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COMMERCIAL <br /> •Commercial development, being subject to differing market conditions, has not <br /> been consistent with the rate of residential growth in Mounds View over the past <br /> 15 years. Moreover, no regional-scale commercial development is likely to now <br /> occur in the community, since it must compete with other regional shopping centers <br /> which have been developed in surrounding communities in the immediate past (i .e ., <br /> Rosedale Center in Roseville, Northtown Center in Blaine, and Apache Plaza in <br /> St. Anthony). Physically, the City is located among other suburban communities <br /> that have grown at a faster rate and developed a more intensified housing and <br /> population base, which are more attractive to large scale commercial developers. <br /> Furthermore, the transportation system serving Mounds View has further hampered <br /> commercial development. The main artery of the City, Highway 10, diagonally <br /> crosses the community in an east-west direction, and does not intersect with any <br /> other major road of regional significance . Such a traffic pattern, instead, tends to <br /> favor the development of highway business uses and strip commercial concerns in an <br /> unorganized pattern; necessitating the initiation of certain specified commercial <br /> development standards to control and channel future growth. <br /> It must also be noted that from a marketing standpoint, established shopping <br /> patterns in the area also dictate against large scale commercial development along <br /> the Highway 10 corridor. The proliferation of regional and subregional shopping <br /> centers located only short distances from Mounds View have already absorbed <br /> much of the market demand in the area. The 100,000 square foot Mounds View <br /> Square Center which serves more localized market demands for convenience goods <br /> within Mounds View itself has further minimized the need for any additional larger <br /> scale commercial development. <br /> In the future, Highway 10 as it bisects the City will be de-emphasized as a <br /> regional transportation element. This provides the community with the opportunity <br /> to restructure the character and development pattern generated by this major <br /> urban feature. It is the City's intent to have Highway 10 take on a city center <br /> "main street" function in serving commercial development. New, as well as- <br /> existing <br /> sexisting development bordering and surrounding the highway is to take this change <br /> into account. <br /> 4110 <br /> 50 <br />