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• A significant portion of Mounds Views' commercial and industrial base occurs along the <br /> corridor. <br /> b. The existing corridor was also perceived to have a number of weaknesses <br /> including: <br /> • Retail sector struggles with the major competitions from Big Box operations relocated less <br /> than 5 miles away from the expanding Northtown Mall Area. <br /> • Access to Businesses is not convenient due to the diagonal nature of cross streets. <br /> • Shallow lots between commercial potential and residential neighborhoods poses challenges <br /> on how to buffer the impacts. <br /> • State control of Highway makes it difficult to change aesthetics and traffic conditions. <br /> c. The following or potential conflicts likely to arise during discussions of <br /> Redevelopment include: <br /> • Zoning incompatibilities <br /> • Stakeholders having their own agenda, not the community vision. <br /> • Strictly cost conscience rather than embracing the benefits. 1111 <br /> • Difficulty with buffer zones <br /> IX. BENEFITS OF REDEVELOPMENT - OTHER CITIES EXPERIENCE <br /> One way to show how redevelopment benefits a community is to review what other <br /> communities have done and the ramifications of their actions. The following outlines eight metro <br /> communities experiences with redevelopment, their plans, and the outcomes. <br /> A. LAKE PHALEN CORRIDOR INITIATIVE (information taken from Minnesota Real <br /> Estate Journal, April 17, 1995). <br /> THE PROJECT <br /> The new boulevard would run along an old railroad corridor from interstate 35E through <br /> the East Side and connecting to Prosperity Avenue at Maryland Avenue. Although just one <br /> component of the overall initiative, the new road would open the area to industrial <br /> 9 <br />