial retail space. At this time, sufficient demand was not
found to support additional office space.
The report contained primary and secondary research. Primary research included
interviews with realtors, commerciIl brokers, City Staff and others. All of the market
data on existing and pending developments was collected by Maxfield Research, Inc.,
and is accurate to the best of their knowledge. Secondary data, such as U.S. Census data,
is credited to the source and is used as a basis for analysis.
Housing Conclusions and Recommendations
Over time, a maximum of 778 housing units that could be supported in the General
Occupancy and Senior Market Areas from 2008 to 2020. The number of supportable
units should be revisited prior to any redevelopment in the study area to determine
whether sites that become available for redevelopment would justify accommoda ting
additional housing stock. Total demand by type of housing is summarized in the table
below.
The table below represents optimal demand for housing in the study area. However,
based upon the timing and costs of redeveloping specific sites, the full potential may not
be realized. Additio:tlally, these demand figures are based on the assumption that the
TCAAP site would move forward with development as planned. If the TCAAP site does
not add as many units as planned, the study area could potentially capture a greater
proportion of demand for each of the specified product types if appropriate sites were
made available to accommodate housing in the study area.
The New Lake Johanna Boulevard 3-1
District Market Anatys i s
A summary of demand calculations for general occupancy rental housing and senior
housing in the study are described further in the following sections.
General Occupancy Demand
Sufficient demand was found to support a total of 228 market rate and 183 affordable
units of general occupancy rental housing in the study area. It was felt that the study area
could support a stand-alone market rate building if an appropriate site becomes available
for development. However, a 100 percent affordable building is not recommended as
rents would not make project development costs financially feasible. Rather, it is
suggested suggest that any general occupancy rental project include a mix of market rate
and affordable units in a medium- to high-density building (for example, 80 percent
Inarket rate units and 20 percent affordable units) as the market rate rents would help
support high land acquisition and development costs.
Senior Housing Demand
There is sufficient demand to support 389 adult units, 620 ownership units, 340
congregate units, 202 assisted living units, and 185 memory care units. It is
recommended that any new construction of senior housing in the study area be done as a
combination of senior housing types in the form of a senior campus as the only senior
housing types that could support a stand-alone buildings would be independent senior
housing.
Furthermore, senior housing in the study area could be affected by additional product
added at TCAAP or other location in the Market Area. Any future development of senior
housing in the study area should revisit Market Area conditions in order to find sufficient
demand to support additional product in the Market Area.
Condominium and Townhouse Demand
Based on findings in the TCAAP study, the study found a total potential demand for
about 100 units of condominium housing, all of which would be captured on the TCAAP
site. If the estimated potential demand for the 100 condominium units is uronet at the
TCAAP site, there would be an opportunity for a redevelopment site in the study area to
capture a portion of the unmet demand.
Additionally, it is recommended that townhouses be developed in the study area. Any
future redevelopment site in the study area would likely be unable to support the higher
density required to support an affordable townhouse product in this marketplace.
3-2 The New lake Johanna Boulevard
District Market Analysis
TABLE 1
SUMMARY OF HOUSING DEMAND IN DOWNTOWN ARDEN HILLS*
2008 to 2020
Total Excess
Demand for Units
in Mkt Area
Percent
Capturable
in DT Arden Hills
Estimated Potential
Demand for Units
in DT Arden Hills**
Market Rate Apartments
Affordable Apartments
Total
I , 140
917
2,057
200/0
200/0
228
183
411
Adult Rental
Adult Ownership
Congregate
Assisted Living
Memory Care
Total
389
620
340
202
185
1,736
200/0
200/0
200/0
250/0
250/0
78
124
68
51
46
367
Total Units
778
* Figures shown are the total number of units that could be supported in Downtown Arden Hills. Figures
assume that the TCAAP site will be develo ed as lanned.
**If TCAAP does not develop as many units as planned, then DT Arden Hills could potentially capture a
greater percentage of the excess demand.
Source: Maxfield Research Inc.
Projected Demand for Neighborhood and Specialty Retail
Space
Table 2 calculates the amount of neighborhood retail space and Table 3 calculates the
amount of specialty retail space (gross leasable area in square feet) supportable within the
draw area from household growth alone.
The figures used for the calculations reflect the amount of money spent on consumer
goods and services (from conSUlner expenditure reports from Claritas, Inc.) and the
estilnated median sales per square foot for neighborhood retail centers (from Dollars and
Cents of Shopping Centers, Urban Land Institute).
Also shown in the table is a calculation for "net leakage." Net leakage is the amount of
consumer spending for convenience goods and services that is likely to be spent outside
of the Retail Market Area. This calculation is based on the proportion of consumer
expenditures that can be captured by retail space in the area. We estimate that retail
space in the Retail Market Area is currently capturing about 80 percent of the total
neighborhood retail expenditures and 60 percent of specialty retail expenditures by
residents. The net leakage figures in the demand tables are based on the estimated
leakage after new space would be added in the Retail Market Area. Based on the goods
currently offered in the Retail Market Area, it is estimated that leakage would gradually
decrease if new space were added
The New Lake Johanna Boulevard 3-3
District Market Analysis
Table 2 calculates demand for neighborhood retail space in the Retail Market Area. The
following bullet points summarize the demand calculations presented in Table 2.
· There were approximately 31,600 households in the total Retail Market Area in 2007.
Added are the number of employees estimated to work in the Retail Market Area.
There are approximately 21,] 00 non-resident households, or employees, working in
the Retail Market Area.
· Based on the analysis of consumer expenditure data, it is estimated that consumer
expenditures for the types of neighborhood goods and selVices that could be
purchased in the Retail Market Area are $26,452 per household.
TABLE 2
DEMAND FOR NEIGHBORHOOD RET AIL SPACE
ARDEN HILLS MARKET AREA
2005 to 2015
2007
2012
Market Area Households
Market Area Employees 2
(times) Annual Neighborhood Household Expenditures
(equals) Total Market Area Expenditures
(plus) Approx. % Leakage Outside the Market Area)
(equals) Leakage Outside of Market Area
(equals) Total Purchasing Power
31,358 32,191
+ 21,093 22,477
x $26,452 $31 660
$1,387,424,382 $1,730,800, ] 51
200/0 20<Y<
$277,484,876 $346 160 030
$1, 109,939,506 $] ,384,640,121
$234 258
4 741 508 5 357 89
J This Positive Leakage Factor is the estimated percentage of consumer expenditures spent by Market Area households consuming
goods and services outside of the Market Area.
2We estimate that avvroximatelv of 1/3 of Market Area emvlovees make vurchases in Market Area.
.J From DolJars and Cents of Sho in Centers. Urban Land Institute.
Sources: CIaritas;
Dolhro;;: ~nr1 rpnt, of "hopping rpntp.r,. Urban Land Institute;
Maxfield Research Inc.
· Multiplying the consumer expenditure figure by the number of households and
employees results in total retail sales of $1.4 billion. However, factoring in leakage
of retail dollars spent by Retail Market Area residents to centers outside of the Retail
Market Area at 80 percent, the total demand in the Retail Market Area is reduced to
$1.1 billion. (Leakage could potentially decline if particular types of retail were
added in Arden Hills.)
3-4 The New lake Johanna Boulevard
District Market Analysis
· Utilizing average sales per square foot from Dollars and Cents of Shopping Centers
and adjusted to account for location factors by Maxfield Research, it was determined
that the Retail Market Area demand was about 4.7 million square feet in 2006,
increasing to about 5.4 million square feet in 2012.
