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Chapter 2: Land Use | 2-8 <br />City of Mounds View | 2040 Comprehensive Plan <br />DRAFT September 21, 2020 <br />include fourplexes, apartments, cooperatives and condominiums. Density <br />expectations for this category are from 5 to 15 units per acre.2 <br />Manufactured Housing Park includes land under single ownership that has <br />been planned and improved for the placement of mobile/manufactured <br />housing for dwelling purposes. Also includes land that has been planned, <br />improved and subdivided for the placement of mobile/manufactured housing <br />for dwelling purposes. The density expectation for this category is from 1 to 8 <br />units per acre.3 <br />COMMERCIAL <br />The commercial guide designations have been streamlined. The previous <br />2030 Update included four commercial designations and one commercial <br />planned unit development (PUD) designation. This 2040 Update includes two <br />commercial designations and one office designation. <br />Neighborhood Commercial is intended for those commercial uses which are <br />compatible within a residential neighborhood. Historically, retail businesses in <br />these locations have struggled, and many of them sit vacant or have uses such <br />as offices, which are not location dependent. <br />General Commercial is intended for retail and service businesses, often which <br />are auto dependent. Examples may include retail, restaurants, entertainment, <br />and gas stations. This category is a consolidation of the 2030 Plan’s <br />Community Commercial, Regional Commercial PUD, and Highway <br />Commercial. <br />Office is intended for offices and ancillary uses. An example is the Medtronic <br />complex, consisting of offices, laboratories, daycares, and other services <br />intended for those office employees. <br />2 In R-3 zoning district (e.g. 4+ unit townhomes) (2018), the density = 10.6 units per acre (e.g. <br />Pleasant View Townhomes, SW corner of Mounds View Blvd & Groveland Rd). <br />3 There are three manufactured housing parks. Colonel Village is 7.66 units per acre; Mounds <br />View Manufactured Home Park is 7.78 units per acre, and Townsedge Terrace Manufactured <br />Home Park is 6.92 units per acre. <br />The Corner Store <br />As neighborhoods grew, retail grocery <br />and convenience stores have come and <br />gone: <br />Simon’s Market (1946 – mid 1980 ) <br />B & R Groceries (1958 – 1972) <br />Fedor’s (1961 – 2016) <br />Unknown name (? – 1965) <br />Tom Thumb / Sam’s Food Market / <br />Snap Market (1973 – 2016) <br />Penny’s Market / Country Club (1974 <br />–1992) <br />7 Eleven / Super America (1973 ~ <br />1992) <br />Walgreens (2001 – present) <br />Snyder’s (2005 – 2010) <br />CVS (2004 – present) <br />Aldi (2007 – present) <br />Competition with gas station <br />convenience stores and supermarkets in <br />neighboring cities have contributed to <br />local store closures. Today, many of <br />these former stores have been <br />repurposed for meat processing, liquor <br />sales, offices, and warehouses. Property <br />owners and city staff have struggled to <br />identify compatible reuses. The map <br />below shows former convenience and <br />grocery stores in red and current stores <br />in green.