03-27-1997 - Laserfiche WebLink

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• Existing and Non-Existing Land Uses Along the Highway 10 Corridor During an investigation of the Highway 10 Corridor beginning at Interstate 35W and traveling northwesterly to the Northtown area, we have identified and mapped each of the existing land • uses and improvements on both the north and south side of Highway 10. Those uses and a map showing their locations are presented on pages 12 through 15. As can be seen from this information, the primary land uses along the corridor are retail and service-oriented businesses, small amounts of office, small amounts of industrial and some single and multi-family residential. Vacated improved sites along the corridor are: the former Bridgeman's restaurant, which was discussed earlier; an old gas station/used car lot; the former Northtown Racquetball Club; and a former coin-operated laundromat. The former gas station/used car lot is in fairly poor condition as it exists, but has a good location. Reasons for the closing of this facility are most likely due to functional obsolescence and increased competition, but we cannot be certain. The listing agent for the former Northtown Racquetball Club explained the former business was forced to close due to better competition. There are several fitness centers located in the Northtown area, and it is a use which would have a difficult time surviving in this area. The former coin-operated laundromat, may have closed due to poor access from Highway 10, sharing a driveway with the neighboring corner liquor and bait shops. At the present time, there is only one new construction site, which is located on the north side of Highway 10 near Pleasant Wood Avenue. The site will be constructed with an unassisted senior housing complex, Oak Crest for Seniors, to meet the needs of an aging community. The developer stated that the complex will be a 111-unit development, in which 11 units are already leased. The monthly rates range from $605 for a one bedroom up to $1,055 for an extra-large two bedroom unit. This complex will be state of the art including amenities such as a community and private dining area, laundry facilities, patio, verandah, jacuzzi room, parlor, beauty salon, library, guest room and an area where the tenants can receive medical check-ups. The construction is scheduled for July, 1997 completion. After investigating the corridor, we have discovered several property types and/or community needs which are either non-existent or are, at best, deficient. There are no heavy industrial or warehousing facilities, although there are a few light industrial or office/warehouse business centers. Given the general makeup of the area, a heavy industrial facility would not be a good fit. Generally, industrial facilities are located in areas with lots of other industries. Typically, there are strict zoning requirements for heavy industrial, and they are generally not located where there is residential nearby. This would not be a good fit for the subject area. Although, a business center may be feasible in the subject area, the community is opposed to increased truck traffic in the area and visible truck docks and trailer storage. Even an office/showroom business center project requires quite a bit of truck traffic. There is no wholesale trade within the corridor. Wholesale trade does not generally need the exposure that other retail and service-oriented businesses require. Therefore, typically wholesalers, are in areas closer to industrial, manufacturing and/or production areas. This use is also not an appropriate fit for the subject area. There are no major food markets or discount food markets along the corridor. As discussed previously, there was a Country Club anchoring the Mounds View Square retail center until the company filed for bankruptcy and closed its store area-wide. Since that time the area has not