· No one site can capture 100 percent of the demand as the subject site win compete
with other areas in the Retail Market Area for new retail stores over this period. We
estimate that the study area would be able capture 5 percent to 10 percent of the
neighborhood retail demand, or about 30,800 to 61,600 square feet retween 2007
and 2012.
· Using the same methodology as above to calculate demand for specialty retail space
in Table 3, it was estimated that the study area would be able capture 5 percent to
10 percent of the specialty retail demand, or about 9,300 to 18,500 square feet
between 2007 and 2012.
· If Arden Plaza remains in its current state, we feel that the study area would capture
demand for neighborhood and specialty retail space at the 5 percent levels shown in
Tables 2 and 3. However, if Arden Plaza is repositioned or renovated in the future,
demand could reach the 10 percent levels as shown in the illustrated demand tables.
TABLE 3
DEMAND FOR SPECIALTY RETAIL SPACE
ARDEN HILLS MARKET AREA
2007 to 2012
Market Area Households
Market Area Employees 1
(times) Annual Specialty Household Expenditures
( equals) Total Market Area Expenditures
(plus) Approx. % leakage Outside the Market Arel
(equals) leakage Outside of Market Area
(equals) Total Purchasing Power
2007 2012
31.358 32.191
+ 21.093 22.477
x 5 I 2,658 514.869
5663.920,226 5812,863.785
400/0 40%
5265568.091 5325 J45 514
5398.352. J 36 5487,718,271
5234 5258
1,701,705 1,887,058
2007 to 2012
J 85.353-
(divided by) Average sales per Sq. Ft. 3
(equals) Total Retail Space Demand (Sq. Ft.)
Retail Space Demand Growth
I This Positive Leakage Factor is the estimated percentage of consumer
2We estimate that approximately of 1/3 of Market Area employees make purchases in Market Area.
.' From Dollars and Cents of Sho in Center Urban land Institute.
Sources.: Claritas~
J)ollar~ anti r:ent~ of Shoppinr r:enter~. Urban Land Instjtute~
Maxfield Research Inc.
The New Lake Johanna Boulevard 3-5
District Market Analysis
Appropriate Types of Retail
.
As seen in our projected demand tables, those retailers attracted to the study area will
most likely be neighborhood retailers. Types of retail that would be appropriate for
the the study area are listed in Table 4 along with the median size (square feet) for
each type of store. The store types represent stores with the greatest potential to
locate in the study area. It should be noted, however, that the study area is not likely
to attract all of these potential retailers. Some retailers may choose not to locate in
the study area because of competing stores that may be developed in nearby Retail
Market Area shopping centers or storefronts or because similar retailers that already
exist in the study area.
Retail Lease Rates
.
Based on the lease rates at new competitive shopping centers in the Market Area and
surrounding communities, we find that retail space in the study area should be priced
lower than higher-profile sites closer to the commercial district north of the study
area and near Rosedale Center. With the right mix of retailers and a reconfiguration
of the property, we believe Arden Plaza could increase lease rates to about $17.00 per
square fool.
.
Redevelopment of existing cOllllnercial properties such as Arden Plaza may require a
public/private partnership. The rents necessary to make redevelopment feasible
would be higher than what potential retail and office tenants could or would be
willing to pay initially. Public assistance to help reduce the cost of redevelopment to
the private sector could be necessary for the commercial portion of the redevelopment
to be successful in the next five years.
3-6
The New Lake Johanna Boulevard
District Market Analysis
TABLE 4
RETAIL USES BY MEDIAN SIZE OF STORE
EXAMPLES OF POTENTIAL RETAILERS FOR DOWNTOWN ARDEN HILLS*
June 2008
Cards & Gifts
Coffee/T ea
Convenience Market
Deli/Specialty food
Drugstore/Phannacy
Dry Cleaner/Laundry
Fast Food Restaurant
Ice Cream Shop
Liquor/Wine
Nail Salon
Photocopy/Fast Print
Pizza
Restaurant with liquor
Sandwich Shop
Sporting Goods
Tailor
Tanning Salon
Telephone/T elecom
Unisex hair
Weight Loss Center
2,400
1,250
3,000
1,950
12,150
1,450
3,000
1,200
2,400
1,050
] ,400
1 ,500
4,000
1,250
3,090
900
1,250
1,020
1,300
I ,300
Retail Uses:
Arts & Crafts
Book Store
Computer/Software
Decorative accessories
Discount Dept Store
Eyeglasses-Optician
Flowers/Plant
Furniture Store
Health Club
Hobby
Home accessories
Mailing/Packaging
Pet Shop
Photographer
Picture Framing
Radio, Video, Stereo
2,200
4,400
1,250
] ,650
] 2,000-15,000
I ,400
1 ,200
5,000
10,000
2,500
2,800
1,200
2,000
1,200
1,250
2, 1 00
*Examples may overlap with existing uses; this table is intended to represent potential retailers (type
and size) that could locate in Downtown Arden Hills.
Sources: Urban Land Institute: Dollars and Cents of Shopping Centers, 2006
Maxfield Research Inc.
The New Lake Johanna Boulevard 3-7
District Market Analysis
Projected Demand for Office Space
The amount (in square feet) of additional office space supportable in the study area is
based on projected office employment growth in the Office Market Area. The demand
calculations are shown in Table 5 and are summarized in the following points.
· The Office Market Area is projected to add nearly 6,000 total jobs between 2007 and
2015. Of that growth, it is estimated estimate that 30 percent will be office jobs, or
1,776 new office jobs.
· Using an industry standard of200 square feet of office space per employee on
average, demand is forecast for 355,] 3] square feet of office space in the Office
Market Area between 2007 and 2015 to accommodate office employment growth.
This figure assumes that a variety of office spaces in a variety of locations will be
available to meet the needs of prospective tenants.
· Of this demand, we estimate that Arden Hills will capture 30 percent or ]06,539
square feet of office space.
· From that amount, existing competitive space marketing was subtracted along with
pending space identified - about ]20,076 square feet. From that calculation, demand
was estimated for about -13,537 square feet of office in the City of Arden Hills
between 2007 and 2015. The negative demand for office space is the result of large
amounts of vacant office space located in the Arden Hills Office Market Area.
· At this time, our findings suggest that no new office space could be supported in
the study area. We estimate negative demand (-2,031 to -2,707 square feet of
office space) from 2007 to 20] 5 in the study area due to existing vacant office
space as well as the Office Market Area's limited capacity to absorb existing product.
If the Office Market Area's vacancy rates decline and the marketplace absorbs
existing office space in the future, there is potential for a redevelopment site to
potentially capture an office user considering locating in the study area. However,
we believe that a min imum of five to seven years will be required to allow for the
market to rebound and absorb existing pnxluct.
· Small technology finns, consulting companies, legal firms, medical offices, small
sales firms, and advertising firms are some of the companies that might be interested
in locating in the study area Other companies specializing in medical products or
technology may also consider office space in the study area to synergize with
similarly focused companies located nearby.
