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• ld August 31, 2004 <br /> Ms. Heidi Steinmetz <br /> City of Elk River <br /> 13065 Orono Parkway <br /> Elk River,MN 55330 <br /> RE: Suggested Land Uses for the North Side Redevelopment in Downtown Elk River <br /> Our Downtown market analysis dated April 2001 identified several existing uses in the north <br /> side that we believe have the potential to serve as cornerstones for future redevelopment in this <br /> area. <br /> Currently, a few retail businesses are located on the north side of the railroad fronting on <br /> Railroad Drive. These businesses are primarily specialty businesses whose customers seek them <br /> out. Additional retail that would occur in this area is most likely to be additional specialty retail <br /> rather than convenience retail because of the north side's relative isolation and the minimal <br /> II. physical impact of this pure retail/service component. Highway 10 and the railroad are still <br /> significant physical barriers to pedestrian movement between the North side and the South side. <br /> Our initial assessment indicated that it may be beneficial overall, for these businesses to consider <br /> relocating to the Core Downtown as we believe there would be a greater synergy developed by <br /> concentrating the retail within a smaller geographic area. It may be however,that these <br /> businesses would view a move as too expensive unless relocation assistance were available to <br /> them. If these retail and service businesses remain,we envision that additional commercial uses <br /> to the area are most likely to be medical office,traditional office, or other service business uses. <br /> The longevity of the existing industrial and quasi-industrial uses may ultimately dictate the <br /> timing of the redevelopment of this area. The proximity of the railroad to the north side will <br /> restrict the types of uses that would abut the tracks. For example,prospective renters or buyers <br /> of housing that would be located in this area are likely to prefer a location somewhat removed <br /> from the railroad tracks. Some commercial businesses as well may resist this type of a location, <br /> but to a lesser extent that for housing. New office uses would feed demand for food vendors in <br /> the Downtown and would support lunchtime business. <br /> As you consider redevelopment of this area,we recommend you consider the potential impacts <br /> of a shift from industrial and quasi-industrial uses to more pure commercial office/retail/service <br /> uses along with higher density residential. We believe there is the potential to expand this area <br /> with more commercial office space as the market expands. <br /> The southernmost portion of the site could redevelop prior to Elk River Machine and Superior <br /> Tool relocating out of the area. At that time,the industrial parcel could convert to an office use, <br /> or the City may prefer to develop a community/arts center in this area. Accommodating parking <br /> 615 1'`Avenue NE#400,Minneapolis,MN 55413 <br /> (612)338-0012 fax(612)904-7979 <br /> www.maxfieldresearch.com <br />