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The Market Trends concept introduces a new "Mixed Use" land use. This use follows <br /> the current trend towards both area and building mixtures of residential and commercial <br /> or office uses. The proposed location of this use lies northwest of the park and ride/ <br /> commuter rail station. This use creates the opportunity for a mix of housing, jobs and <br /> services with proximity to transit. <br /> <br /> Issues <br /> <br /> 1. The Urban Service District should become a fixed service area. This approach <br /> allows for better long-term planning of land use and utilities. <br /> <br />2. The Market Trends Concept increases residential development potential within the <br /> Urban Service District. The additional traffic increases the need for more commu- <br /> nity-oriented roadways. One key improvement shown in this concept is the re- <br /> alignment of County Road 33 to connect with County Road 31/Viking Boulevard. <br /> <br />3. There is a lack of east-west transportation corridors. The majority of traffic from <br /> current and future development in eastern Elk River funnels into the Main Street/ <br /> 169 intersection. This intersection does not have the capacity to accommodate <br /> future development without supporting street system improvements. The current <br /> street system is also not designed to facilitate movement east of 169 at the School <br /> Street, Jackson/193rd or 197th Avenue intersections and similar problems exist <br /> west of 169. Good east-west movement is only provided at School Street and High- <br /> way 10. <br /> <br />-~. The large tract o£1and in northeast Elk River (on County Road 33) shown as Open <br /> Space in the Current Plan appears as Rural Residential is this concept. This change <br /> not mean that a large community-scale park has been eliminated, but rather the <br /> location of such a park is not specified in the land use concept. <br /> <br />Commercial <br /> <br />Pattern <br /> <br />The Market Trends Concept recognizes that the combination of regional highway cor- <br />ridors and continued residential and economic growth produce demand for commercial <br />development in Elk River. Viable sites are needed to capture this demand. <br /> <br />The vacant land south of 197th Avenue and west of 169 is guided for Highway Busi- <br />ness. This property is a logical extension of the existing commercial district. A node of <br />Highway Business use is also proposed at the County Road 33 and Highway 169 planned <br />interchange. <br /> <br />If viable alternative industrial development locations can be provided, the property south <br />of Home Depot may be better suited to Highway Business uses than its current indus- <br />trial use. The location has good visibility and a supporting roadway network. The area <br />is also adjacent to new higher density residential neighborhoods. <br /> <br />Other commercial development aspects of the Market Trends Concepts are the same as <br />in the Current Plan Concept. <br /> <br />Page 2 <br /> <br /> <br />