3-8 The New Lake Johanna Boulevard
District Market Analysis
TABLE 5
PROJECTED DEMAND FOR OFFICE SPACE
ARDEN HILLS MARKET AREA
2007 to 2015
Demand from Pro. ected Em lovment Growth
Projected increase in employment in the Arden Hills Market Area, 2007 to 2015
( times) Percentage of projected emploYlTIent growth that will be office jobs
( equals) Projected increase of office jobs in the Market Area, 2007 to 2015
(times) 200 square feet of office space per employee
(equals) Total Market Area office space demand from growth, 2007 to 2015
(times) Percent capturablc by Downtown Ardcn Hills
( equals) Projected office demand in 2007 to 2015
(nlinus) Available and planned competitive leasable office space in 2007*
( equals) Projected demand for small business office space in Market Area
(times) Estimated capture rate in Downtown Arden Hills Redevelopment Area
5,919 new jobs
x 300/0
],776 new office
x 200 sq. ft./emp.
355,]31
x 30%
] 06,539
] 20 076 sq. ft.
-]3,537 sq. f1.
x 150/0 - 200/0
sq. ft.
*Estimated % of Market Area office space that would be competitive with DT Arden Hills:
New Brighton -100/0; Roseville-25%: Shoreview-500/0: Arden Hills-l 000/0
Source: Maxfield Research Inc.
The New Lake Johanna Boulevard 3-9
land Use and Public Improvements Plan
Guiding Principles
These principles will be used by the City of Arden Hills to help guide the evolution of the
Master Plan for the New Lake Johanna Boulevard including plans for land use, urban
design, public facilities and circulation. Elaboration and details will be added as the plan
progresses.
1. Place
Create a visual impression that the County Road E district is a distinct, identifiable
and special place in Arden Hills.
2. land Uses
Allow and encourage a variety of land uses in the district potentially including retail
and service businesses, offices, high-density housing, places to eat and drink,
industry that has high employment density and attractive buildings, education and
indoor recreation.
3. Intensity and Scale
As redevelopment occurs, generally increase the height of the buildings and amount
of each site they cover.
4. local
Create a district that serves the needs and desires of residents of Arden Hills.
5. Quality
Ensure that all private and public improvements are of a high quality in terms of
appearance, function and longevity.
8 October
The New lake Johanna Boulevard 4-1
land Use and Public Improvements Plan
6.. Civic
Communicate that the district is ~"everybody' s neighborhood" and a center of public
life in Arden Hills (a distinction perhaps to be shared with the redeveloped TCAAP
site) through the use of public plazas or open space, small private spaces usable by
the public, improved sidewalks and streetscape.
7.. Movement
Provide for safe and efficient auto movelnent as land use intensifies but also greatly
improve the environment for pedestrians and bicyclists.
8. Green
Provide year- 'round greenery and color throughout the district through generous
landscaping of private sites and the public street edges. Add one or more green
gathering spaces in the corridor. Improve the public's use of the Country Insurance
woods, its intended purpose.
9. Role of the City
Establish the primary role of the City in the district as planning, leadership, zoning
and public improvements. Do not rule out the application of municipal financial
assistance in land redevelopment such as tax increment financing.
10. Continuity
Maintain long-term support for the principles and policies of the Master Plan for the
New Lake Johanna Boulevard throughout the entire Arden Hills family including
elected and appointed officials and staff.
11. Environmental Conservation and Sustainability
Promote the use of green building practices, sustainability, and energy conservation
to reduce the environmental impact of new development and redevelopment.
4-2 The New lake Johanna Boulevard
8 October
land Use and Public Improvements Plan
land Use and Public Improvements
Guidelines for the future use of property in the County Road E I Lake Johanna Boulevard
Corridor are presented by the following text and Figure 5.
Arden Plaza Site
· Northern Access: Plan to create a new road (either public or private) or access
driveway aligned north-south along the western edge of the Arden Plaza and "TCF
Bank" sites to serve both those properties plus the Northpark Corporate Center site. A
connection back to Lexington A venue at the southern edge of the Arden Plaza site is
optional and should be studied further.
During the course of this planning process, study and recommend future traffic
controls for that intersection. Any new development that occurs before the new road
is built should be designed to fit within a long-term master plan that makes use of the
new access drive.
· Eastern Access: Preliminarily determIne during this planning process whether the
eastern access drive to this site should be restricted to right-in, right-out movement.
An east-west driveway between the proposed new access road and Lexington A venue
should divide the site between the cOlnmercial area and the residential area.
land Use: Redevelop the current Arden Plaza property long-term with retail and
service businesses on the northern half and either retail businesses, an office building
or an apartment building on the southern half Keep the hardware store in operation
at its present location while redeveloping the northern area.
· Access: Work with Ramsey County to install a traffic signal on County Road E
approximately 550 feet west of Lexington Avenue along with protected left-turn lanes
in a landscaped median. That signal would serve Arden Plaza and the former Holiday
Inn site. This would necessitate realigning the northern access driveway for Arden
Plaza to the northwestern comer of the "TCF Bank" property, which would require
redevelopment of that property.
Gathering Space: Create an attractive civic (but privately owned) gathering space
in the northeast comer of the site, potentially including a small pond or other water
feature.
· Building Orientation: Orient the northern commercial buildings to frame the civic
gathering space feature create an attractive and inviting space. These layout options
are preliminarily suggested to accolnplish this space-making:
o An east-west layout of two parallel sets of buildings around a "Main Street"
or landscaped median feature leading to the green gathering space in the
northeastern comer of the site.
o An L-shape with the open side facing northeast; sidewalks and a single row of
parking would front the buildings on the sides facing the gathering space; the
major parking would be on the opposite sides of the buildings; the buildings
8 October
The New Lake Johanna Boulevard 4-3
land Use and Public Improvements Plan
would be broken at the point of the L to provide pedestrian movement and
visibility.
o An L-shape with the open side facing southwest; the buildings would be
broken at the point of the L to provide pedestrian movement and visibility.
o An east-west orientation of one building (possibly two or more tenant spaces)
along County Road E and a north-south orientation of a retail building along
Lexington Avenue.
Anchor Business: Redevelop an anchor retail or service building of
approximately 15,000 to 25,000 square feet, preferably on the northern edge of the
site. Consider adding one or more strong national retailers to increase traffic to the
site.
Hospitality Businesses: Include in the new commercial area one or more eating
and drinking ,businesses that could take advantage of and animate the outdoor
gathering space. Restaurants that do well at lunch are expected to be most successful.
East-West Pedestrian Movement: Investigate with the owners of the Northpark
Corporate Park the feasibility of creating a pedestrian link from the Arden Plaza site
to the central water feature in the Northpark site and the Country Insurance open
space.
Former Holiday Inn Site
Interim Use: Assume that the current building is demolished after its use as a
college residence hall. Consider retaining and re-using the previous hotel/motel use if
it is a viable alternative that advances this plan
Access: Align a new access drive at the new intersection shown on Figure 5,
opposite the future access point to the south.
Land Use: Redevelop the site with an intensive combination of office, residential
and, possibly, retail or service business land uses. Consider structured parking
located along the railroad tracks. Allow housing and housing or offic es above retail
or service businesses. Seniors' housing would also be a possibility, depending on
market conditions.
Focal Feature: Orient the development around a major landscaped median or other
green space.
Building Relationship to the Street: Locate the buildings close to County
Road E; parking should be to the north of the buildings.
Corner Gateway Feature: Create a green entry feature near Lexington Avenue.
