11-17-1994 - Laserfiche WebLink

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A number of vacant parcels presently exist along the Corridor, presenting opportunities for multi-unit residential and/or commercial development. Any development along Highway 10 should not preclude the extension of Knollwood south of Ardan Avenue. Regardless of the ultimate land use, parcels along the Corridor will have to be established with enough depth to provide for adequate building setbacks and to effectively manage site access. At past public meetings, the neighborhoods abutting the Corridor have expressed their desire to continue residential development. Care must be exercised in accomplishing this to assure that the existing residential property owners along the Corridor are not being used as a buffer to protect the majority of residential uses beyond the immediate Corridor impact area. The areas of low density residential abutting commercial uses are particularly susceptible to Corridor development and is referenced in Figure D. Old Highway 10 should be viewed and planned as Mounds View's "Main Street. " As such, development within the Corridor needs to be organized and managed to reflect a positive identity for the community and, to the extent possible, one which reinforces the desired image. A plan which seeks to establish the Corridor as a regional or sub-regional trade center or collection of regionally oriented 4111 land uses is not readily supportable. The pattern of competing regional centers (Northtown, Brookdale and Rosedale shopping centers) serves the city well. The availability of sites within the city, of significant size to provide for consolidated busi- ness within a possible regional center, is also limited. Com- petition, accessibility and site capability serve to reduce the potential and desirability of structuring a major regional center here. The treatment of the Corridor as a continuous commercial highway strip development is plausible and potentially achievable. However, such an evenly treated, single-purpose District oriented to highway retail and commercial uses contradicts the overriding objective of Old Highway 10 development. That objective seeks to establish an identity and organization to the Corridor which produces a "Main Street" . . . a community-oriented environment. The creation of an Old Highway 10 Corridor and management frame- work recognizes the mutually reinforcing uses available in the area. The Corridor framework and concept of "Main Street" further suggests the categorization of the area into several distinct sectors: East Gate, City Center and West Gate. East Gate, centered on the junction of Old Highway 10 and I-35W, would serve the regional traveler and emphasize highway commercial and hospitality uses. 4111 Rev. 8/91 2