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Neighborhood Center — This subzone is intended for the most urban conditions within <br />all of the shown mixed use areas. The mixture of land uses emphasizes ground -floor <br />retail with offices and residential/rental above (as market acceptance matures), and <br />structures providing commercial space for medium and large —sized retailers. Street <br />frontages throughout this subzone should be pedestrian -oriented, and defined by building <br />facades at the back of the sidewalk. <br />Off- street parking is best provided in structures or located between large retailers and <br />perimeter arterials (Highway 61 and County Road E). On -street parking could also be <br />included as a component of the total parking program. <br />PLEASE NOTE: Any long-range plan must be flexible enough to respond to changing <br />market conditions. Therefore, this plan recognizes that designations for all zones, except <br />the Neighborhood Edge, may shift up or down one level to accommodate community <br />needs. <br />Each of the above five listed mixed use planning areas (listed on Page 15-5) must be <br />developed using a "Master Plan" and, as appropriate, using the PUD process and <br />conditional use permits. The planning areas may be developed in stages, but must be <br />guided by the master plan as each stage occurs. It is important that the developers of <br />adjacent planning areas work together to provide continuity of design, utilities, roadways <br />and uses. <br />The following general guidelines should be followed for the entire Gateway and Village <br />Center planning area: <br />A. Each of these five planning areas is to be a master planned <br />development/re-development area of retail/service type businesses/offices, <br />possibly including an integrated community of mixed use residences. The <br />residences should be utilized for senior or other type of housing that would <br />be compatible with, and use the services provided by, the shopping/retail <br />service/office center. <br />B. Co-operation with the City of Vadnais Heights on directly adjacent parcels <br />located to the south of the first planning area will be necessary. These <br />adjacent parcels would provide part of a logical access point into this <br />development. They are adjacent to Willow Lake Road. This re -aligned <br />access point could then allow for roads to proceed north thru the <br />development area to connect and line up with Scheuncman Road at <br />County Road E in the City of Gem Lake. <br />City of Gem Lake Comprehensive Plan I page 5-19 <br />