4-4 The New Lake Johanna Boulevard
8 October
land Use and Public Improvements Plan
~~"~:~~ "
r~:::::: ~
l "
..""'....._.""''''^WAM'..'/.<_ ~h>;,,>.,',. "
1
,>
:1
'~
I.A
~.:_--
~l
1,.~J l
,,-,~
,',...
, "',::','
z
-
"""
~
::.
,,-
f....", ,~ ,,,,,
~tl~i::~ ~
!=",.
h-~ '''O''''''''''''.'''W",""""
t--, ""^'-=-:-,y.oO<;""-....
i :!!F:>i ,,:..... ,.'...'.'...'...
" ' Iii' ,."...,1 \,< ="'
,:1,' :::':::':.:.:':':.:.:.:::.:::'r,." '. ':" .'".{,
,~'~~
~
r,,:.:.::.L.::::.-:,L:J I' '"
,::......':::.@i:'
.:::,.,' ",::.:,::::
:~' ::,~::
:{)':::;:':::--:':':::":':::"'/"::':::""
( ~K+&;;:..~;ilj;'}
1(: I
I /':iii:!i~; J~
~
.~
!
It
:::::::-::*>M:"::'~:.:.
:*
.-S.",l,:1
':',':,
'",,,,,
',',',
fh~el = ,.
,l ,"
--*:,..:..,:'~
'..,. {,',"",...'}
.. .,/.'
! I
J
["':"""',:."""",:,": if
"~ .. ~cli.iiz.r
;,"-N'<}, ...
'''ve,
,
!~ [:"=-;'." '~
"...,. N .
.""'.."'..""""'.,:;t:: "
~~~;:i.i.;:il'
,:,,~
,~~,~
p<l
:>.:lHOR:
~%t."""""","- if
-..~~
~""'~~""""'~
:t,ll T~'~:~
:::k(:::F
~~rr ~1 /1J~
!l\;~
,~ { '/,:;"""1;.,,
.~'" . ~[ti rf~>'
>_;=w,~ ;"l1~ ~;k'" r
~
~l..Jb."r: ~=L.
j"f'1 C,:)i.".,j
:II>~ ,W'< ~
.'~Uf'(
~~<..-
2fG2~2S1E]
'i.i~'
~;f)
.. .."",..- ..":",, :t'<<^'^''''....
County Road E Corridor Plan
Fi,gure :5
:La,nd Use Plan
8 October
o
The New Lake Johanna Boulevard 4-5
land Use and Public Improvements Plan
Industrial Area
Site Assembly: Seek to redevelop this entire area as a whole when the market
allows. The area is defined as including Corporate Express plus the small industrial
buildings to the east and west plus the veterinary and furniture business buildings.
The site may be redeveloped for a single large useror divided into two, three or four
smaller sites. The site could even be assembled, planned and redeveloped in
combination with the Pot 0' Gold and Arden Bowl parking properties.
· Access: Create an access point at the Pine Tree Drive signalized intersection.
· land Use: Develop the site intensively with any combination of office, high-
density residential, service business, employment-based (e.g., research and
development), educational or institutional uses. Buildings should be taller than a
single story and may be as tall as allowed by the City's fire department and can be
accommodated by the roads.
Circulation: Build east-west movement across the site between the Holiday Inn
parcel and Connelly Drive to provide lTIultiple points of access for all properties on
the north side of County Road E and to promote movement among the sites (e.g.,
going to lunch). This circulation may be private lanes among the parking areas.
Building Relationship to the Street: Locate buildings relatively close to
County Road E with a short landscaped setback. Parking should not be located along
County Road E.
Focal Feature: Orient the development around a major landscaped median or other
green space.
Streetscape: Extend the planned streetscape improvements along County Road
E.
Pot 0' Gold Bingo Site
land Use: This site should be redeveloped for a single, empJoyment-orienteduser
that desires some visibility from MN Highway 51 but does not need much visibility
from County Road E.
Country Financial Open Space
Access to Open Space: Work with Country Financial to make the entrance to
these walking paths more visible and welcoming to the public.
4-6 The New Lake Johanna Boulevard
8 October
land Use and Public Improvements Plan
Traffic and Streetscape Improvements
Various street segments in and near the district should receive differing treatments in
plantings, lighting, furniture and banners, as follows:
County Road E
From the west side of the Minnesota Highway 51 bridge to at least Lexington Avenue,
this road should receive the highest level of streetscape improvements. Elements should
include:
Boulevard trees spaced at an average of 40 feet.
A planted median that may include trees, shrubs, tall grasses and annual
flowers.
Decorative lighting at the automobile scale (on the existing bases, located
200 feet apart, contemporary styling); optional extra: decorative lighting
at the pedestrian scale located approximately 50 to 70 feet apart)
Benches and trash receptacles.
A pair of new continuous concrete sidewalks (6 feet wide).
Bollards.
Annual fbwers (in beds or raised planters).
Seasonal banners on the light poles.
Striped or colored pedestrian crossings.
Bus waiting shelters.
A traffic signal system at the future intersection located between
Pine Tree Drive and Lexington A venue.
Replacement signals, arms and poles for the existing signal systems at (all
optional): the eastern ramp terminals of Highway 51, Pine Tree Drive and
Lexington Avenue.
A pedestrian and bicyclist connection over Highway 51, which may be a
separate bridge or an addition to the existing bridge.
Rt}~?J''''''''_---N~__'__--''''''''''_'''''''''''~'''''''''''NW''''''''''''''''~';':W
~ I
The New lake Johanna Boulevard 4-7
8 October
The two "end caps" and the Pine Tree Drive
intersection "centerpiece" should be accentuated
by color, intensity, lighting and signage.
Improvements should include irrigation for the
boulevards and the median plus electrical outlets
for winter lighting. Light fixtures should have
"cut-offs" to concentrate the beam and reduce
glare.
Ideally, this streetscape improvement should be carried a short distance into Shoreview
so as to make a smooth transition with the changing nature of the road and land use as
well as to emphasize the intersection as an important landmark or node.
Left-Turns only at Signalized Intersections: Importantly, this improvement program
calls for building a raised, landscaped median that would eliminate all left-turn
movements except at the signalized intersections at the Highway 51 ramps, Pine Tree
Drive, a planned new intersection between Pine Tree Drive and Lexington A venue, and
Lexington Avenue.
Street trees with new buildings brought close to a new Lake Johanna Boulevard should
be used to create attractive spaces for pedestrians and a stronger community conne.ction
to the corridor.
Land Use and Public Improvements pran
Add a supplementary name to County Road E in Arden Hills: Lake Johanna
Boulevard, which is the local name used on County Road 149 west of Minnesota
Highway 51. This name change will help identify the road as a local facility with a
connection to a nearby natural feature and thereby personalize it.
Pine Tree Drive and Harriet Avenue
The streetscape elements of County Road E should be carried south on Pine Tree Drive to
the Hunters Park entrance but at a reduced level. This approach would help unify the
district but indicate the secondary nature of Pine Tree Drive. The residential nature of
Harriet Avenue should be protected with the addition of street trees and a sidewalk on
one side of the street.
Lexington Avenue
A comprehensive streetscape improvement program should be undertaken for Lexington
A venue from north of 1-694 to some point south of the district. Request that RalTISey
County install sidewalks, curbing, trees and more attractive lighting along Lexington
Avenue from 1-694 to some point south of the study area.
