2009 COMPREHENSIVE PLAN - Laserfiche WebLink

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Note: Any long range Milan must be flexible enough to respond to changing market conditions. Therefore, this plan recognizes that designations for all zones, except the Neighborhood Edge, may shift up or down one level to accommodate community needs. Each of the above five listed mixed use planning areas must be developed using a "Master Plan" and, as appropriate, using the PUD process and conditional use permits. The planning areas may be developed in stages, but must be guided by the master plan as each stage occurs. It is important that the developers of adjacent planning areas work together to provide continuity of design, utilities, roadways, and uses. The following general guidelines should be followed for the entire Gateway and Village Center planning area: • Each of these five planning areas is to be a master planned development/re- development area of retail/service type businesses/offices, possibly including an integrated community of mixed use residences. The residences should be used for senior or other type of housing that would be compatible with, and use the services provided by, the shopping/retail service/office center. • Co-operation with the City of Vadnais Heights on directly adjacent parcels located to the south of the first planning area will be necessary. These adjacent parcels would provide part of a logical access point into this development. They are adjacent to Willow Lake Road. This re -aligned access point could then allow for roads to proceed north thru the development area to connect and line up with Scheueneman Road at County Road E in the City of Gem Lake. • The present Tousley Ford dealership could be evaluated as a "large -box" retail structure for the mixed use land parcel Number 3 in the "Gateway and Village Center Vision Corridor." There may be future opportunities to provide road extensions from the adjacent parcel that would then allow access to other building opportunities in the rear (north) of the current Tousley Ford store. • Pedestrian and bicycle friendly paths should be planned in the mixed land use parcels. This would provide shopping and social opportunities for residents living in adjacent parcels. • Municipal water and an upgraded sanitary sewer system need to be installed in all of these mixed use planning areas. All businesses/offices/multiple use residences in these planning areas should have fire protection sprinklers. • Cohesive signage design will be required as part of the initial site plan. All signs in this mixed use planning area should be similar in design and consistent in appearance. • Adequate "green areas" need to be provided in this planning area to increase the pedestrian -friendly nature of the Gateway area. • An engineered storm water system needs to be designed to gather storm water from each of these planning areas. Adjacent areas may need to work together to provide a conveyance system. • The existing "border trees" along County Road E, and also along the railroad tracks on the eastern City limits should remain in place, if possible, or be replaced with j new trees and berms. This would insulate each planning area from the noise and E5.0 land goals and policies I page 29