Cooperation from the City of Shoreview and RalTISey County will be essential ~ The
design objective in this corridor should be tuned to the higher speed and volume of auto
traffic, the large parking areas along the road and the large-scale retail business
environment.
Minnesota Highway 51 and Bridge
This state highway already has a degree of landscaping on its valley slopes. Emphasis
here should be on announcing access to the County Road E district and the Lake Johanna
parks.
Ramsey County should be encouraged to rebuild the bridge over Minnesota Highway 51
with accommodations for pedestrians and bicyclists as soon as possible. Alternatively, a
separate bridge or an addition to the existing bridge should be built for non-motorized
traffic.
8 October
The New Lake Johanna Boulevard 4-9
land Use and Public Improvements Plan
Illustrative Master Plan
Several of the principles conveyed in this land use plan and the district design guidelines
have been expressed in the Illustrative Master Plan, Figure 6, on the next page. That
sketch is meant to illustrate one possible way in which this plan mig ht be realized but is
certainly not the only development pattern. The market may propose a wide variety of
additional building patterns that are just as desirable (if not more so) and which are also
consistent with this plan and the City's zoning regulations. The major ideas illustrated by
the Illustrative Master Plan are:
· Mixture of land Uses: There should be a mixture of land uses along County Road
E including retail and service businesses that serve the local market, high-density
housing (general market or seniors, rental or owned), and corporate or professional
offices. Some of these activities may be combined on the same site or in the same
building. Overall, land would be intensively used.
· Redevelopment Opportunities: There are several major redevelopment
opportunities available over the next 25 years: the former Holiday Inn site, Arden
Plaza and the adjacent "TCF Bank" site, the Pot 0' Gold Bingo property, and the
several industrial and commercial properties in the middle of the corridor.
· Building Relationship to the Street: Buildings should be located along County
Road E with parking to the rear. There should be no parking between future
buildings and any public street.
· Parking: Parking may be accommodated in well-landscaped surface lots and/or in
attractive structures.
· Improvements to County Road E: County Road E should be reconstructed to
include a landscaped median, boulevard trees, protected left-turn lanes, bicycling
lanes and continuous concrete sidewalks.
· Traffic Signal: A new traffic signal should be installed between Lexington Avenue
and Pine Tree Drive to serve the former Holiday Inn property and the enlarged and
redeveloped Arden Plaza site. Shared access between the Arden Plaza site and the
adjacent office park to the new traffic signal should be reviewed.
· Private Site landscaping: Each new development should be attractively
landscaped.
· Entry Feature: There should be entry feature landscaping, lighting and public art at
the eastern and western ends of the corridor.
· Bicyclist and Pedestrian Bridge: A bicyclist and pedestrian bridge should be
built over Minnesota Highway 51 or accommodations should be made for non-
motorized traffic when the auto bridge is rebuilt.
· Civic Focal Point: A public or private green should be created north of County
Road E.
4-10 The New lake Johanna Boulevard
8 October
land Use and Public Improvements Plan
'~Mi1WJ,"M
:0:'"
If~,:.~
[lmMl1,II~tu'a
Refer to Figures 1 or 2 on pages 2-2 and 2-3 to
see the pattern of buildings existing in 2008.
Figure 6
Illustrative Master
Plan
8 October
The New Lake Johanna Boulevard 4-11
land Use and Public Improvements Plan
4-12 The New lake Johanna Boulevard
8 October
District Design Guidelines
The design guidelines for the County Road E / Lake Johanna Boulevard
district are organized according to the Guiding Principles of this plan.
These statements are intended to be a guide for the City, developer,
architect and builder that allow flexibility, individuality and creativity.
They focus on fundamental site planning and design ideas that address
compatibility, visual appeal, lasting value and place-making. They
emphasize the relationship to the street, density, heights, fa<;ade
treatment, circulation, parking and plantings.
While some of these design guidelines are discretionary and advisory,
some of them may be used to amend the B-2 zoning district to achieve
the long term redevelopment vision within this plan Ideas for
streetscape enhancements should be considered when the City prepares a
more detailed public improvements plan.
Vision Statement
The County Road E / Lake Johanna Boulevard District will be a place
where people can live, work and play ~
The district will be a compact, architecturally diverse, pedestrian-friendly
community with a distinct identity.
It will provide sidewalks and places for people to gather and socialize.
Design guidelines will be followed to promote an attractive environment
with lasting value.
The district is dedicated to the belief that we desire to integrate nature,
home, work and leisure.
29 September
The New lake Johanna Boulevard 5-1
District Desjgn Guidelines
Planning and Design Principles
The following principles are the basis for the design guidelines, reflect
the community vfiion and will be followed through the evolution of the
di stri ct.
1. Be more urban than suburban in terms of density, building height,
parking and favade treatments.
2. Include several types of land uses such as office, housing, retail or
service businesses and, possibly, job- intensive light industry.
3. Face residential, office and retail buildings toward the public street to
the extent possible.
4. Insist on a high quality of design in buildings and public
improvements.
5. For office or residential buildin gs, strive to locate as much of the
parking as possible in structures, under buildings or to the rear of
buildings. For commercial sites, strive to locate at least some of the
building( s) between the street and the surface parking area.
6. Provide a generous amount of landscaping; pay attention to the
details of lighting, signage, materials and fixtures.
7. Encourage walking and bicycling through physical improvements,
streetscape and building placement.
5-2 The New Lake Johanna Boulevard
29 September
District Design Guidelines
Place
Entrances
The eastern and western entrances to the district should be announced by
special landscaping, signs, lighting and! or art. Those entrance locations
are defined as (west) the immediate vicinity of the eastern Minnesota
Highway 51 ramps and (east) the Lexington Avenue intersection with
County Road E.
Arrival
The vicinity of the intersection of County Road E and Pine Tree Drive
should be demarcated as the visual center of the district through use of
landscaping and lighting.
Street Name
West of Lexington Avenue, County Road E should receive the
supplementary name of Lake Johanna Boulevard. The City of
Shoreview should be encouraged to also apply this local moniker to
County Road E from Lexington A venue to Victoria Street.
Space Defined
To the extent possibe, locate future buildings so as to define some
spaces in which people feel comfortable walking or sitting. Orient doors
and windows toward those spaces. Avoid locating buildings in a field of
parking. Whenever feasible, require that windows on the first floor of a
building be made of transparent glass.
29 September
The New Lake Johanna Boulevard 5-3
District Design Guidelines
Street Improvements
County Road E / Lake Johanna Boulevard should be improved as follows
to create a sense that this is a special place in Arden Hills:
Convert the shared left-turn lane to a landscaped median with
protected left-turn lanes.
Add a row of trees along both sides of the road between the curb and
the sidewalk.
Replace the street light poles and light with new equipment.
Refer also to the description in the Land Use and Public Improvements
chapter of this plan.
Business Signs
Business signs should be restrained and in proportion with the wall of the
building. Back-lit signs with individual letters are preferred over plastic
panels. Freestanding signs along the public street should be monument
style rather than pole style.
5-4 The New Lake Johanna Boulevard
29 September
District Design Guidelines
land Uses
Types of Land Use
Allow a wide range of land use types throughout the district on each site
and, potentially, within each building.
On sites bordering County Road E, allowable land use may include
corporate or professional office buildings, build-to-suit offices, medical
offices, multiple-family housing, lodging, eating and drinking
businesses, and retail or service businesses.
Multiple-family housing would be medium- to high-density buildings
with interior hallways as opposed to townhouses; either rental or owned;
general market or seniors.
Retail or service businesses should be scaled to serve the local trade area
that includes Arden Hills, Shoreview and northern Roseville.
On sites presently occupied by industry along the north side of County
Road E, redevelopment may include certain industrial operations that
have a high density of jobs, no outdoor storage and little or no heavy-
truck traffic.
Every land use should be of the type that generates property tax revenue.
29 September
The New lake Johanna Boulevard 5-5
District Design Guidelines
Development characteristics that will be used to create a sense of place and interest along the new
Lake Johanna Boulevard include mixed use, intensive development, enhanced public spaces
framed by buildings, and architectural fenestration.
(Please also refer to the Illustrative Master Plan sketch on page 4-10, which more clearly indicates
the shape, coverage and relationships of the buildings and open space suggested above.)
5-6 The New lake Johanna Boulevard
29 September
District Design Guidelines
Building Height and Size
The County Road E / Lake Johanna Boulevard district should be visually
distinct from the rest of Arden Hills and clearly express that distinction.
It should grow to be a visual, social and psychological center of Arden
Hills.
It should an intensely developed part of the community, and that density
should foster increased walking.
The way in which buildings relate to the public street is one of the key
aspects of creating a sense of place and identity. Building placement and
height should serve to enclose and define the edges of County Road E,
making it somewhat of an outdoor room.
Building Setbacks
To support walking and enhance a sense of place, buildings should be set
close to the public street rather than being separated from the street by
parking. A landscaped space between the sidewalk and the building
approximately 20 feet wide would be appropriate.
Encourage that at least 50 percent of the largest building on each site
occupy the street frontage at the ~'build-to" line.
Coordinate building architecture to try to create active spaces in side
yards rather than just parking or service functions.
Building Height
Most new office, residentia 1 or mixed-use buildings are anticipated to be
in the height range of two to four stories. Buildings exclusively devoted
to retail and service businesses are expected to be one story.
Commercial building( s) taller than one story would be desirable on the
northern end of Arden Plaza to compensate for the difference in
elevation between the road and the site. At a minimum, a raised parapet
wall is needed there to shield rooftop equipment from views from the
road. A "second story expression" technique (exterior fa~ade only)
could also be used.
Buildings taller than four stories may be considered north of County
Road E, where the tallest buildings and greatest intensity of land
coverage should be guided. Building height may be limited by the effect
of the project on traffic circulation, which will be assessed during the
reVIew process.
29 September
The New Lake Johanna Boulevard 5-7
District Design Guidelines
Future residential buildings could be three or four stories in height,
include parking under the building or in a structure, and be located along
the street with space for trees and other landscaping behind the public
sidewalk. Building mass should be broken with materials, setbacks,
window patterns and balconies.
Parking
Parking areas or structures for office or residential buildings that are
in close vic inity to County Road E or Lexington A venue should be
located behind (preferably) or beside the building.
Allow parking between buildings to the extent that parking in the
side yard accounts for no more than 50 percent of parking on the site.
Sufficient parking should be provided to accommodate the
reasonable hourly peak on a given site. Parking should be shared
among buildings on a site to reduce the land devoted to parking.
Hourly variations among different types of land use should be
considered when estimating parking demands.
Provide on-street parking along Pine Tree Drive and Harriet Avenue.
Demarcate on-street parking bys with pedestrian "bump-outs" at
driveway or street intersections.
Green islands and trees should be incorporated into parking lots to
increase their visual appeal. Where feasible, pervious surfaces
should be used to reduce storm water runoff.
Retail Building Size
5-8 The New lake Johanna Boulevard
29 September
District Design Guidelines
The floor area of any individual retail business should not exceed 50,000
square feet. "Big box" retail businesses will not be allowed in this
district. Certain service businesses such as a fitness center may exceed
that figure.
Quality
Exterior Building Materials
Buildings should be constructed of materials that are enduring,
timeless and well -detailed.
Exterior building materials should be primarily face brick, stone,
decorative concrete plank, transparent glass and/or metal (as an
accent and trim material). Other high-quality materials that increase
the variety and appeal of buildings may be considered as accents.
Metals should have a matte finish and neutral or earth tone colors.
Metals that are used for exterior walls should have visible comer
moldings and trim.
Undesirable materials include wood except as an accent material,
mirrored or tinted glass especially on the first floor, simulated brick
or stone, vinyl or aluminum siding, concrete blocks, materials that
have no pattern or relief especially when applied to large walls,
materials that represent corporate colors or trademarks, brightly
colored metal roofing or canopies, pre-cast tilt-up walls, and
synthetic awnings particularly when illuminated from the rear.
Exterior Building Design
Buildings should be articulated, especially with windows and doors,
to reduce their apparent size and create visual interest from the street.
Long blank exterior walls should not be allowed.
Building volume should be broken with recesses and projections
such as porches, dormers and bays that create shadows and add
visual interest. Volume may also be broken with multiple roof and
ridge lines perpendicular to one another or offset to avoid single roof
lines.
Facades of commercial buildings should be designed to convey the
impression of a series of individually -constructed small storefronts.
Fa~ade treatment should be carried around all sides.
Approximately 70 percent of the first level fa~ade that includes the
major store entrance and/or faces a public street should be
transparent (have windows and doors). Windows should be made of
transparent glass and recessed at least one inch rather than being
29 September
The New lake Johanna Boulevard 5-9
District Design Guidelines
flush with the fa((ade.
Awnings or overhangs should be provided at entryways to provide
shelter from the sun and rain.
Exterior lighting for parking lots and buildings should not be
excessive and should be directed at their intended purposes.
Any multi-level building should distinguish the ground floor level
from the upper floors by use of these techniques: an intermediate
cornice line, difference in building materials or details, awnings
trellis or arcade, special window details, or brick corbels or quoins.
A strong base and top for multi-story buildings should be established;
middle layers should be simpler. Detail should be an integral part of
the architecture rather than a series of applied elements.
Mechanical systems and service areas should be integrated into in the
architecture of the buildings. Garbage and recycling containers
should be fully enclosed and integrated into the architecture of the
buildings.
Business signs should be architecturally compatible with the style,
cOlnposition, materials, colors and details of the building and should
be an integral part of the building. Signs should be incorporated into
the facades of the buildings rather than extending past the roofline
and should not project more than 12 inches beyond the plane of the
fa((ade. Retail business wall signs should be located in a position
above the front window that is located consistently among stores.
Backlit signs should not be allowed on the street side of new
buildings with 100 feet of a public street. Pylon, rooftop and
portable changeable message signs should not be used.
Franchise architecture identified with a particular chain will be
discouraged unless it is architecturally integrated into the district and
approved building materials are used Drive-up windows may be
allowed if conflicts with pedestrian traffic are minimized.
Truck docks and delivery areas should face away from the public
street and integrated into the architecture of the building where
feasible.
Lighting under a gasoline station canopy should not be directly
visible from the street but should be recessed into the canopy or
otherwise shielded.
5-10 The New Lake Johanna Boulevard
29 September
A public or private "town
green" should be created
as part of the potential
redevelopment north of the
new Lake Johanna
Boulevard.
District Design Guidelines
Civic
Gathering Space
All commercial elements of the County Road E / Lake Johanna
Boulevard district should be considered a public gathering~pace for
the community. Every commercial building should offer
opportunities for some degree of gathering. Spaces should be created
to encourage interaction and gathering.
In Arden Plaza, there should be an attractive and functional outdoor
seating area or two near businesses that offer eating and drinking.
Public art should be used near the district focal point, the Pine Tree
Drive intersection, and possibly other locations. Public art may
range from vertical, sculptural elements to creative touches
integrated with walls or pavements.
Attractive bus waiting shelters should be installed.
29 September
The New Lake Johanna Boulevard 5-11
District Design Guidelines
Movement
Bicycling
Work through Ramsey County to rebuild and restripe County Road E
to include a pair of striped bicycling lanes plus a landscaped median.
When the County Road E bridge over Minnesota Highway 51 is
rebuilt, striped lanes should be include for bicycling.
Walking
There should be a six-foot-wide concrete sidewalk along both sides
of County Road E; along the east side of Pine Tree Drive and the
north side of Harriet Avenue; and along the west side of Pine Tree
Drive from County Road E to the entrance to the Country Financial
site.
When reasonably feasible, raised concrete walkways should be used
to connect perimeter public sidewalks to the front door of each
building in the district.
Bump-outs should be installed to help pedestrians cross Pine Tree
Drive and Harriet Avenue.
When the County Road E bridge over Minnesota Highway 51 is
rebuilt, sidewalks should be included for pedestrians.
Drive-up windows should be discouraged because of their impact on
pedestrians. However, if they are allowed, they should be located so
as to minimize such effects.
5-12 The New lake Johanna Boulevard
29 September
District Design Guidelines
Green
Private Spaces
A generous amount of plant material should be used on every new
development site. Office parking areas should include generous
perimeter and intemallandscaping. Parking structures should have
upgraded fa9ade finishes and be visually softened with plantings.
Parking Areas
Plantings should be used to soften and shade parking lots and parking
structures. Parking and service areas should be visually screened from
street views with plantings and architectural treatments.
Parking lots islands should be used to distribute large parking fields into
separate "outdoor rooms" that have visual relationships to the buildings
they serve. Parking lot islands should be planted with trees or include
infiltration basins and naturalized plantings. Entry drives should be
defined by trees and shrubs.
Parking adjacent to street should be screened from views with low
hedges or masonry walls. Berms should not be used.
Country Financial Woodland
The City should work with Country Financial to determine whether a
more clear and formal announcement of the availability of its walking
paths can be made at Pine Tree Drive.
Crepeau Nature Center
Connections from the district to the Crepeau Nature Center should be
lTIOre clearly announced.
29 September
The New lake Johanna Boulevard 5-13
Traffic Study Conclusions and
Recommendations
A traffic impact study was prepared for the Master Plan~ a full version of which is
presented in Appendix A. The following summary conclusions and recommendations
are an outcome of that study.
County Road E Corridor
The roadways and study intersections within the study area currently operate acceptably
at Level of Service (LOS) D or better and will continue to operate at LOS D or better
through the 2030 Build scenario when the redevelopment is anticipated to be fully
occupied.
The County Road E corridor has a wide center two way left turn lane down the middle as
well as many driveway intersections. This leads to a vehicle dominated corridor that is
unfriendly to pedestrians and bicycles. It is envisioned County Road E will operate as a
vibrant, multi-modal corridor that will attract pedestrians and bicycles. To provide a safe
multi-modal corridor, the following long range improvements are recommended:
· Construct a landscaped median on County Road E from Highway 51 to Lexington
Avenue to convert the private driveways along County Road E into right-in/right-out
accesses.
· Driveways should be consolidated whenever feasible to limit the conflict points along
the corridor.
· Provide left turn lanes at public street intersections.
· Provide on street bicycle lanes.
· Provide sidewalks.
· Improve the landscaping to provide a human scale to the corridor.
· Provide eleven foot wide travel lanes which will reinforce the 35 mph speed limit.
· Minimize traffic signs within the corridor whenever feasible.
· Extend the bicycle and pedestrian facilities through the County Road E/Hamline
Avenue interchange when it is reconstructed.
· Reconstruct the corridor using the existing curb and gutter system to minimize the
cost. This will also shorten the construction period, lessening the impact on local
businesses.
County Road E is under the jurisdiction of Ramsey County. The City will need to work
colIaboratively with the County to gain approval for these recommended improvements.
7 October
The New Lake Johanna Boulevard 6-1
Traffic Plan Summary
Intersection of County Road E, the Holiday Inn Site and the Arden Plaza
Driveway
The driveways on County Road E for the Holiday Inn site and the Arden Plaza site will
experience significant delay and queuing in the p.m. peak hour even though the overall
intersections will operate within traffic engineering standards. This is acceptable as an
interim situation because it is not expected to pose a safety problem, little queuing is
anticipated on County Road E. Long term, the queuing will impact the vitality of the
redevelopments and could lead to safety problems.
These driveways should be realigned midway between Pine Tree Drive and Lexington
Avenue to provide a four legged intersection that could be controlled with a traffic signal.
Left turn lanes and shared right/through lanes should be built on the new north and south
legs of the intersection to provide adequate egress. The signal should be installed when
the traffic volumes at the intersection meet the criteria for installing a traffic signal per
the Minnesota Manual on Uniform Traffic Control Devices. When the traffic signal is
installed at the new intersection it will operate at LOS B in the 2030 Build p.m. peak
hour. This leaves capacity to accommodate significantly more redevelopment as long as
the traffic from the redevelopment is focused at the signalized intersection.
Short-Term Development Assumptions Used in the Traffic Study
Three short-term redevelopment possibilities were identified through the master planning
process. Although redevelopment may occur outside these areas, the traffic study
analyzed the effect of redeveloping the Pot 0' Gold, Holiday Inn and northern Arden
Plaza properties. These properties may redevelop differently but the below numbers
were used to show the impact if they were redeveloped. Specifically:
· The Pot 0' Gold bingo hall was assumed to be replaced with 15,000 square feet of
office.
· The former Holiday Inn hotel was assumed to be replaced with 95 apartment units
and 120,000 square feet of office.
· The 46,000 square feet of offices on the northern part of the Arden Plaza site was
assumed to be replaced with a 14,000 square foot pharmacy and 5,000 square foot
retail space.
6-2 The New lake Johanna Boulevard
7 October
Plan Implementation Program
The Master Plan for the New Lake Johanna Boulevard will be carried forward through
these and other actions.
Comprehensive Plan
The City Council should approve and accept this plan and then:
1. Adjust the comprehensive plan to reflect Figure 5, Conceptual Development Plan, in
the citywide land use plan map.
2. Adopt this plan "by reference" into the comprehensive plan.
Zoning Ordinance
The City will amend the B-2 zoning district to allow the full range of land uses
recommended in the Master Plan: retail and services businesses, office buildings and
high-density housing as principal land uses. Allow light industry as a conditional use;
specify a minimum number of jobs per acre and exterior appearance standards. Require
that all applications be submitted and reviewed as planned-unit developments. Expand
the map coverage of the B-2 district to include the Hunters Park residential area.
Site Plan or Planned-Unit Reviews
The City of Arden Hills will review each development application by conferring with
each applicant before the application is submitted, by applying the terms of an amended
B-2 zoning district and, when appropriate, interpreting this plan when judgment is
needed.
Traffic and Streetscape Improvements
Prepare a specific plan and engineering feasibility study for traffic, landscaping, lighting
and pedestrian improvements along both County Road E from the eastern ramp terminals
of Highway 51 to and including the Lexington Avenue intersection.
The improvements preliminarily planned for transforming County Road E into Lake
Johanna Boulevard are:
A traffic signal system at the future intersection located between Pine Tree Drive and
Lexington Avenue.
10 September
The New lake Johanna Boulevard 7 -1
Plan Jmplementation Program
Replacement signals, arms and poles for the existing signal systems at (all optional):
o The eastern ramp terminals of Highway 51
o Pine Tree Drive
o Lexington Avenue
Boulevard trees spaced at an average of 40 feet
A planted median that may include trees along with shrubs, tall grasses and/or
annual flowers.
Decorative lighting at the automobile scale (on the existing bases, located 200 feet
apart); optional extra: decorative lighting at the pedestrian scale located
approximately 50 to 70 feet apart).
Benches and trash receptacles.
A pair of new continuous concrete sidewalks (6 feet wide).
Bollards.
Annual flowers (in beds or raised planters).
Seasonal banners on the light poles.
Striped or colored pedestrian crossings.
Bus waiting shelters.
A pedestrian and bicyclist bridge over Highway 51.
Streetscape Improvements
Determine during this planning process the most feasible location for additional
landscaping and sidewalks, taking into account the limited space in the public right -of-
way outside the curbs.
Implement the street landscaping plan by obtaining easements from property owners since
the space for such landscaping will be entirely on private property (the public right-of-
way is almost entirely taken by the road). The City could potentially design, fund and
install the improvements on easements. Working with private enterprises and non-profit
partnerships is encouraged.
Estimated Costs and Potential Funding Sources
The preliminary cost estimate for the traffic and streetscape improvements is $2.0 million
(2008 dollars).
Funding sources will be determined by the City Council but could include:
· City general funds
· Special assessments on benefiting properties
· Private sources
· Municipal State-Aid funds
· Tax increment financing
7-2 The New Lake Johanna Boulevard
7 October
Plan Implementation Program
· Tax abatement
· Ramsey County funds
· Grants.
The preliminary estimated costs do not include any utility or underground work, which
would need to be evaluated during the feasibility study.
Timing the Median Construction and Access Changes
It is important to note that the County Road E improvement plan calls for building a
raised, landscaped median that would eliminate left-turn traffic movements except at the
signalized intersections at the Highway 51 ramps, Pine Tree Drive, a planned new
intersection between Pine Tree Drive and Lexington Avenue, and Lexington Avenue.
That median would, thus, affect all businesses in the corridor particularly the high-
volume retail enterprises and especially Arden Plaza, the largest retail operation in the
study area.
Creating a new signalized intersection between Pine Tree Drive and Lexington Avenue is
judged to be essential for the long-term viability of Arden Plaza and the former Holiday
Inn site. The City wishes to achieve this improvement while minimizing or totally
avoiding adverse effects on those two properties. Coordination of the public
improvement with the redevelopment of both of the private properties is essential.
Therefore, the City will continuously consult with all affected property owners in the
corridor before ordering these improvements with the aim of targeting the ideal year.
However, if one property redevelops before the other and the new intersection is judged
to be critical to its success, the City Council will take that into consideration.
It goes without saying that Ramsey County will be involved in this process since the
County has jurisdiction over the road. The City of Shoreview will also be closely
involved because it is proposed that the streetscape improvements be carried a short
distance into that community and the signal system at Lexington may be updated.
Supplementary Road Name
Add a supplementary name to County Road E in Arden Hills: lake Johanna
Boulevard, which is the local name used on County Road 149 west of Minnesota
Highway 51. This name change will help identify the road as a local facility with a
connection to a nearby natural feature and thereby personalize it.
Continuity
This plan should be used on a long-term basis for the purpose of amending the zoning
ordinance, making public improvements and reviewing development applications. The
plan may be reviewed periodically and updated by the Planning Commission and City
Council to ensure that it continues to be useful in those tasks.
7 October
The New Lake Johanna Boulevard 7 -3
Plan Implementation Program
Summary of Actio'ns
Short-Term
· Name: Add the supplementary name of Lake Johanna Boulevard to County Road E.
· Zoning: Adjust the text of the B-2 zoning district to match the guidance of the plan,
specifically the design guidelines in Chapter 5. '
· Site Plan Reviews: Use the plan for guidance in site plan or Planned-Unit
Development reviews. Consider proposals that would result in the redevelopment of
the Arden Plaza office buildings and a more vibrant retail center as long as the
resulting traffic is consistent with the assumptions and forecasts for the existing
northern driveway as used in the traffic study (Appendix A).
· Funding: Begin to seek funding for improvements to County Road E and the
construction of the pedestrian and bicyclist bridge from Ramsey County and other
sources.
· Communications: Continuously consult with property owners along County Road E
regarding the timing of their redevelopment plans for the purpose of coordinating the
construction of a median and traffic signal on County Road E with their changes.
Mid-Term
· Road Improvement Plan: Prepare a more detailed streetscape improvement plan
and engineering feasibility study for improvements to County Road E. Prepare a
financial plan. Involve the City of Shore view. This step could be moved forward if
redevelopment moves faster than anticipated.
· Road Reconstruction: Construct the improvements to County Road E, Pine Tree
Drive and potentially part of Lexington A venue.
· Maintenance: Regularly replace seasonal flowers at the entrance monuments and
decorative banners to the light poles along Lake Johanna Boulevard and Pine Tree
Drive. Maintain the driving surfaces (with Ramsey County).
· Site Redevelopment: Use the plan as guidance when reviewing applications for
land redevelopment. Shift the northern access to Arden Plaza west to a new
signalized intersection when a second phase of redevelopment occurs.
Longer-Term
· Lexington Avenue: Collaborate with the City of Shoreview on a streetscape
improvement plan for Lexington A venue.
· Site Redevelopment: Use the plan as guidance when reviewing applications for
land redevelopment.
7 -4 The New lake Johanna Boulevard
7 October
Appendix B
Comments from the Community Visioning
Meeting
20 May 2008
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 feel, 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
County Road E District Master Plan B-1
Aged in such a way that it is close to turning over
Two large parcels on prime corner
Little in the area that needs to be preserved
Narrow street and bridge
Banners on light poles
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
Weaknesses
Scum on pond, brings mosquitoes
Doesn't draw strangers to existing businesses
Low Patronage by majority(?) of residents
Retail trending to downscae/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 restaurants/dining/neighborhood cafe/ethnic /healthy (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 ofE (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 pedestrianlbike access across 51, bad bridge, too narrow, unsafe (14)
Lousy/unsafe access for vehicles, turning onto Lexington is difficult, poor circulation (3)
B-2 County Road E District Master Plan
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)
Train that goes every hour on the ~ hour backs up traffic (3)
Opportun ities
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 SneIIing/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
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
County Road E District Master Plan B-3
Small Businesses/restaurants, Unique restaurants, inexpensive, ethnic, Small specialty shops:
bakery, coffee, book store, Asian take -out, clothin g, 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 phannacy 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 l.l.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
Consider 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)
Good landscaping, pleasant surroundings, outdoor patios, water
Signs along Snelling for Northwestern College
Improve park and hockey rink size/access
Change nalne 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
B-4 County Road E District Master Plan
Gateway signage
Work together with Shoreview to improve the comer 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
County Road E District Master Plan 8-5